HomeMy WebLinkAbout2008-11-19 - RESOLUTIONS - HMNMH MP MC 04 325 (2)RESOLUTION NO. 08-102
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA CLARITA, CALIFORNIA, APPROVING MASTER CASE 04-325
(MASTER PLAN 04-022) FOR THE DEVELOPMENT OF THE 15 -YEAR BUILDOUT
OF THE HENRY MAYO NEWHALL MEMORIAL HOSPITAL MASTER PLAN PROJECT
THE CITY COUNCIL OF THE CITY OF SANTA CLARITA DOES HEREBY
RESOLVE AS FOLLOWS:
SECTION 1. FINDINGS OF FACT. The City Council does hereby make the following
findings of fact:
a. Prior to City of Santa Clarita incorporation in December 1987, the project site was
approved for a hospital in 1971 by Los Angeles County through the approval of
Conditional Use Permit 234-5. The hospital began operation in 1975. Since that
time, the County of Los Angeles and the City of Santa Clarita have issued
approvals for the expansion of the site to its current configuration.
b. The hospital campus is a 30.4 -acre site located in the western part of the City at
the intersection of McBean Parkway and Orchard Village Road within the master
planned community of Valencia. The existing hospital campus is comprised of
235,911 square feet of hospital facilities containing 221 beds and 104,160 square
feet of medical office buildings, for a total of 340,071 square feet of medical uses.
On-site parking is currently limited to surface parking only, with a total of 972
spaces provided (four parking spaces are currently unavailable for parking due to
construction activities), which includes 74 handicap stalls and seven emergency
vehicle stalls. The existing on-site parking supply for the HMNMH campus totals
1,114 spaces, consisting of 968 spaces in surface lots, and 146 parallel parking
spaces along the internal circulation roadways of the site. The hospital campus is
accessed via McBean Parkway, a major highway in the City's Circulation
Element. A large landscaped slope extends along the north/northwestern
perimeter of the hospital campus. All existing hospital and medical office
buildings and structures are located within an existing vehicular loop road that
wraps around the perimeter of the property, with the exception of Medical Office
Building F, which is located along the McBean Parkway frontage at the primary
campus entrance. The on-site buildings cover approximately 26 percent of the
project site, while on-site landscaping comprises 43 percent of the site. All of the
buildings on the campus are either one- or two-story buildings. The main hospital
building is the tallest existing hospital structure on the campus at a height of 44
feet, while Medical Office Building F is currently the tallest medical office
building on the campus, rising to a height of 33 feet.
C. Land uses surrounding the existing Henry Mayo Newhall Memorial Hospital
campus include established single-family residential neighborhoods, a church, and
additional medical care facilities along McBean Parkway, a major highway in the
City's Circulation Element. When the hospital opened in 1975, the areas to the
north and west of McBean Parkway consisted of undeveloped vacant land. The
residential uses immediately west and northwest of the hospital campus were
developed in 1978 as part of Tentative Tract No. 32078 (Village Homes North
subdivision). The residential neighborhoods to the north of the hospital, built on
what is known as The Summit, were constructed between 1986 and 1988 and are
zoned Residential Low (RL). The Sunrise at Sterling Canyon, a senior living
facility that provides independent living, assisted living and hospice care, is
located north of the project site and was constructed in the 1980s. Medical office
buildings approved by Los Angeles County in 1987 are located immediately
adjacent to the site. To the south and southwest, residential uses were constructed
in 1969 and are zoned Residential Suburban (RS). Between 1969 to 1979, single-
family residential uses were constructed to the east and southeast of the hospital
campus, across McBean Parkway, and are zoned RS. The United Methodist
Church is located on the opposite side of McBean Parkway, at the Avenida
Navarre intersection, east of the project site.
d. On June 25, 1991, the City Council adopted Resolution No. 91-98, adopting the
General Plan of the City of Santa Clarita and certifying the Environmental Impact
Report. The City's General Plan presently designates the project site as
Residential Low. The current zoning for the project site is Residential Low (RL).
A hospital facility is categorized as a Public and Semi -Public Use Type in Section
17.13.040 of the City's Unified Development Code and, as listed in the Permitted
Use Chart, is an allowed use with the approval of a Conditional Use Permit or
Master Plan in the RL zone.
e. The original Los Angeles County project approvals included provisions for a
helipad for medical emergency transportation. In September 2005, the existing
helipad was removed from service due to construction activities for the
hospital. On December 7, 2004, the Planning Commission adopted
Resolution PO4-35 which approved a Minor Use Permit for the relocation of the
helipad to a free-standing, elevated structure located to the rear of the existing
main hospital building. A one-year extension to the Minor Use Permit was
approved in 2006. The Minor Use Permit expired on December 7, 2007.
f. An application for Master Case 04-325, the Henry Mayo Newhall Memorial
Hospital Master Plan project (the "project"), was filed by the project applicant,
Henry Mayo Newhall Memorial Hospital and G&L Realty (the "applicant"), with
the City of Santa Clarita on August 16, 2004. The entitlement request
(collectively, "Entitlements") included Conditional Use Permit 04-022 for the
approval of. (1) the build -out of the project site; (2) to allow structures above 35
feet in height; (3) to allow for the construction and operation of a helipad; and (4)
to allow for a shared parking agreement.
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g. On January 25, 2005, the City Council adopted Ordinance 05-01, an update to the
City's Unified Development Code, which included the requirements and process
for a Master Plan. The Ordinance took effect 30 days later. The applicant
subsequently modified the project to include a Master Plan entitlement, which
requires City Council consideration.
h. The original project proposed two development phases over a 25 -year master plan
timeframe. The first phase included a 100,000 square -foot medical office
building and the construction of a parking structure for 700 vehicles along the
western property line with the removal of the existing 8,000 square -foot
foundation building. The build -out phase included the demolition of 85,020
square feet of structures and the construction of three parking structures with
2,710 parking spaces, three hospital inpatient buildings totaling 286,000 square
feet, a 113,400 square -foot hospital administration building, an elevated helipad
and two medical office buildings totaling 190,000 square feet. Access to the site
would be provided from three access points along McBean Parkway.
i. In accordance with the California Environmental Quality Act ("CEQA"), the City
of Santa Clanta is the identified lead agency and the City Council is the decision-
making body for the project. The City of Santa Clarita prepared an Initial Study
for the project, which determined that the project may have a significant effect on
the environment and that an environmental impact report must be prepared. The
Initial Study determined that the following areas must be addressed in the project
Environmental Impact Report ("EIR"): land use; geology, soils and seismicity;
hydrology and water quality; traffic; air quality; noise; water supply; solid waste;
natural gas; electricity; schools/education; fire protection services; sheriff
services; hazards and hazardous materials; population and employment;
aesthetics / light and glare; and wastewater.
j. An initial Notice of Preparation ("NOP") for the Entitlements was circulated to
affected agencies, pursuant to CEQA statutes and the CEQA Guidelines (Title 14,
Cal. Code of Regs. §§ 15000 et seq.), for thirty days, beginning on
November 30, 2004, and numerous comments from agencies and the public were
received in response. Agencies that received the NOP include, but are not limited
to, the County of Los Angeles, the Regional Water Quality Control Board - Los
Angeles Region, the California Department of Fish and Game, the U.S. Army
Corps of Engineers, the South Coast Air Quality Management District, law
enforcement agencies, school districts, waste haulers, water agencies and
transportation agencies serving the Santa Clarita Valley in accordance with the
consultation requirements contained in the CEQA statutes and CEQA Guidelines.
k. A scoping meeting was held at the City of Santa Clarita City Hall, Century
Conference Room on December 13, 2004, to obtain information from the public
as to issues that should be addressed in the EIR. Approximately 10 members of
the public attended the scoping meeting.
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1. On July 19, 2005, the Planning Commission conducted a duly noticed site tour of
the project site.
in. A Draft Environmental Impact Report for the project ("Draft EIR") was prepared
and circulated for review and comment by affected governmental agencies and
the public, and all issues raised by the Initial Study, and by comments received on
the NOP were considered, in compliance with CEQA. The Notice of
Completion/Notice of Availability for the Draft EIR was filed, posted and
advertised on November 14, 2005, and the public review period extended for 45
days, from November 14, 2005 through December 30, 2005, all in accordance
with CEQA.
n. The project was duly noticed in accordance with the noticing requirements for the
Entitlements. The project was advertised in The Signal newspaper, through on-
site posting 14 days prior to the hearing, and by direct first-class mail to property
owners within 1,000 feet of the project site.
o. The Planning Commission held duly -noticed public hearings on the project on
October 18, 2005, December 6, 2005, January 17, 2006, February 7, 2006,
March 7, 2006, and June 6, 2006. These hearings were held at City Hall,
23920 Valencia Boulevard, Santa Clarita, at 7:00 p.m.
(a) On October 18, 2005, the Planning Commission opened the public hearing
for the project and received staff and applicant presentations and public
testimony regarding the project.
(b) On November 18, 2005, the Planning Commission was scheduled to
conduct a second site tour of the project site and adjacent residences. This
tour was postponed due to weather conditions and continued to
December 6, 2005. On December 6, 2005, the Planning Commission
conducted a secondary site tour of the project site and adjacent residences.
(c) On December 6, 2005, staff responded to Planning Commission and
public issues/concerns and discussed the contents and conclusions of the
2005 Draft EIR.
(d) On January 17, 2006, the Planning Commission continued the public
hearing to February 7, 2006.
(e) On February 7, 2006, staff and the applicant responded to issues and
concerns raised by the Planning Commission and members of the public.
(f) On March 7, 2006, the Planning Commission continued the public hearing
to June 6, 2006.
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(g) On June 6, 2006, the Planning Commission continued the public hearing
to a date uncertain to allow sufficient time for the applicant to submit a
revised project and to allow staff and the environmental consultant team
additional time to prepare the 2006 Revised Draft EIR for the project.
P. In July 2006, the applicant, in response to Planning Commission and public
concerns, submitted a revised project to be developed in three development
phases over the 25 -year master plan timeframe. The first phase included an
80,000 square -foot medical office building, reconfiguration of 9,770 square feet
of hospital space for 20 new beds, the construction of a 125,363 square -foot,
120 -bed hospital inpatient building, and the construction of a parking structure for
750 vehicles and an elevated helipad along the eastern property line. The second
phase included the construction of two 60,000 square -foot medical office
buildings, demolition of an 8,000 square -foot modular building and the
construction of 857 structured parking spaces. The build -out phase included the
demolition of 21,220 square feet of existing structures and the construction of
parking structures with 1,208 parking spaces, a 113,400 square -foot hospital
administration building, a 84,076 square -foot inpatient building and central plant,
and a 90,000 square -foot medical office building. Access to the site was to be
provided from three access points along McBean Parkway, two of which are
currently signalized.
As part of the revised master plan, the applicant made several revisions to both
the height and the horizontal setback of the proposed buildings and parking
structures located along the periphery of the hospital campus. Specifically, along
the southwestern edge of the property, Medical Office Building 2 was reduced in
height from four stones to three stories along McBean Parkway. The horizontal
setback of Medical Office Building 2 from the adjacent single-family residential
neighborhood was also increased. In addition, Parking Structure 3 was reduced in
height, reoriented, and stepped -back to reduce the massing of the structure and its
presence along the periphery of the campus and the adjacent residential
properties. Parking Structure 3 would also be constructed with a permanent
closed wall facing the residential neighborhood so as to limit any noise or light
impacts from parking structure usage. Medical Office Building 3, originally a
four-story building proposed toward the center of the campus, was repositioned as
a three-story building adjacent to Medical Office Building 2.
q. Due to project redesign, a revised Notice of Preparation ("NOP") for the
Entitlements was circulated to affected agencies, pursuant to CEQA statutes and
the CEQA Guidelines (Title 14, Cal. Code of Regs. §§ 15000 et seq.), for thirty
days, beginning on July 12, 2006, and numerous comments from agencies and the
public were received in response. Agencies that received the NOP include, but
are not limited to, the County of Los Angeles, the Regional Water Quality Control
Board - Los Angeles Region, the California Department of Fish and Game, the
U.S. Army Corps of Engineers, the South Coast Air Quality Management District,
law enforcement agencies, school districts, waste haulers, water agencies and
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transportation agencies serving the Santa Clarita Valley in accordance with the_
consultation requirements contained in the CEQA statutes and CEQA Guidelines.
r. On August 17, 2006, the applicant modified the application to include an
additional entitlement request: Development Agreement 06-001 for the build -out
of the project over a 25 -year term.
S. The project application was deemed complete on August 20, 2006.
A 2006 Revised Draft Environmental Impact Report for the project ("Revised
Draft EIR") was prepared and circulated for review and comment by affected
governmental agencies and the public, and all issues raised by the Revised Initial
Study, and by comments received on the NOP were considered, in compliance
with CEQA. The Notice of Completion/Notice of Availability for the 2006
Revised Draft EIR was filed, posted and advertised on August 29, 2006, and the
public review period extended for 45 days, from September 5, 2006 through
October 19, 2006, all in accordance with CEQA.
U. The project was duly noticed in accordance with the noticing requirements for. the
Entitlements. The project was advertised in The Signal newspaper, through
on-site posting 14 days prior to the hearing, and by direct first-class mail to
property owners within 1,000 feet of the project site.
V. The Planning Commission reopened the public hearing for the project and
conducted public hearings on September 19, 2006, October 17, 2006 and
November 21, 2006. These hearings were held at City Hall, 23920 Valencia
Boulevard, Santa Clanta, at 7:00 p.m.
(a) On September 19, 2006, the Planning Commission reopened the public
hearing for the project, received a presentation on the revised project from
staff and the applicant, discussed the contents and conclusions of the 2006
Revised Draft EIR, and received public testimony regarding the project.
(b) On October 17, 2006, staff responded to Planning Commission and public
issues/concerns, discussed the conclusions of the 2006 Revised Draft EIR,
and discussed the components of the requested development agreement
and the shared parking agreement. At this meeting, the applicant
rescinded the request for a shared parking agreement and included a
provision for the ability to request the decision -makers' consideration of a
future shared parking agreement in the Development Agreement.
(c) On November 21, 2006, staff responded to Planning Commission and
public issues/concerns, and the applicant presented a second major
revision to the proposed master plan in response to the comments received
from the Planning Commission, City staff, and from members of the
public. This second revision to the Master Plan removed MOB 4, a
in,
proposed 90,000 square -foot medical office building, from the build -out
phase of the project and eliminated the demolition of 10,600 square feet of
existing medical office buildings. This resulted in a net reduction in
project square footage of 79,400 square feet at build -out. In addition, the
applicant revised the Master Plan to lower the height of Medical Office
Building 1, to be located along McBean Parkway, from four stories to
three stories to reduce its massing along the hospital campus frontage.
As a result of these November 2006 modifications, the revised site plan
proposed a total of 522,839 square feet of new campus building
construction (200,000 square feet of medical office building space,
113,400 square feet of hospital administration offices, and 209,439 square
feet of hospital buildings), plus three parking structures.
W. At the October 24, 2006, City Council meeting, the City Council, during the
Councilmember Comments portion of the meeting, made a request of staff to
return with a recommendation for a consultant to prepare an independent study for
the HMNMH Master Plan project. At the January 9, 2007, City Council meeting,
staff presented a contract to the Council for a consulting firm to prepare the
independent analysis. During the consultant's presentation, a concern was raised
as to the objectiveness and possible conflict of interest of the consultant regarding
the project. As a result, a contract was never culminated with the first consultant
and staff considered additional consulting firms.
A second independent study proposal to be conducted by Kurt Salmon Associates
was brought before the City Council at the March 13, 2007, City Council
meeting. At this meeting, the Council authorized the City to enter into the
consultant contract, with the City funding a portion of the independent
study. After that meeting, the City received a letter from a concerned citizen that
the action taken by the City Council could be considered a violation of the Brown
Act, since the act of funding a portion of the study was not agendized. To avoid
an unnecessary legal dispute, the item was placed on the April 10, 2007, City
Council Consent Calendar agenda and the City Council took forinal action to
approve the staff request. The independent study examined the appropriateness of
the proportionality of hospital space to medical office space for the Council's
consideration.
X. At the conclusion of the November 21, 2006, hearing, the Planning Commission
closed the public hearing and directed staff to prepare all of the necessary
documents (resolutions, CEQA findings of fact, mitigation and monitoring
reporting program, conditions of approval, etc.) for its recommendation to the
City Council. This direction included a recommendation of approval to the City
Council of the revised master plan project presented by the applicant at the
November 21st meeting, certification of the EIR prepared for the project,
adoption of a Statement of Overriding Considerations, and denial of the proposed
Development Agreement.
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Y. As part of its recommendation to the City Council, the Planning Commission also
recommended that the City Council consider the conclusions of the independent
study with regard to the appropriateness of the proportionality of medical office
building space to hospital space in its decision-making. Specifically, the Planning
Commission directed staff to prepare the required documents to advance the
revised project to the City Council for approval with the following considerations:
1. That if the independent study being prepared for the City Council
demonstrated that the revised project's proposed hospital space
necessitates the proposed level of medical office building space for a
viable hospital campus, that the City Council support the revised master
plan as currently proposed; or,
2. That if the independent study stated that the level of medical office space
exceeds that which is needed for hospital operations, the applicant would
be required to scale back the amount of medical office space to the
satisfaction of the City Council.
Z. At the December 5, 2006, Planning Commission meeting, a representative of
Smart Growth SCV presented a letter to the Planning Commission during the
public comments portion of the meeting related to the proposed Henry Mayo
Newhall Memorial Hospital Master Plan project. In response, the Planning
Commission directed staff to prepare a memorandum in response to the SCV
Smart Growth letter, dated November 27, 2006.
aa. On December 19, 2006, the Planning Commission continued the item to allow for
the completion of the required documents.
bb. On January 16, 2007, the Planning Commission continued the item to allow for
the completion of the required documents.
CC. A 2007 Final EIR was prepared which included the 2006 Revised Draft EIR and
2005 Draft EIR, comments on the two EIRs, plus the following: responses to
written comments on the two Draft EIRs; modifications to the 2006 Revised Draft
EIR text; and the Mitigation Monitoring and Reporting Program
("MMRP"). Prior to January 26, 2007, a copy of the response to comments from
the 2007 Final EIR was sent to each agency and individual who submitted timely
comments on the 2006 Revised Draft EIR. The 2007 Final EIR documents were
provided to the Planning Commission on February 2, 2007. The Planning
Commission considered the 2007 Final EIR prepared for the project, as well as
information provided in staff reports, the amended text of the 2007 Final EIR,
information presented to the Planning Commission from technical experts, and
information presented in public testimony, including letters submitted to the
Planning Commission following the close of the 2006 Revised Draft EIR public
comment period up to and including November 21, 2006, prior to recommending
approval of the Master Plan, as revised.
dd. The 2007 Final EIR, the MMRP, and a Statement of Overriding Considerations
for the project were prepared and provided in compliance with CEQA.
ee. At its hearings on the project, the Planning Commission considered staff and
consultant presentations, staff reports, applicant presentations, information
presented to the Commission to assist in its understanding of the project, the
HMNMH Master Plan 2005 Draft EIR and 2006 Revised Draft EIR, and public
comments, and public testimony on the project and the 2007 Final EIR for the
proj ect.
ff. On February 6, 2007, the Planning Commission adopted Resolution No. P07-01
recommending that the City Council adopt a Statement of Overriding
Considerations for those impacts of the project that cannot be mitigated to less
than significant levels, and certify the Final EIR and the Mitigation Monitoring
and Reporting Program.
gg. On February 6, 2007, the Planning Commission adopted Resolution No. P07-02
recommending that the City Council approve the Master Plan and Conditional
Use Permit entitlements for Master Case 04-325, the HMNMH Master Plan
Project, as revised, subject to the project conditions of approval.
hh. On February 6, 2007, the Planning Commission adopted Resolution No. P07-03,
denying the request for Development Agreement 06-001.
ii. On February 15, 2007, the applicant filed an appeal of the Planning Commission's
denial of the Development Agreement to the City Council for their consideration.
jj. In May 2007, following the Planning Commission process, the applicant further
revised the proposed HMNMH Master Plan, eliminating all medical office
buildings and hospital buildings from the Build -out Phase of the Master
Plan. Therefore, the overall net increase in Master Plan buildings was reduced
from 583,619 square feet proposed at the time of initial project submittal to the
current total of 327,363 square feet. The reduced project limited the Master Plan
to the buildings, structures and other site modifications originally included in
Phase 1 and Phase 2 of the proposal, only. The third phase, or Build -out Phase, of
the project was removed from the HMNMH Master Plan.
kk. The formal public hearing process before the Santa Clarita City Council for the
May 2007 Henry Mayo Newhall Memorial Hospital (HMNMH) Master Plan
project began on June 12, 2007. Prior to the June 12th meeting, the City Council
received the May 2007 Final EIR, which included an Amendment to Revised
Project Description and Errata for Final EIR. At the June 12, 2007, public
hearing, the City Council received staff and applicant presentations and public
testimony on the project. The City Council continued the public hearing to
June 26, 2007 and directed staff to return with a list of identified issues and
concerns to be addressed.
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11. On June 26, 2007, the City Council conducted a second public hearing on the
proposed project. During this hearing, the City Council asked questions of staff
and the applicant on various aspects of the proposed project and received public
testimony. The Council continued the public hearing to July 10, 2007, to have a
focused discussion on the CEQA process and CEQA findings for the project.
mm. On July 10, 2007, the City Council conducted a third public hearing on the
proposed project. At this hearing, the City Council received staff and applicant
presentations and made inquiries of staff and the consultant regarding the CEQA
process and the Environmental Impact Report findings. The City Council also
received additional public testimony. The public hearing was continued to the
August 28, 2007, City Council meeting to allow time for the applicant to consider
revisions to the project per the Council's direction and for staff to research and
prepare responses to a variety of issues and questions raised at the three City
Council public hearings held in June and July 2007.
nn. On July 19, 2007, at the direction of the City Council, City staff facilitated a
meeting between the applicants and Smart Growth SCV, a community group, to
discuss issues associated with the HMNMH Master Plan project. Both parties had
an opportunity to ask questions and discuss issues in an informal setting.
oo. In response to City Council and public input received during the June 12, June 26
and July 10, 2007, public hearings, the applicant further revised various
components of the HMNMH Master Plan. As part of these modifications, the
applicant reduced the duration of the Master Plan from 20 years to a 15 -year
period. Other Master Plan changes included square footage and building massing
reductions, increased building setbacks and stepbacks, building relocations and
reduced height. The Master Plan, as revised, contained four buildings and a
central plant, three of which do not exceed three stories in height. Parking
Structure 4, once proposed to be four levels above ground, was redesigned as a
two-level subterranean structure with surface parking to reduce massing along the
McBean Parkway corridor. Enhanced architecture was added to all building and
parking structure facades. The conceptual landscape plan included enhanced
landscaping which focused on the hospital campus perimeter to reduce visual
impacts to surrounding land uses.
pp. The modified HMNMH Master Plan project was presented to the City Council at
the August 28, 2007 continued public hearing. At the August 28, 2007, City
Council meeting, the City Council received staff and applicant presentations and
public testimony, provided feedback on the revised Henry Mayo Newhall
Memorial Hospital Master Plan, and continued the public hearing to the
September 25, 2007, City Council meeting for a focused discussion on the revised
Development Agreement.
qq. On September 25, 2007, the City Council conducted a continued public hearing
on the proposed project with a focus on the proposed Development
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Agreement. At this meeting, the City Council received staff . and applicant
presentations on the Development Agreement revisions and terms including
restrictions to tie the delivery of health care services with specific Master Plan
improvements. Also, the applicant reduced the term of the Development
Agreement from 20 years to 15 years, consistent with the term of the revised
HMNMH Master Plan. The City Council received public testimony and provided
staff with direction on further revisions to the proposed Development
Agreement. The City Council continued the hearing to the City Council meeting
of January 8, 2008.
rr. At the January 8, 2008, City Council meeting, the City Council continued the
public hearing to a date uncertain to allow additional time to conduct technical
studies and prepare the 2008 Revised Draft EIR for the revised HMNMH Master
Plan project.
ss. A June 2008 Revised Draft EIR was prepared to fully analyze the revised
project. The HMNMH Master Plan project description analyzed in the June 2008
Revised Draft EIR (Exhibit A, Master Plan Exhibits — on file at City of Santa
Clarita Community Development Department), includes an increase of existing
square footage of the hospital campus from 340,071 square feet to 667,434 square
feet, a 327,363 net square -foot increase. Specific project components are detailed
below:
New Hospital & Medical Office Buildings
INPATIENT BUILDING - A 125,363 square -foot, 120 -bed inpatient hospital
building located in the central portion of the campus. This building would be 85
feet in height to the top of the parapet and 100 feet in height to the top of the wind
sock and elevator shaft. This building would also include a rooftop helipad.
MEDICAL OFFICE BUILDING 1 - A 80,000 square -foot medical office
building (MOB 1) along the McBean Parkway frontage, east of the main hospital
entrance from McBean Parkway. This building would be 45.5 feet in height to
the top of the parapet and 51.5 feet to the top of the screen and roof access.
MEDICAL OFFICE BUILDING 2 - A 60,000 square -foot medical office
building (MOB 2) along the western portion of the campus along the existing ring
road. This building would be 45.5 feet to the top of the parapet and 51.5 feet to
the top of the screen and roof access.
MEDICAL OFFICE BUILDING 3 - A 60,000 square -foot medical office
building (MOB 3) along the westerly portion of the site along the existing ring
road. This building would be 45.5 feet to the top of the parapet and 51.5 feet to
the top of the screen and roof access.
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CENTRAL PLANT — A 10,000 square -foot central plant facility located within
the central portion of the campus adjacent to the Inpatient Building. This building I would be 26 feet in height.
Parking Structures
PARKING STRUCTURE 1 - A 750 -space parking structure (PS 1) along the
McBean Parkway frontage at Avenida Navarre. The parking structure height
would be 47 feet to the top of the parapet, 49.5 feet to the top of the parking lot
lights, and 60.5 feet to the top of the wind sock. This parking structure will also
include a rooftop helipad.
PARKING STRUCTURE 2 - A 579 -space parking structure (PS 2) in the
northwestern portion of the campus. The parking structure height would 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 would be provided
prior to construction of Parking Structure 3. Parking Structure 3 would connect
directly to Parking Structure 2.
PARKING STRUCTURE 3 - A 278 -space parking structure (PS 3) in the
northwestern corner of the campus. The parking structure height would 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 facade of the parking structure would be provided. This
parking structure would have a minimum setback of 75 feet from the westerly
property line.
PARKING STRUCTURE 4 - A 316 -space parking structure (PS 4) to be located
along McBean Parkway just east of the main campus entry. The parking structure
would be fully subterranean, with at -grade parking at the top level of the structure
and an elevator/stairwell projection for pedestrian access at the surface. Initially,
the area proposed for Parking Structure 4 would be improved as a 71 -space
surface parking lot as part of the construction of Medical Office Building 1. The
construction of Parking Structure 4 would occur as part of the future Master Plan
improvements to meet on-site parking requirements.
Other HMNMH Campus Modifications
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 a helipad on the rooftop of both Parking Structure 1 and the Inpatient
Building.
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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 move 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.
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8. Dedicate a minimum of 58 feet of public right-of-way from the centerline
along the project frontage plus additional right-of-way dedication to
accommodate a new right -turn lane from eastbound McBean Parkway to
southbound Orchard Village Road to address future traffic conditions.
tt. Given that the Master Plan entitlement covers all proposed requests related to the
hospital use, helipad operation, dirt exportation, and building heights, the
Conditional Use Permit request submitted in August 2004 prior to the City's
establishment of a Master Plan entitlement in January 2005, was eliminated as
one of the required entitlements because it is redundant. Pursuant to the Unified
Development Code, the Master Plan request is inclusive of the medical campus
expansion, buildings that exceed the UDC's 35' height threshold, dirt exportation
and helipad operation.
uu. A June 2008 Revised Draft Environmental Impact Report for the project
("June 2008 Revised Draft EIR") was prepared and circulated for review and
comment by affected governmental agencies and the public, in compliance with
CEQA. The Notice of Completion/Notice of Availability for the 2008 Revised
Draft EIR was filed, posted and advertised on June 26, 2008, and the public
review period extended for 45 days, from June 26, 2008 through August 11, 2008,
in accordance with CEQA.
vv. Due to a discrepancy in a reference to the circulation date on the Notice of
Completion/Notice of Availability for the June 2008 Revised Draft EIR, a
September 2008 Revised Draft EIR was circulated for an additional 45 days from
September 3, 2008 to 5:00 PM on October 17, 2008. Prior to its recirculation,
technical corrections to the technical appendices and the impact analysis sections
of the June 2008 Revised Draft EIR were made and additional analysis was added
regarding project and cumulative global climate change impacts. A list of
revisions from the June 2008 Revised Draft EIR to the September 2008 Revised
Draft EIR were included with the revised Notice of Completion/Notice of
Availability for the September 2008 Revised Draft EIR and also inserted into the
front cover of the September 2008 Revised Draft EIR.
13
WW. At the September 9, 2008, City Council meeting, the City Council conducted a
public hearing on amendments to the Valencia Bridge & Major Thoroughfare
Construction Fee District and adopted Resolution 08-89 to approve the
amendments. This amendment added intersection improvements at the McBean
Parkway -Valencia Boulevard intersection and the McBean Parkway -Orchard
Village Road intersection to the Valencia Bridge & Mayor Thoroughfare
Construction Fee District.
xx. The September 23, 2008 continued public hearing for the HMNMH Master Plan
Project and the September 2008 Revised Draft EIR was duly noticed in
accordance with the noticing requirements for the Entitlements. The project was;
advertised in The Signal newspaper, through on-site posting 14 days prior to the
hearing, and by direct first-class mail to property owners within 1,000 feet of the
project site.
yy. On September 23, 2008, the City Council reopened the public hearing for the
project. At the meeting, the Council received staff and applicant presentations
and public testimony regarding the HMNMH Master Plan and Development
Agreement, as well as comments on the September 2008 Revised Draft
Environmental Impact Report. The Council asked questions of staff and gave
direction regarding informational items to be brought back to the next meeting
and continued the public hearing to the November 19, 2008 special meeting of the
City Council.
ZZ. On September 25, 2008, the City Unified Development Code 2008 amendments
took effect. As part of these amendments, findings for Master Plans were
incorporated into Section 17.03, Permits and Applications of the Unified
Development Code. Previously, Section 17.03.025 Master Plans of the UDC
referred to the Conditional Use Permit findings under subsection G. Findings and
stated that, "The same findings required for a conditional use permit are required
for a master plan." The 2008 UDC amendment eliminates this reference and adds
the text of the findings directly into 17.03.025.G. This amendment did not change
the content of the findings necessary to approve a Master Plan.
aaa. A 2008 Final EIR was prepared which includes the September 2008 Revised
Draft EIR and the technical appendices, comments on the June 2008 and
September 2008 Revised Draft EIRs, responses to written comments on the
June 2008 and September 2008 Revised Draft EIRs, responses to oral comments
regarding environmental/CEQA issues received during the September 23, 2008,
City Council public hearing, and the Mitigation Monitoring and Reporting
Program ("MMRP"). The 2008 Final EIR also incorporates by reference the 2005
Draft EIR and 2006 Revised Draft EIR prepared for the project and all agency and
public comments and responses to comments for both documents. Prior to
November 19, 2008, a copy of the response to comments from the 2008 Final EIR
was sent to each agency and individual who submitted timely comments on either
the June 2008 or September 2008 Revised Draft EIR.
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bbb. The 2008 Final EIR, the MMRP, and a Statement of Overriding Considerations
for the project were prepared and provided in compliance with CEQA.
cce At its hearings on the project, the City Council considered staff and consultant
presentations, staff reports, applicant presentations, information presented in
public testimony, and information presented to the City Council from technical
experts to assist in its understanding of the project. On November 19, 2008, the
City Council considered the 2008 Final EIR prepared for the project, inclusive of
the September 2008 Revised Draft EIR, June 2008 Revised Draft EIR, 2006
Revised Draft EIR and 2005 Draft EIR, prior to taking formal action on the
project, as revised.
ddd. On November 19, 2008, the City Council conducted the public hearing for the
project, received staff and applicant presentations and public testimony on the
project and closed the public hearing. The City Council then adopted a
Resolution, adopting a Statement of Overriding Considerations for those impacts
of the project that cannot be mitigated to less than significant levels, and
certifying the 2008 Final EIR and the Mitigation Monitoring and Reporting
Program prepared for the HMNMH Master Plan project.
eee. On November 19, 2008, the City Council conducted the first reading of an
Ordinance for Development Agreement 06-001 for the HMNMH Master Plan
project.
fff. The location of the documents and other materials which constitute the record of
proceeding upon which the decision of the City Council are in the Master Case
04-325 project file within the Community Development Department and is in the
custody of the Director of Community Development.
SECTION 2. FINDINGS FOR MASTER PLAN 04-022. Based on the above findings
of fact and recitals and the entire record, including, without limitation, the entire HMNMH
Master Plan Final EIR, oral and written testimony and other evidence received at the public
hearings held by the Planning Commission and City Council on the project and the project Draft
EIRs, staff and agenda reports and other transmittals from City staff to the Planning Commission
and City Council, and upon studies and investigations made by the Planning Commission and
City Council and on its behalf, the City Council finds, as follows:
a. That the proposed location, size, design, and operating characteristics of the
project's proposed use is in accordance with the purpose of the City's Unified
Development Code, the purpose of the zone in which the project site is located,
the Santa Clarita General Plan and the development policies and standards of the
City
The project site is an existing hospital campus comprised of hospital buildings,
medical offices, and surface parking on 30.4 acres situated within the established
master -planned community of Valencia, designed by urban planner Victor Gruen
in conjunction with the Newhall Land & Fanning Company in the 1960s. The
15
Valencia Master Plan comprehensively planned for the full range of land uses, a
transportation network, utilities and infrastructure, parkland and recreational
centers, pedestrian trail network, natural open space preservation, social and
institutional facilities, retail, entertainment and dining venues and employment
centers for an 18,000 residential unit development situated along the eastern side
of Interstate 5 over a 35 -year timeframe.
The Valencia Master Plan also included a number of regional -serving institutions
including College of the Canyons, California Institute of the Arts, the government
center (library, courthouse, L.A. County Sheriff's station, and fire station), three
golf courses, the Hart Pony League baseball complex, and the Valencia Town
Center regional mall and Town Center Drive. The Henry Mayo Newhall
Memorial Hospital campus is among these regional serving institutions. These
regional serving institutions are situated within the community in proximity to
residential and commercial uses and are accessed via major highways including
McBean Parkway, Valencia Boulevard, and Magic Mountain Parkway. The
Henry Mayo Newhall Memorial Hospital campus is located along McBean
Parkway approximately .94 -mile from Interstate 5, a major transportation corridor
through the State of California, and 1.1 -mile from the Valencia Town Center
which currently serves as the Valley's regional hub for retail, entertainment,
dining and governmental services and has the highest residential density and non-
residential floor -area -ratio for the Santa Clarita Valley. Other major uses in
proximity to the hospital campus include the California Institute of the Arts
campus (.66 -mile), the College of the Canyons campus (1.25 -mile), and Magic
Mountain Amusement Park (three miles). The Valencia Gateway, a 4,500 -acre
master -planned center for business, technology and industry comprised of 1,500
companies and 45,000 employees, is approximately three miles from the hospital
campus.
The hospital has been operational for 33 years, since 1975, and has served as the
Santa Clarita Valley's only major regional medical center as the Valley has
continued to grow in population, households, housing units and employment. The
hospital was originally permitted under Los Angeles County jurisdiction in 1971,
prior to the City of Santa Clarita's incorporation in December 1987. At that time,
the County zoning designations for the two properties that comprise the HMNMH
medical campus were Commercial Planned Development and Heavy
Agriculture. Following City incorporation, the City adopted the Santa Clarita
General Plan to govern its jurisdictional area in 1991, and adopted the Unified
Development Code in 1992 as an implementation tool of the General Plan.
Upon adoption of the 1991 City of Santa Clarita General Plan, the land use
designation for the two campus properties changed from Commercial Planned
Development (CPD) and Heavy Agriculture (A-2-5) to Residential Low (RL),
which is still in place. In November 1992, the City's Unified Development Code
was adopted by the City Council to serve as the implementation tool of the
General Plan. The City's Zoning Map mirrors the land use designations of the
16
General Plan on a property -specific basis. Therefore, in order to be consistent
with the City's General Plan, the Henry Mayo Newhall Memorial Hospital
campus received a zoning designation of Residential Low (RL). At present, the
City of Santa Clanta does not have an Institutional land use designation;
therefore, land uses such as schools, fire stations, sheriff stations and hospitals are
often designated a residential land use when located in residential areas.
As part of the land use impact analysis conducted as part of the September 2008
Revised Draft EIR, a review of the project's consistency with City of Santa
Clarita General Plan goals and policies was conducted. The review encompasses
18 applicable goals and 17 applicable policies in the Land Use Element,
Community Design Element, Circulation Element, Human Resources Element,
Open Space and Conservation Element, and Safety Element. The September
2008 Revised Draft EIR concludes that the proposed project would not conflict
with any applicable goals and policies of the General Plan and would, therefore,
be consistent. Among the goals and policies reviewed is Goal 2 of the Human
Resources Element of the Santa Clanta General Plan which states, "Promote the
provisions of a broad range of high quality health care services to meet the
existing and future needs of City residents." The proposed Master Plan would
expand the existing medical and health care services available to include
additional acute care hospital beds, intensive care beds, and cardiac, high-nsk
pregnancy and neonatal care, among others. The proposed Master Plan also
implements two policies of Goal 4 of the Land Use Element which states, "To
ensure that development in the City is consistent with the overall community
character and that it contributes in a positive way toward the City's
image." Policy 4.3 states, "Encourage setbacks, landscaping, or other measures to
provide physical and visual buffers between land uses to minimize potential land
use conflicts between dissimilar uses," and Policy 4.14 states, "Regulate lighting
in new and existing development so that it does not unduly contribute to nighttime
visual pollution and glare, and is compatible with surrounding land
uses." Building setbacks, stepbacks and height, architectural design and fagade
treatments, enhanced perimeter campus landscaping, pedestrian amenities, and
lighting restrictions comply with the City's General Plan, the Unified
Development Code and the Architectural Design Guidelines.
The Permitted Use Chart (Section 17.13.040) in the City's Unified Development
Code (UDC) categorizes "Hospital Services" as a "Public or Semi Public Use
Type." "Hospital Services" is defined in Section 17 12.070 of the Unified
Development Code as "institutions providing primary health services and medical
or surgical care to persons, primarily on an inpatient basis, suffering from illness,
injury or other physical or mental conditions and may include associated facilities
for outpatient and emergency medical services, heliports, diagnostic facilities,
laboratories, training, research, administrations and services to patients,
employees and visitors." "Hospital Services" is an allowed use in the Residential
Low zone with the approval of a Master Plan or a Conditional Use Permit. For
this reason, the master plan proposal and the use of the property for hospital
17
services do not present a conflict with the zoning of the property or the
requirements of the Unified Development Code.
The Master Plan meets the development standards of the City's Unified
Development Code. As specified in the Section 17.15.010 of the Unified
Development Code, a 25 -foot setback is required for public and semi-public uses
within a residential zone from the adjacent residentially -zoned properties that are
developed with residential uses. The placement of all buildings and parking
structures proposed as part of the HMNMH Master Plan will be set back at
distances greater than 25 feet. In addition, a steep hill with dense, mature trees
extends along the northwestern property line and creates a topographic division
between the rear of the hospital campus and adjacent residential neighborhoods to
the west and northwest.
In 1971, Los Angeles County first approved the use of the site as a hospital as part
of Conditional Use Permit 234-5. Since that time, there have been several
entitlement requests for alterations and expansions to the original hospital facility
which have received subsequent approvals by both Los Angeles County and the
City of Santa Clarita. The applicant, Henry Mayo Newhall Memorial Hospital
and G&L Realty, is now requesting the approval of a 15 -year Master Plan that
would guide the future expansion of the campus facilities as the medical care
needs of the Santa Clarita Valley continue to grow. The Master Plan ensures that
future expansions would not be considered on a piecemeal basis, but rather as part
of a comprehensive plan that looks ahead to the ultimate build -out of the campus.
The applicant is proposing to develop the site over the next 15 years with 200,000
square feet of medical office buildings and 135,363 square feet of hospital uses,
for a total of 667,434 square feet from its current 340,071 square feet (8,000
square feet of existing buildings space would be removed as part of project
implementation). Four parking structures would be built as part of project
implementation. As part of the Master Plan, two helipads would be constructed
and dirt exportation, not to exceed 93,293 cubic yards over the 15 -year life of the
project, would occur. In addition, building heights would be allowed in excess of
the 35' Unified Development Code threshold for the Inpatient Building, MOBs
1-3, and Parking Structures 1 and 2.
Although implementation of the master plan will intensify the uses on the
property, the operational characteristics of the hospital campus will not change
substantially. The site is currently used for emergency medical care and inpatient
and outpatient medical services. A helipad was previously operated on the site for
emergency medical transport from 1975-2005. Two helipads are proposed to be
built as part of the HMNMH Master Plan — the first would be built on the roof of
Parking Structure 1 and used in the short-term until the Inpatient Building is built,
where the long-term rooftop helipad will be located. The location of the long-
term Inpatient Building helipad is located in the same area of the hospital campus
as the previous at -grade helipad which operated for almost 30 years. The change
IN
in elevation would eliminate the obstacles that surrounded the previous at -grade
helipad. Based on the BridgeNet report (April 6, 2006), the hospital
accommodated 10 to 12 helicopter flights each month in 2005. Prior to full future
buildout of the Master Plan and the resulting increase in helicopter flights,
residences in the neighborhood of the hospital would experience helicopter noise
similar to that under the 2005 conditions. The number of helicopter flights is
expected to increase to 15-17 flights per month in the buildout conditions. An
increase in flight activity from 12 to 17 a month represents an increase in the
noise exposure level of about 1.5 dBA (in terms of the 24-hour weighted average
scale of CNEL). All helicopter operations would be in compliance with
applicable federal and state requirements. Therefore, no significant long-term
noise impacts would occur from the helipad operations at the hospital associated
with implementation of the proposed Master Plan.
Dirt exportation activities associated with subsurface excavation for the Inpatient
Building and Parking Structures 1-4 would be required to meet the project
conditions of approval and obtain the appropriate hauling permits from both the
City and Los Angeles County. Prior to issuance of a grading permit for each
building/structure that involves export, the applicant shall submit a copy of the
approval for the export -receiving site and an exhibit of the proposed haul
route. The applicant is responsible to obtain approval from all applicable
agencies for the dirt hauling operation. Hours of operation are also restricted in
the conditions of approval to avoid peak traffic times. Other requirements include
encroachment permits, continuous street sweeping, traffic control, and flagging
personnel. Therefore, from an operational standpoint, the hospital use and
associated activities are consistent with the City's General Plan and Unified
Development Code.
The imposition of the height zones across the medical campus will avoid
significant, adverse visual impacts to surrounding residential neighborhoods from
the addition of new buildings and parking structures. The no -development
setback areas (Zone 1) and reduced heights at the main hospital entrance and
around the periphery of the campus reduce the overall massing and scale of the
development. The zone designated for 85' building heights (Zone 5) is limited in
size and geographically situated in the central portion of the campus and is
surrounded by Zone 1 (zero build along slope area), Zone 3 (35' height limit), and
Zone 4 (47' height limit). The significant grade differences and landscape
buffering that exists along the northwestern/western edge of the medical campus
further buffers visual impacts from surrounding land uses.
The Conditions of Approval, attached to this resolution as Exhibit B, will ensure
that all City development standards and requirements are met. In addition, the
conditions of approval provide for 360 -degree architectural enhancements on all
new buildings and parking structures, enhanced landscaping along the perimeter
of the hospital campus, measures to ensure that light spillover does not occur onto
adjacent residential properties and a mandate that on-site parking requirements are
19
fully met for each improvement stage of the Master Plan. As part of the Master
Plan, parking for existing campus facilities will be upgraded from the Los
Angeles County parking standards to fully meet current City code parking
requirements. These conditions of approval, combined with the mitigation
measures as identified in the Final EIR Mitigation Monitoring and Reporting
Program, will ensure that the proposed location, size, design, and operating
characteristics of the project, the Henry Mayo Newhall Memorial Hospital Master
Plan, are in accordance with the purpose of the City's Unified Development Code,
the purpose of the zone in which the project site is located, the Santa Clarita
General Plan and the development policies and standards of the City to the
maximum extent possible.
b. That the location, size, design, and operating characteristics of the proposed use
will be compatible with and will not adversely affect or be materially detrimental
to adjacent uses, residents, buildings, structures, or natural resources, with
consideration given to:
Harmony in scale, bulk, coverage, and density;
The HMNMH Master Plan calls for an increase and an intensification of
the existing medical uses on the hospital campus. Areas currently used for
surface parking will be converted to an inpatient building, three medical
office buildings and parking structures. The project will change the scale,
bulk, coverage and density of the existing medical campus.
Specifically, development of the proposed HMNMH Master Plan would
gradually increase the total square footage of the medical campus to
667,434 square feet over the 15 -year life of the project, resulting in a FAR
of 0.50. Development of the proposed HMNMH Master Plan would alter
the appearance of the hospital campus as seen from McBean Parkway and
some residents adjacent to the proposed campus buildings to the north and
west. The primary structures responsible for the on-site change along the
McBean Parkway frontage include the 80,000 square -foot MOB1; 60,000
square -foot MOB2; and a multi-level PSI, with four visible levels on the
McBean frontage. The 85 -foot Inpatient Building will be visible from
some of the Summit residential properties to the north/northwest of the
campus. MOB 3 and PS 3 will be visible from some of the residential
properties to the west.
Overall, development of the proposed project would increase building
heights and massing features within the project area. However, the Master
Plan has been designed to avoid a significant alteration of views from
surrounding areas through (1) the creation of height zones across the
30.4 -acre campus; (2) the placement of new buildings and parking
structures using increased setbacks from the property edges and building
step -backs; (3) the reduction of building height along the
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western/southwestern edge of the campus, and (4) the redesign of PS4 to
be a subterranean parking structure at the main Hospital
entrance. Requirements for the inclusion of architectural enhancements on
all building facades and parking structures, and requirements for enhanced
perimeter landscaping will further mitigate the visual impacts. For these
reasons, the project is expected to have a less -than -significant adverse
impact on the visual character of the area and the quality of the campus.
The proposed master plan is also consistent and compatible with uses
immediately north of the hospital campus which include medical office
buildings and an assisted living facility. The project presents no conflict
with these properties as they are similar in use.
ii. The availability of public fatalities, services, and utilities;
Public facilities, services and utilities are available and currently exist at
and extend to the existing hospital campus. The emergency medical,
inpatient and outpatient medical care services provided at the existing
campus, in and of themselves, provide a public service to the Santa Clanta
Valley community. The hospital campus is accessed via McBean
Parkway, a major highway in the City's Circulation Element, where major
water lines, sewer lines, and storm drains are constructed to serve the
Valencia master -planned community.
As part of the September 2008 Revised Draft EIR, a Sewer Area Study
was conducted by DCA Civil Engineering Group to determine the
capacity of the sewer line and whether augmentations to the sewer line are
required. The sewer study concludes that the proposed project would not
require or result in the construction of new wastewater treatment facilities
or the expansion of existing facilities as there is sufficient capacity in
existing infrastructure and facilities. Also as part of the September 2008
Revised Draft EIR, a Water Service Study was prepared by Impact
Sciences to evaluate whether the proposed project would impact water
resources in the Santa Clarita Valley. The study concludes that there
would be sufficient water supply to meet the proposed project's water
demand under an average/normal water year, single dry year, or multiple
dry years. In the analysis of natural gas supplies and distribution
infrastructure, the September 2008 Revised Draft EIR concludes that
increased demand for natural gas supplies are well within the service
capabilities of the Southern California Gas Company. Similarly, the
September 2008 Revised Draft EIR finds that the proposed project would
not create demands on electricity supplies and infrastructure that exceed
the service capabilities of Southern California Edison.
In addition, the application of the required conditions of approval and the
implementation of the mitigation measures as stated in the Mitigation
21
Monitoring and Reporting Program will ensure that utility and public
service and facility provisions are coordinated with each Master Plan
improvement over the 15 -year life of the project.
iii. The harmful effect, of any, upon desirable neighborhood character;
As explained above in Section 2.b.i, the proposed master plan has been
revised to address a number of environmental impacts and quality of life
concerns voiced by community members. Vehicular access to and from
the hospital campus will continue to be from McBean Parkway, a major
highway in the City's Circulation Element, which currently provides direct
access to other major regional centers including California Institute of the
Arts and the Valencia Town Center Mall. Existing hospital and medical
office buildings and surface parking areas are presently visible from the
surrounding residential neighborhoods. Views of the campus from off-site
areas will continue to be of a medical campus upon implementation of the
Master Plan, however, multi -story buildings and parking structures will
replace the existing surface parking areas.
A master plan is a long-range planning tool to guide the orderly growth
and development of the hospital campus. Implementation of a master
plan, by its very nature, is intended to preserve the desired neighborhood
character. By anticipating the type and level of development needed over
a 15 -year timeframe, the intent of the master plan is to ensure that
expansion and growth of the hospital facilities do not occur in a hodge-
podge fashion which could have a greater impact on the visual character of
the surrounding neighborhood. Instead, conditions of approval, mitigation
measures, infrastructure augmentations, transit and pedestrian
connections, building siting, and architectural styles and landscaping are
coordinated up -front to create a visually cohesive and operationally
organized and successful medical campus that balances the needs for
medical service expansion with the need to preserve the character of the
Valencia Master Plan neighborhoods that surround this regional services
institution.
Also, the placement of the height zones across the medical campus is
designed to avoid adverse visual impacts and preserve the desired
neighborhood character of surrounding residential neighborhoods from the
addition of new buildings and parking structures. The no -development
setback areas (Zone 1) and reduced heights at the main hospital entrance
and around the periphery of the campus reduce the overall massing and
scale of the development. The zone designated for 85' building heights
(Zone 5) is limited in size and geographically situated in the central
portion of the campus and is surrounded by Zone 1 (zero build along slope
area), Zone 3 (35' height limit), and Zone 4 (47' height limit). The
significant grade differences and landscape buffering that exists along the
22
northwestern/western edge of the medical campus further buffers visual
impacts from surrounding land uses.
Build -out of the proposed Master Plan would include the removal of trees
along McBean Parkway to accommodate both future on-site buildings and
traffic -related improvements. Motorists' views from McBean Parkway
onto the hospital campus would be affected in the short-term upon the
construction of MOB1, PSI and MOB 2. However, the proposed Master
Plan is required, through the conditions of approval, to replace any tree
removals by relocating or replanting the trees. A combination of 24- 36,
8-, and 60 -inch box trees would be required to maintain the landscape
characteristic along the McBean Parkway frontage. Presently there are a
total of 115 trees along McBean Parkway, which includes the site's area
fronting the street and the trees located within the median. A total of 69
trees will remain in place as part of project implementation (46 McBean
Parkway median trees and 23 hospital campus trees along the McBean
Parkway frontage). To accommodate the proposed development, 46 trees
would be removed (12 McBean Parkway median trees and 34 hospital
campus trees along the McBean Parkway frontage). Upon completion of
the proposed Master Plan, a total of 133 trees would be located within the
areas described above (53 McBean Parkway median trees and 80 hospital
campus trees along the McBean Parkway frontage), which includes on-site
trees that would remain along with new tree plantings. Overall, trees in
the vicinity of the McBean Parkway frontage will increase from 115 trees
to 133 trees. The conditions of approval will ensure that the McBean
Parkway frontage retains its landscape character over the life of the project
and beyond.
Two perimeter landscaping conditions are required as part of the
Conditions of Approval to provide enhanced screening between the
campus and the adjacent residential neighborhoods. Along the western
property line, adjacent to the Village Homes North residences, the project
is conditioned to install, within 120 days of the Master Plan approval,
significant plantings along the western property line to screen future site
development from the adjacent residences on Ramillo Way. The applicant
is required to submit a landscape plan for City review within 60 days of
project approval that shows locations of tree and shrub plantings, species,
and container size at time of planting. Tree sizes shall be 24" box at
minimum and contain proportional amount of 36" and 48" box containers
and be of suitable species in order to achieve adequate coverage to the
satisfaction of the Director of Community Development. MOB 3 and the
related parking facilities in this portion of the campus are not planned to
be built until the latter portion of the 15 -year Master Plan; therefore, this
requirement will allow the trees planted at project approval time to
establish themselves and mature for greater coverage prior to construction
occurring in that area.
23
The single-family homes northwest of the project site within the Summit
residential neighborhood are located atop a steep hillside. A dense grove
of mature evergreen trees planted on this slope that extends along the
perimeter of the hospital campus provides 100-300 feet of horizontal
separation and 40-80 feet of vertical distance between the campus and
homes, in some areas obstructing views of the hospital and beyond to
views to the east. Some of these homes overlook the hospital campus and
will be able to see the 85 -foot Inpatient Building in the central portion of
the campus.
As part of the project conditions of approval, the project is required to
augment the vegetation on the northern slope to further screen views of the
Inpatient Building and other campus facilities. Per the conditions of
approval, the applicant shall submit a landscaping plan to the City for
review and approval and plant the vegetation within 120 days of Master
Plan approval. By planting additional trees within 120 days of project
approval, this will allow time for the vegetation on the northern slope to
mature and create a visual buffer, prior to the construction of the Inpatient
Building, which is expected to be built several years after the initial
Master Plan approval.
The City's Architectural Design Guidelines describes Valencia as having
"a mixture of bright colors, natural materials, and contemporary
design." The architectural design intent of the Henry Mayo Newhall
Memorial Hospital Master Plan is to be compatible with the established
Valencia community, while upgrading the architectural quality of the
existing campus and establishing a distinctive identity. The Master Plan
design follows the design considerations regarding wall surfaces, wall
articulation and accents, and exterior colors listed for the Valencia
community and incorporates a number of the commercial design elements
listed for commercial developments regarding site planning and design,
building design, utility and mechanical screening, pedestrian linkages, and
paving treatment, among others. In this way, the proposed Master Plan is
consistent with the City's Architectural Design Guidelines and the
intended design character for the established Valencia community.
MOB1 and PSI, which front McBean Parkway and are planned to be built
as the first Master Plan improvements, employ common design motifs to
create a unified look to the street edge. The conditions of approval require
all subsequent buildings and parking structures to include consistent
architectural features and enhancements. Specifically, MOB 1 features a
prominent cornice along the roofline in keeping with the upscale Valencia -
style architecture of the community. The building colors include the
earthy tones of the retail and commercial establishments further along on
McBean Parkway, avoiding a stark institutional appearance that tends to
be common among hospital facilities. The project uses darker accent
24
colors for the sun screens, stair towers, and an entrance canopy. Both
MOB 1 and PS 1 are articulated in such a way as to set up vertical rhythms
that break up the lengths of the buildings. The use of elements, such as
sun screens, gives a sense of depth and creates a human scale while adding
visual interest.
PSI incorporates a metalwork design and green screens along the
structure's facades to add a decorative element and create an opportunity
for vine growth up the sides of the structure. The sweeping metal design
places an emphasis on the horizontal lines to break up the massing of the
structure. The green screens will soften the visual impact of the structure
facade and overall massing along McBean Parkway.
As a result of Master Plan reductions and revisions and the addition of
enhanced landscaping and architectural features, the HMNMH Master
Plan will not have an adverse effect on the desired neighborhood
character.
iv. The generation of traffic and the capacity and physical character of
surrounding streets;
With imposition of the mitigation measures identified in the
September 2008 Revised Draft EIR and listed in the Mitigation
Monitoring and Reporting Program, 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,
such as on-site circulation, site access and Los Angeles County CMP
analysis, were concluded to be at less than significant levels, and did not
require mitigation. In addition, the project will contribute Bridge and
Thoroughfare fees and dedicate a minimum of 58 feet of public right-of-
way from the centerline along the entire McBean Parkway project frontage
plus an 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
proj ect.
Under the long-range cumulative scenario (2030), traffic impacts at two
intersections (McBean Parkway/Valencia Boulevard intersection and
McBean Parkway/Orchard Village Road intersection) were identified to
occur after the life of the 15 -year Master Plan, resulting from the buildout
of the Santa Clarita Valley and all known projects, which includes the
HMNMH Master Plan. However, these impacts are mitigated to less than
significant, as described below
25
For the McBean Parkway / Valencia Boulevard intersection, 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 through payment of
appropriate Bridge & Thoroughfare District fees.
In addition, as noted in the September 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 through
payment of appropriate Bridge & Thoroughfare District fees.
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.
V. The suitability of the site for the type and intensity of use or development
which is proposed;
As explained in Section 2.a and Section 2.6.i, the hospital campus has
been operational for 33 years and was planned as part of the Valencia
Master Plan. The type of use, hospital and medical services, and its
location are appropriate as the hospital campus is located on a major
arterial roadway (McBean .Parkway) in proximity to Interstate 5, the
Valley's regional town center, higher educational institutions, employment
centers and business parks, an amusement park, other medical facilities,
and a large residential population extending throughout the City of Santa
Clarita and unincorporated Los Angeles County.
With regard to the intensity of the use, multiple revisions to the original
master plan proposal have reduced a number of the land use, traffic, noise
and visual impacts as discussed in the September 2008 Revised Draft
EIR. 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. The current revised 2008 Master
26
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 modifications to building and structure placement, building
orientation, building height, architectural fagade treatments, and enhanced
landscaping have resulted in a master plan project that has greater
sensitivity to neighboring residential properties and softens the visual
change from these neighborhoods. In addition, both the conditions of
approval and the mitigation measures tied to each component of project
implementation will reduce impacts resulting from the intensification of
use.
vi. The harmful effect, if any, upon environmental quality and natural
resources.
The September 2008 Revised Draft EIR analyzed the full range of
potential environmental impacts that could result from the implementation
of the proposed HMNMH Master Plan including land use, traffic, noise,
air quality, solid waste, utilities, public services and visual impacts, among
others. The Mitigation Monitoring and Reporting Program list numerous
mitigations, by environmental area, that shall be applied to the project's
implementation phases. These measures are specifically designed to avoid
or lessen environmental impacts, or to reduce the level of potential
impacts to less than significant. As for the project's impact on natural
resources, the subject property is located within an established, mature,
master -planned community where existing roadway and utility
infrastructure is already in place. All development associated with master
plan implementation will occur on an already developed, improved
medical campus and will not directly harm natural resources. Of the 115
existing trees located along the HMNMH campus frontage or within the
McBean Parkway landscaped median, 46 trees will be removed as part of
Master Plan implementation for site preparation and roadway
improvements. The project proposes to mitigate any visual or natural
resource impact due to tree removal by planting 64 new trees — seven trees
within the McBean Parkway median and 57 trees along the HMNMH
frontage, for a total of 133 existing and new trees.
A Statement of Overriding Considerations is required in the areas of: (1)
construction and cumulative air quality; (2) cumulative global climate
change; (3) construction, operations and cumulative solid waste; and (4)
construction noise for specific impacts that cannot be reduced to a less
than significant level, regardless of the mitigation measures. With the
adoption of the Statement of Overriding Considerations, the City Council
27
has determined that the benefits resulting from project implementation
outweigh the impacts in the above environmental categories and that the
project will not adversely affect or be materially detrimental to adjacent
uses, residents, buildings, structures, or natural resources.
C. That the proposed location, size, design, and operating characteristics of the
proposed use and the conditions under which it would be operated or maintained
will not be detrimental to the public health, safety, or welfare, or materially
injurious to properties or improvements in the vicinity.
Expansion of the HMNMH campus facilities will have some impacts, as
identified in the September 2008 Revised Draft EIR. However, from an
operations standpoint, the expanded use of the existing hospital campus for
medical and hospital -related services will not be detrimental to the public health,
safety or welfare. In fact, the availability of emergency medical services,
emergency helicopter transport to and from the medical campus, and expanded
inpatient and outpatient medical care will provide a beneficial service to the Santa
Clarita Valley on a regional level that promotes the public health, safety and well
being of the community. As previously stated in Section 2.b.vi, all potential
environmental impacts have been analyzed in the September 2008 Revised Draft
EIR and mitigation measures have been assigned, as appropriate, to avoid and/or
reduce any potentially significant impacts that would affect the public health,
safety or welfare, or properties and improvements in the vicinity of the project
site. In addition, location, design and size modifications to the proposed buildings
and structures were incorporated into the Master Plan to address the traffic, visual,
and noise -related concerns of the community and to ensure that the expansion is
not materially injurious to properties in the immediate area. As discussed in
Section 2.b.vi, to the extent that there are unavoidable significant environmental
impacts, the City Council has determined, in the Statement of Overriding
Considerations, that the benefits of the project outweigh its environmental
impacts.
d. That the proposed use will comply with each of the applicable provisions of the
City's Unified Development Code, except for an approved variance or
adjustment.
The proposed project, with an approved Master Plan, is consistent with the
objectives of the Unified Development Code and development requirements of the
City of Santa Clanta. All Unified Development Code provisions have been met
and, for that reason, the project components do not necessitate a variance or
adjustment.
SECTION 3. WATER SUPPLY ASSESSMENT. The City Council hereby determines
that, based on the above findings of fact and recitals and the entire record, including, without
limitation, the entire HMNMH Master Plan Final EIR, oral and written testimony and other
evidence received at the public hearings held on the HMNMH Master Plan and EIR, reports and
W.
other transmittals from City staff to the City Council, and upon studies and investigations made
by the City Council and on its behalf, including, without limitation, the water supply analysis
within the EIR, projected water supplies will be sufficient to satisfy the demands of the
HMNMH Master Plan project, in addition to existing and planned future uses.
SECTION 4. Based upon the testimony and other evidence, if any, received at the
public hearing, and upon studies and investigations made by the City Council and on its behalf,
the City Council further finds and determines that this proposal is consistent with the City's
General Plan, subject to approval of the Master Plan.
SECTION 5. The City Council hereby approves Master Case 04-325 (Master Plan
04-022) for the Henry Mayo Newhall Memorial Hospital Master Plan to guide future
development of the medical campus facilities over a 15 -year period to include building heights in
excess of the City's 35' height threshold, the helnpad operation, and the exportation of dirt
(93,293 cubic yards) over the life of the project, subject to the Conditions of Approval, see
Exhibit B.
SECTION 6. The City Clerk shall certify to the adoption of this Resolution and certify
this record to be a full, complete, and correct copy of the action taken.
PASSED, APPROVED AND ADOPTED this 19th day of November, 2008.
1
ATTEST:
CITY CLERK,__
1
WRIVAr
Ar,-�- rNe",
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
I, Sharon L. Dawson, MMC, City Clerk of the City of Santa Clarita, do hereby certify
that the foregoing Resolution was duly adopted by the City Council of the City of Santa Clarita
at a regular meeting thereof, held on the 19th day of November, 2008, by the following vote:
AYES: COUNCILMEMBERS: Ender, McLean, Ferry, Weste
NOES: COUNCILMEMBERS: Kellar
ABSENT: COUNCILMEMBERS: None
90
CITY CLERK
1
I
\
'
1
1
1
STATE OF CALIFORNIA )
COUNTY OF LOS ANGELES ) ss.
CITY OF SANTA CLARITA )
CERTIFICATION OF
CITY COUNCIL RESOLUTION
I, Sharon L. Dawson, City Clerk of the City of Santa Clarita, do hereby certify that this is a true
and correct copy of the original Resolution No. 08-102, adopted by the City Council of the City
of Santa Clarita, California on November 19, 2008, which is now on file in my office.
Witness my hand and seal of the City of Santa Clarita, California, this day of
, 20_.
Sharon L. Dawson, MMC
City Clerk
By
Susan Caputo, CMC
Deputy City Clerk
EXHIBIT A TO RESOLUTION
HENRY MAYO NEWHALL MEMORIAL HOSPITAL MASTER PLAN
EXHIBITS
(ON FILE AT CITY OF SANTA CLARITA
COMMUNITY DEVELOPMENT DEPARTMENT)
1
1
EXHIBIT B TO RESOLUTION
HENRY MAYO NEWHALL MEMORIAL HOSPITAL MASTER PLAN
CONDITIONS OF APPROVAL
1
1
EXHIBIT B TO CITY COUNCIL RESOLUTION 08-102
Master Case 04-325
Henry Mayo Newhall Memorial Hospital Master Plan
Master Plan 04-022
Development Agreement 06-001
FINAL CONDITIONS OF APPROVAL
AS MODIFIED AT THE CITY COUNCIL MEETING OF NOVEMBER 19, 2008
GENERAL CONDITIONS
GC1. The approval of this Master Plan for the Henry Mayo Newhall Memorial Hospital Project
shall expire if not put into use within two years from the date of this approval, unless it is
extended in accordance with the terms and provisions of the City of Santa Clarita's Unified
Development Code or the approval and implementation of a Development Agreement. The
Master Plan entitlement is for a period of 15 years from the date of this approval.
GC2. The applicant shall be responsible for notifying the Department of Community
Development, in writing, of any change in ownership within 30 days of said change.
GC3. Unless otherwise apparent from the context, the term "applicant" shall include the
applicant and any other persons, corporation, or other entity making use of this grant. The
applicant shall defend, indemnify, and hold harmless the City of Santa Clarita, its agents,
officers, and employees from any claim, action, or proceeding against the City or its agents,
officers, or employees to attach, set aside, void, or annul the approval of this Project by the City,
which action is provided 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 cooperate in the defense, the applicant shall not thereafter be
responsible to defend, indemnify, or hold harmless the City. Nothing contained in this Condition
prohibits the City from participating in the defense of any claim, action, or proceeding, if both of
the following occur: 1) The City 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 settlement is approved by the applicant.
GC4. The property shall be developed and maintained in substantial conformance with the
approvals granted by the City. 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 08-102
Henry Mayo Newhall Memorial Hospital Master Plan
Conditions of Approval
Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001
Page 2 o121
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.
GC9. Unless otherwise specified in this document or if not applicable as determined by the
Director of Community Development, all Conditions of Approval shall be completed prior to the
issuance of the first building occupancy permit.
GC10. In the event that these Conditions of Approval 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 in GC1 or the certification by the City
Council of the environmental impact report for the Master Plan and Development Agreement, or
(ii) any action challenging or contesting the adoption of the Development Agreement for the
project between the City and the applicant.
PLANNING DIVISION
General Planning Conditions
PL1. The applicant shall have permission to construct the proposed project in accordance with
(i) the approved Master Plan attached as Exhibit "B" to City Council Resolution 08-, (ii) the
Conditions of Approval, and (iii) the Development Agreement for the project. This approval
shall allow for the implementation of the Henry Mayo Newhall Memorial Hospital Master Plan
over a 15 -year period. With the exception of Medical Office Building 1 and Parking Structure 1,
all buildings and parking structures shown on the Master Plan are conceptual. The Inpatient
Building, MOB 2, MOB 3, PS 2, PS 3 and PS 4 shall be subject to the approval of a
Development Review and approval of the Director of Community Development for conformance
with the Master Plan and all relevant development codes. The Director may refer any
development proposal, except those previously reviewed in a public hearing, to the Planning
Commission for their review as part of the Development Review process, provided the Director
makes a determination that the proposed building or parking structure is not consistent with the
approved Master Plan or the certified 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:
1
EXHIBIT A, RESOLUTION 08-102
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
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,
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
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;
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 facade 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
EXHIBIT A, RESOLUTION 08-102
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.
♦ Demolish the 8,000 square foot Foundation building to accommodate Medical Office
Building 3.
♦ Reconfigure surface parking to provide a total of 308 on-site spaces.
♦ Provide helipads on the rooftop of Parking Structure 1 and the Inpatient Building.
♦ Provide right turn pockets and modify traffic signals along the McBean Parkway project
frontage.
♦ Reconfigure 9,770 square feet of current administration space in the existing hospital
building to accommodate 18 additional new ICU beds. The current hospital administrative
functions would move to space within Medical Office Building 1.
♦ Export up to 93,293 cubic yards of dirt associated with subsurface excavation for the
Inpatient Building and Parking Structures 1, 2, 3, and 4 over the life of the project.
♦ Dedicate a minimum of 58 feet of public right-of-way from the centerline along the project
frontage plus additional right-of-way dedication to accommodate a new right -turn lane from
eastbound McBean Parkway to southbound Orchard Village Road to address future traffic
conditions.
PL2. The applicant shall provide for a community 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, an annual open house over the term of the 15 -year Master Plan,
advertised to all people within 1,000 feet of the hospital campus. The community outreach plan
shall be submitted to the Director of Community Development prior to the issuance of the first
building permit.
PL3. The project shall fully 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 08-102
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 approval. The applicant shall prepare a
comprehensive sign program for the campus consistent with the City's Sign Ordinance. This
sign program shall include all monument and wall signs for the proposed campus. In addition,
the sign program shall include a unified theme for on-site directional signs for directions to
parking structures and clear and concise signage to the emergency room. This shall include
wayfinding signage.
PL7. The applicant shall abide by the current City of Santa Clarita Noise Ordinance as it
relates to the hours of construction, or between the hours of 7:00 AM to 7:00 PM Monday
through Friday and 8:00 AM to 6:00 PM on Saturday, whichever is more restrictive. There shall
be no construction activities, including loading and unloading of materials and machinery or
vehicles idling, outside of the listed hours, on Sundays or on federal holidays, unless prior
approval is obtained. Failure to comply with this requirement could result in a "stop work"
notice being issued for up to 180 days and/or fines. The applicants shall provide this information
to all contractors performing work on the project site as part of their contracts to ensure
conformance.
Helipad Operations
PL8. The proposed project includes the construction and maintenance of two helipads. The
first helipad will be constructed on Parking Structure 1 and serve as the primary helipad until the
Inpatient Building is operational. The second rooftop helipad to be constructed on the Inpatient
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.
PL9. The applicant shall comply with all requirements of OSHPD (Office of Statewide Health
Planning and Development) with regard to operation of the helipads.
PL10. The applicant shall conduct a noise study within three months of construction of the
helipad on Parking Structure 1 and the Inpatient Building to ensure compliance with all
applicable Federal, State and local standards. This noise study shall conform to the standards,
methodology and scope of the Helicopter Noise Analysis conducted for the Henry Mayo
Newhall Memorial Hospital by BridgeNet International.
EXHIBIT A, RESOLUTION 08-102
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
PL11. The applicant shall store all chemicals in compliance with the applicable standards
relating to the storage of hazardous chemicals and shall obtain the appropriate approvals from the
Los Angeles County Fire Department, OSHPD, and other affected agencies for the storage of
hazardous chemicals relating to a helipad.
Architectural Conditions
PL12. All structures, including those used for parking, shall include an enhanced level of
architectural detail consistent with MOB 1 and PS 1 approved with this Master Plan and to the
satisfaction of the Director of Community Development. 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.
PL13. All buildings require 360° architecture and must conform to all of the City's development
standards including the Commercial/Industrial Standards of the Unified Development Code
(Section 17.15.040 of the UDC) along with the Architectural Design Guidelines.
PL14. All roof -mounted equipment shall be adequately screened from 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 building and equipment to be screened prior to
the issuance of any building permit.
PL15. The applicant shall provide pedestrian amenities as part of the project approval including
but not limited to:
(1) A direct, pedestrian walkway with pavers from Parking Structure 1 to Medical Office
Building 1;
(2) A pedestrian plaza area to provide a clear path of travel between MOB 3 with the
adjacent Parking Structure 2 and Parking Structure 3 to include landscape and hardscape
features and other pedestrian amenities to aesthetically enhance the area and soften the
massing of PS 2 and PS 3; and
(3) A covered pedestrian trellis feature between MOB 2 and the existing MOB F. This
shall include landscape and hardscape features and other pedestrian amenities that will
provide an aesthetic enhancement along the McBean Parkway corridor and provide a
clear pedestrian connection between the two buildings.
PL16. Prior to the Certificate of Occupancy for each medical office building, the applicant shall
provide adequate trash enclosures to serve the project site. The enclosures shall be architecturally
EXHIBIT A, RESOLUTION 08-102
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
compatible with the Master Plan, have solid roofs, and be convenient for both tenants and for the
collection vehicles.
Parking
PL17. To maximize the on-site parking for non -construction uses, the 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, to include a shuttle system or
other similar transportation method to and from the hospital campus. The Plan shall be approved
by the Director of Community Development prior to the issuance of any building permit
included in the HMNMH Master Plan.
PL18. 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.
PL19. 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.
PL20. 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, emergency vehicle parking,
limited term parking adjacent to the emergency room, and designated hospital staff parking per
UDC Section 17.18.130.
PL21. Exclusive of handicapped parking spaces, all new parking spaces shall be a minimum of
9' wide by 18' in length and drive aisles shall be a minimum of 26' in width unless additional
width is required by the Los Angeles County Fire Department or City of Santa Clanta
Department of Public Works. Parallel parking on the "ring road" shall be a minimum of 10 feet
in width by 20 feet in length exclusive of the required drive aisle width. All other sections of the
parking requirements shall apply to this project.
PL22. Existing MOBS A-E shall be parked at the current City standard of one parking space for
each 200 square feet of floor area (as defined in the City's UDC) prior to occupancy of MOB 1.
PL23. Prior to issuance of the first building permit, the applicant shall record with the County
Recorder a reciprocal parking easement/agreement between the two existing parcels and any
future subdivisions affecting the parcels to encompass all parking spaces within the project site.
Prior to being filed with the County Recorder, the reciprocal parking easement/agreement shall
be reviewed and approved by the Director of Community Development.
EXHIBIT A, RESOLUTION 08-102
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
PL24. Additional Parking and On -Site Circulation Implementation Strategies listed in Section 6
of Appendix K, the Parking Study Report dated May 19, 2008, for the Henry Mayo Newhall
Memorial Hospital EIR shall be implemented in order to maintain adequate parking for the
campus and to avoid any unanticipated impacts to nearby residential streets during construction
and/or project operations. These strategies shall include applying a "crosscheck" formula prior
to each stage of development, monitoring actual peak parking demands following each stage of
Master Plan development, and may include implementation of electronic wayfinding displays at
strategic locations tied to parking availability monitoring and "real time" reporting, as deemed
necessary by the Director of Community Development.
PL25. Prior to the issuance of a certificate of occupancy for MOB1, all parallel parking spaces
located along the campus ring road shall be marked, subject to the review and approval of the
Director of Community Development.
PL26. The HMNMH shall work with the City's Community Development Department to
develop plans to provide MRI services in close proximity to the main hospital building, to the
satisfaction of the Community Development Director.
Landscape
LRL The Landscape Plans submitted for each Master Plan building and parking structure shall
conform to all current Municipal Code/Unified Development Code requirements for landscaping.
Applicable Code sections include but are not limited to:
§ 17.15.020(J)(9) (property development standards)
§ 17.15.040((A)(4) (property development standards)
§ 17.18.070(E) (parking 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
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 Master Plan exhibits. The
plantings shall be installed at the time frontage improvements are made and prior to occupancy
of any new Master Plan building or parking structure. The applicant shall submit a landscape
EXHIBIT A, RESOLUTION 08-102
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
plan of the McBean Parkway frontage for City review that specifies species, locations, and
container sizes at time of planting. Tree sizes shall be 24" box minimum with 25% of the trees
36" box, 10% of the trees 48" box, and 5% of the trees 60" box to achieve buffering to maintain
the landscape characteristic.
LR4. Within 120 days of the approval of the project, the applicant shall install significant
plantings along the western property line to screen all future site development from the adjacent
residences. The applicant shall submit a landscape plan for City review within 60 days of project.
approval that shows locations of tree and shrub plantings, species, and container size at time of
planting. Tree sizes shall be 24" box at minimum with 25% of the trees 36" box and 15% of the
trees 48" box containers and be of suitable species in order to achieve adequate coverage to the
satisfaction of the Director of Community Development. Tree screening may also be
supplemented by appropriate species of 15 gallon shrubs.
LRS. Within 120 days of the approval of the project, the applicant shall augment the planting
on the northern slope to further screen the buildings and parking structures on the HMNMH
campus from the Summit residential community to the north. Similar to the timeframe listed
above in Condition LR4, the applicant shall submit for City review a landscape plan within 60
days of project approval that shows locations of tree and shrub plantings, species, and container
size at time of planting. Tree sizes shall be 24" box at a minimum and be of suitable species in
order to achieve increased buffering to the satisfaction of the Director of Community
Development.
LR6. Each parking structure shall include a fagade trellis planting system such as a greenscreen
modular trellis, or its equivalent, on the sides that are visible from the public streets and adjacent
residences. The fagade trellis system shall include permanent irrigation and be maintained in
perpetuity. In addition, each parking structure shall include landscape buffer areas directly
adjacent and shall include plant material that will adequately provide additional screening of the
parking structures.
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
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 per four 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 the 71 -space surface parking lot.
EXHIBIT A, RESOLUTION 08-102
Henry Mayo Newhall Memorial Hospital Master Plan
Conditions of Approval
Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001
Page 10 o121
With the construction of Parking Structure 4, however, the community holiday tree would be
removed. The tree shall either be relocated or a new specimen planted at an alternative location
at the center roundabout median at the main hospital building. The community holiday tree shall
be accessible for community events and provide a focal point when entering the campus at the
main driveway. This improvement shall be to the satisfaction of the Director of Community
Development.
LR10. Prior to issuance of a certificate of occupancy for the Inpatient Building, the applicant
shall provide a "healing garden" for the campus to the satisfaction of the Director of Community
Development. The "healing garden" shall be a space designed for passive use for patients,
visitors, and staff. It shall be suitably separated and screened from other uses, shall include
elements to engage interest—such as a water feature and plantings—and shall be adequately
accessible for the intended users.
LR11. The planting plan for any improvement on-site shall not include Eucalyptus trees. All
improvements to the landscape design are to be complementary to the characteristics of the
surrounding area and suitable for the environmental conditions of the Santa Clarita Valley.
Commonly over -planted species such as Agapanthus, Rhaphiolepis, Dietes, Pittosporum tobira,
and Phormium tenax are not permitted.
LR12. Prior to issuance of grading and building permits for each building and parking structure
identified in the Master Plan, the applicant shall provide final Landscape Plans—that includes
planting and irrigation—of the required landscaping associated with the specific building or
parking structure for review and approval. The plan shall be prepared by a California -registered
Landscape Architect who is familiar with the plant palette suitable for Santa Clanta (Sunset
Western Garden Book Zone 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).
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 plans shall show tree species
selection, distribution and spacing to provide 50 percent canopy coverage of all surface
parking areas within five years of planting. Parking spaces within parking structures are
exempt from this requirement. (§ 1718 070(E)(10))
EXHIBIT A, RESOLUTION 08-102
Henry Mayo Newhall Memorial Hospital Master Plan
Conditions of Approval
Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001
Page i l of 28
iv.Landscape plans shall show screen hedges and/or planted earthen berms, not less than
thirty (30) inches or more than forty-two (42) inches in height, at specified locations on
parking lot perimeters. Individual hedge plants shall be 36" tall and spaced so that they
touch leaf -to -leaf at time of final inspection. (§ 17.18.070(D) (1))
v.Where parking and/or drive aisles abut walls, fences, property lines, walkways or
structures, landscape and site plans shall show planter beds delineated by continuous
concrete curbing at least six (6) inches high and six (6) inches wide, at least (3) feet from
such walls, fences, etc. These planter beds shall be landscaped except as permitted by the
Director of Community Development. (§ 17.18.070(E) (9))
vi.The plant palette shall not include any plants listed as invasive exotic pest plants by the
California Invasive Plant Council (lists available on-line), or other plants determined to
be invasive by a competent botanist or biologist.
vii.Landscape plans shall show plant material to screen, at maturity, all trash enclosures,
transformer boxes, vault boxes, backflow devices, and other exterior mechanical
equipment. Screening material may include trees, shrubs (15 -gallon minimum size),
clinging vines, etc. Masonry block (concrete masonry unit) trash enclosures shall be
screened with both shrubs and clinging vines. (§ 17.15.040(B) (1-4)
viii.Landscape plans shall show locations of all lighting standards, where applicable.
ix.The applicant shall apply jute netting to all graded or disturbed slopes five feet (5') and
higher in vertical elevation and elsewhere where needed for erosion control, and shall
landscape graded slopes. (§ 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.
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).
LR14. Prior to the issuance of the Certificate of Occupancy for each building and parking
structure, the applicant shall install all irrigation and planting, including irrigation controllers,
EXHIBIT A, RESOLUTION 08-102
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
staking, mulching, etc., according to the approved Landscape Plan. The Director of Community
Development may impose additional inspection fees if more than one landscape installation
inspection is required. The applicant shall submit to the Director of Community Development a
letter from the project landscape architect certifying that all landscape materials and irrigation
have been installed and function according to the approved landscape plans.
LR15. Prior to planting, the applicant shall flag all tree locations along the project's street -facing
frontage and call the Planning Division, Landscape Review official for a pre -planting inspection.
DEVELOPMENT SERVICES / ENGINEERING DIVISION
General Requirements — Mapping
ENI. Prior to issuance of the first building or parking structure permit, the applicant shall record
a reciprocal access easement and maintenance agreement for all shared driveways and drive
aisles within the project site, as directed by the City Engineer.
EN2. Prior to issuance of each building and parking structure permit, the applicant shall
quitclaim or relocate easements running through proposed structures, as directed by the City
Engineer.
EN3. Prior to issuance of each building and parking structure permit, the applicant shall grant
any necessary easements by separate document. The easement documents shall be reviewed and
approved by the City Engineer.
Grading, Drainage & Geology Requirements
EN4. Should evidence of archaeological or paleontological resources occur during grading and
construction activities, operations would be required to cease and a qualified archaeologist shall
be contacted to determine the appropriate course of action. In the event human remains are
encountered during earth removal or disturbance activities, all activities would be required to
cease immediately and a qualified archaeologist and Native American monitor shall be
immediately contacted. The Coroner shall be contacted pursuant to Sections 5097.98 and
5097.99 of the Public Resources Code relative to Native American remains.
EN5. Prior to issuance of a grading pen -nit 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 the geologist and/or soils engineer that addresses all submitted
recommendations.
EN6. Prior to the issuance of a grading permit for each OSHPD building, the applicant shall
comply with all State requirements for construction. A geology report must be submitted to the
State for their approval.
EXHIBIT A, RESOLUTION 08-102
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
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
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 being prepared, a certified corrosion
engineer shall be consulted to determine the necessary project design features, that are standard
in the corrosion engineering profession, to minimize the effects of corrosive soils. Buried metal
piping shall be protected with suitable coatings, wrappings, seals or other suitable material based
upon the corrosion engineer's conclusions. Any recommendations in the study shall be
implemented during site grading and construction.
EN10. The Master Plan shows a maximum export of 93,293 cubic yards of dirt over the life of
the project. Prior to issuance of a grading permit for each building/structure that involves export,
the applicant shall submit a copy of the approval for the export -receiving site and an exhibit of
the proposed haul route. The applicant is responsible to obtain approval from all applicable
agencies for the dirt hauling operation.
EN 11. The applicant shall comply with the following requirements for the dirt hauling operation:
■ Obtain an encroachment permit from the City's Engineering Division for the work.
■ The hours of operation shall be as follows:
Monday — Friday: 9:00 AM — 3:00 PM
Saturday: 9:00 AM — 6:00 PM
No work on Sundays and holidays
Provide continuous street sweeping service on all City streets along the haul route during
all hours of work to the satisfaction of the City Engineer.
Provide traffic 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
EXHIBIT A, RESOLUTION 08-102
Henry Mayo Newhall Memorial Hospital Master Plan
Conditions of Approval
Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001
Page 14 o121
$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
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's Unified Development Code
and street design criteria, to the satisfaction of the City Engineer.
EN14. Prior to any construction (including, but not limited to, drive approaches, sidewalks, curb
and gutter), trenching or grading within public right-of-way, the applicant shall submit a street
improvement plan consistent with the approved Master Plan and Conditions of Approval, and
obtain encroachment permits from the Engineering Division,
ENI 5. Prior to issuance of building permits for each building or parking structure, the applicant
shall dedicate to the City the additional street right-of-way required for all street improvements
as identified in the certified Final Environmental Impact Report and Mitigation Monitoring and
Reporting Program, to the satisfaction of the City Engineer.
EN16. Prior to occupancy of each building or parking structure, the applicant shall construct all
street improvements as identified in the certified Final Environmental Impact Report and
Mitigation Monitoring and Reporting Program required to adequately serve this development,
unless modified by an approved Development Agreement.
EN 17 Prior to issuance of the first building or parking structure permit, the applicant shall
dedicate additional street right-of-way for a minimum of 58 feet from centerline on McBean
Parkway along the project frontage, as directed by the City Engineer. See Traffic Engineering's
and Transit's conditions of approval for additional right-of-way dedication requirements.
ENI 8. The applicant shall construct drive approaches per APWA Standard 110-1, Type C.
EN 19. 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:
Street
Curb &
Base &
Street
Street
Landscaped
Sidewalk
Naive
Gutter
Paving
Lights
Trees
Median
McBean
Parkway
X
X
X
X
X
X
EXHIBIT A, RESOLUTION 08-102
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
EN20. The applicant shall reconstruct the main entrance to the site (McBean Parkway at Orchard
Village Road) as a standard street intersection.
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-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.
EN23. Prior to occupancy of the first building or parking structure, the applicant shall replace
abandoned driveways along the project's frontage with standard curb, gutter, sidewalk, and
pavement per APWA standards, to the satisfaction of the City Engineer.
EN24. Prior to issuance of the Certificate of Occupancy of each building shell and parking
structure, the applicant shall repair any broken or damaged curb, gutter and sidewalk, and
refurbish the half section of pavement on streets abutting the project, to the discretion of the City
Engineer.
Sewer Improvement Requirements
EN25. Prior to issuance of building permits for the first building requiring sewer service, the
applicant shall provide a sewer area study in accordance with City policies for review and
approval by the City Engineer. The study shall analyze the proposed sewage from the project
based on ultimate build -out. Updated sewer area studies shall be required prior to the issuance of
building permits for each new building.
EN26. Prior to occupancy of the first building requiring sewer service, the applicant shall
construct all sewer upgrades per the approved sewer area study, to the satisfaction of the City
Engineer.
EN27. The on-site sewer shall be a privately maintained system. All sewer lines shall have a
minimum 2% slope and pipe inverts shall be 6 feet below the curb grade, or built to a public
standard. Prior to grading plan approval, the applicant shall demonstrate that all sewer pipes
meet these requirements with 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 08-102
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 credit or any other acceptable
means. Occupancy shall be withheld if the improvements are not completed.
EN30. Prior to issuance of each building permit, the applicant shall pay the applicable Bridge
and Thoroughfare (B&T) District Fee to implement the Circulation Element of the General Plan
as a means of mitigating the traffic impact of this project.
This project is located in the Valencia B&T District. The B&T rate is subject to change
and is based on the rate at the time of payment. The total square footage of the proposed
buildings as provided by the applicant is as follows:
MOB 1 = 80,000 SF
MOB 2 = 60,000 SF
MOB 3 = 60,000 SF
Inpatient Building = 125,363 SF
Central Plant = 10,000 SF
Total = 335,363 SF
The B&T Fee shall be calculated as follows: = Proposed building; SF x 5 x District Fee
43,560
TRAFFIC ENGINEERING DIVISION
TE1. Adequate sight visibility is required at all intersections (street -street intersections or
driveway -street 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 grading plan. All necessary easements for this purpose shall be recorded
with the final map. This shall be shown on all applicable plans prior to issuance of first building
pen -nit.
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.
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.
EXHIBIT A, RESOLUTION 08-102
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
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 applicant shall obtain approval from
the L.A. County Fire Department for any private driveway sections.
TET Prior to issuance of the first building occupancy, the applicant shall post "No Parking—
Fire Lane" signs along all driveways with a curb -to -curb width of less than 34 feet. This shall be
shown on all applicable plans prior to issuance of first building permit.
TE8. The location, width and depth of all project driveways shall conform to the approved site
plan. This shall be shown on all applicable plans prior to issuance of first building permit. No
additional driveways shall be permitted.
TE9. Any dead-end drive aisles shall have a hammerhead or turn -around area to facilitate
vehicular movements. This shall be shown on all applicable plans prior to issuance of first
building permit.
TE10. The site shall be designed to adequately accommodate all vehicles (e.g. automobiles,
vans, trucks) that can be expected to access the site. This includes, but is not limited to, adequate
maneuvering areas around loading zones and parking spaces, and appropriate turning radii.
TE 11. Prior to issuance of the first building occupancy for MOB 2 or Inpatient Building
(whichever is first), the applicant shall provide a right-turn/deceleration lane on westbound
McBean Parkway at the main hospital driveway/Orchard Village Road. The
right-turn/deceleration lane shall have 300 feet of storage and 120 feet of taper. This shall be
shown on all applicable plans prior to issuance of first building permit.
TE12. Prior to issuance of the first building occupancy for MOB 2, the applicant shall provide a
right-turn/deceleration lane on westbound McBean Parkway at the westerly hospital driveway.
The nght-turn/deceleration lane shall have 300 feet of storage and 90 feet of taper and shall be
constructed at the ultimate 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.
TE 14. 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
EXHIBIT A, RESOLUTION 08-102
Henry Mayo Newhall Memorial Hospital Master Plan
Conditions of Approval
Master Case 04-325 — Master Plan 04-022 / Development Agreement 06-001
Page 18 o128
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 MOB 1, the applicant shall extend
the existing left -turn pocket on northbound Orchard Village Road at McBean Parkway to provide
300 feet of storage and 90 feet of taper. This shall be shown 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 issuance of first building permit.
TE17. Prior to the issuance of the first building occupancy for MOB 1, the intersection listed
below shall be in place and shall include the required number of lanes and operational traffic
signal. 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: I left -turn lane, 2 through lanes, 1 shared through/right-turn lane
Westbound: 2 left -turn lanes, 2 through lanes, 1 shared through/right-turn lane
Northbound: I left -turn lane, 1 shared through/left-turn lane, 2 right -turn lanes
Southbound: I left -turn lane, 1 through lane, 1 shared through/right-turn lane
b. Orchard Village Road/Wiley Canyon Road:
Eastbound: 21eft-turn lanes, 1 through lane, 1 shared through/right-turn lane
Westbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane
Northbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane
Southbound: 1 left -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: 2 left -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
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.
EXHIBIT A, RESOLUTION 08-102
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
a. McBean Parkway/Orchard Village Road/Hospital Driveway:
Eastbound: 1 left -turn lane, 2 through lanes, 1 shared through/right-turn lane
Westbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane
Northbound: 1 left -turn lane, 1 shared through/left-turn lane, 2 right -turn lanes
Southbound: 1 left -turn lane, 2 through lanes, 1 right -turn lane
b. McBean Parkway/Magic Mountain Parkway:
Eastbound: 2 left -turn lanes, 3 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: 21eft-turn lanes, 4 through lanes, 1 right -turn lane
c. Valencia Boulevard/Magic Mountain Parkway:
Eastbound: 2 left -turn lanes, 1 through lane, 1 shared through/right-turn lane
Westbound: 21eft-turn lanes, 1 through lane, 1 shared through/right-turn lane
Northbound: 1 left -turn lane, 2 through lanes, 1 shared through/right-turn lane
Southbound: 1 left -turn lane, 3 through lanes, 2 right -turn lanes
TE19. Prior to the issuance of the first building occupancy for MOB 3, 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 through/right-turn lane
Westbound: 2 left -turn lanes, 3 through lanes, 1 right -turn lane
Northbound: 1 left -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.
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,
EXHIBIT A, RESOLUTION 08-102
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
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 2006 Climate Action Team Report
to Governor Arnold Schwarzeneggar and the Legislature from Cal EPA within the TDM plan.
The applicant shall submit an annual report on the TDM program to the City.
TE22. Prior to issuance of the first building occupancy for MOB 1, the applicant shall pay a
traffic -signal timing fee for the update of the traffic -signal 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 along the corridors impacted by
project -related traffic, through traffic signal retiming and related infrastructure improvements.
TE23. Prior to issuance of the first building occupancy for MOB 1, the applicant shall submit a
traffic signal phasing and timing plan for the intersection of McBean Parkway/Avenida
Navarre/Easterly Hospital Driveway that provides left -turn phasing for the eastbound left -turn
movement. The traffic signal phasing and timing plan shall be prepared to the satisfaction of the
Director of Public Works.
TE24. Prior to issuance of the first building occupancy for MOB 1, the applicant shall submit a
traffic signal phasing and timing plan for the intersection of Orchard Village Road and Wiley
Canyon Road that provides right -turn overlap phasing for the northbound right -turn movement.
The traffic signal phasing and timing plan shall be prepared to the satisfaction of the Director of
Public Works.
TE25. Prior to issuance of the first building occupancy for MOB 1, the applicant shall submit a
traffic signal phasing and timing plan for the intersection of McBean Parkway and Magic
Mountain Parkway that provides right -turn overlap phasing for the westbound right -turn
movement. The traffic signal phasing and timing plan shall be prepared to the satisfaction of the
Director of Public Works.
BUILDING AND SAFETY DIVISION
General Comments
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.com.
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:
EXHIBIT A, RESOLUTION 08-102
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
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;
d. Los Angeles County Environmental Services (Health Department);
e. Los Angeles County Environmental Programs (Industrial Waste); and
f State of California Division of Oil and Gas.
An agency referral list is available at the City's Building and Safety Division public counter.
Specific Comments
BS4. Office of Statewide Health Planning and Development (OSHPD) has jurisdiction for a
building permit and inspection for one or more of these buildings. The Santa Clarita Building
and Safety Division will review and issue building permits for the parking structures, and all
other non-OSHPD buildings where 24-hour patient care,will not be provided.
BS5. If open yards are used for the floor area justification per Section 503 of the California
Building Code, a recorded Yard Agreement to maintain these yards as open will be required
prior to issuance of permits.
BS6. All buildings that require plumbing waste discharge shall have a connection to a public
sewer.
BST Drain, waste, vent and on-site sewer lines and laterals shall have a minimum 2% slope
per the California Plumbing Code, or shall be built to a public system standard. Set your pads
accordingly.
BS8. The California Plumbing Code shall be used to determine the minimum number of
plumbing fixtures (not 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.
BS 10. 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.
BS 11. 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: (I 114B.1.2, 1127B.1 & 1133B.1.1)
a. Exits serving smoke -proof enclosures, stairwells and exit doors servicing stairs only
need not be made accessible.
EXHIBIT A, RESOLUTION 08-102
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
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 and existing buildings on the campus
(1127B.1).
BS13. Pedestrian walkway structures that connect buildings together through a covered common
walkway shall comply with Section 3104 of the California Building Code.
BS14. In a medical office building, any tenants that will be licensed medical clinics shall
comply with OSHPD 3 requirements of the State codes, and must be identified as such at the
time of plan submittal (certain medical clinics may be eligible for licensing by the State).
BS15. The project is required to provide parking for the disabled in accordance with California
Building Code section 112913.3. It requires 10% of the total parking spaces designated for
Outpatient Clinics and Outpatient Facilities to be accessible. This rate increases to 20% for units
and facilities that specialize in treatment or services for persons with mobility impairments.
With each new medical office building, the applicant shall provide a breakdown of the
anticipated square footage for any facilities that will be in either of these two categories and
allow for the overall parking scheme for each building on the hospital campus to accommodate
the corresponding number of handicap accessible parking spaces based on the 10% or 20% rate,
where applicable.
BS16. Accessible parking spaces serving a particular building shall be located on the shortest
accessible route of travel to an accessible pedestrian entrance of the parking facility.
BS 17. Provide accessible parking spaces dispersed throughout the HMNMH campus in both the
covered parking and non -covered parking areas, pursuant to the approved Master Plan.
BS 18. All new and existing curb ramps shall not encroach into the unloading zone of any
accessible parking spaces.
BS19. Professional medical offices with an occupancy group of `B" or "I" shall be made
accessible and shall also comply with Section 1109B. (I 105B.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. (110913.2)
b. Passenger loading zones shall provide an access aisle at least 60 inches wide and 20
feet long adjacent and parallel to the vehicle pull-up space. (110913.2)
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. (110913.2)
e. The western fagade of MOB 3 shall be restricted from having a passenger loading zone.
EXHIBIT A, RESOLUTION 08-102
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
BS20. Bus stops shall be covered and accessible to the disabled.
ENVIRONMENTAL SERVICES DIVISION
ES1. This project will result in alteration of more than fifty percent of the previously existing
development, and is therefore a "redevelopment planning priority project" under the City's
NPDES Municipal Stormwater Permit. Prior to issuance of the first grading permit, the applicant
shall have approved by the City Engineer an Urban Stormwater Mitigation Plan (USMP) for the
entire project site. The USMP shall include the applicant's schedule for implementation of the
USMP. The USMP shall incorporate appropriate post -construction Best Management Practices
(BMPs), maximize pervious surfaces, and include infiltration into the design of the project. The
applicant is referred to the Standard Urban Stormwater Mitigation Plan (SUSMP) guide for
details.
ES2. All drainage collection, retention, and infiltration facilities of the individual development
sites shall be constructed, maintained, and designed in accordance with the Standard Urban
Stormwater Mitigation Plan (SUSMP) and Urban Stormwater Management Plans (USMP)
prepared for the Project, to the satisfaction of the City of Santa Clarita Director of Public Works,
prior to the issuance of grading permits.
ES3. The Project Applicant shall prepare and submit a NOI to comply with the Construction
General Permit to the California Regional Water Quality Control Board (RWQCB). A copy of
the NOI acknowledgement from the RWQCB must be submitted to the City of Santa Clarita
prior to the issuance of any grading permit or demolition permit.
ES4. The Project Applicant 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 Santa Clarita for approval. A copy of the SWPPP shall be available at
the construction site and 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
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 with a solid roof. Half of
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EXHIBIT A, RESOLUTION 08-102
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
the containers shall be reserved for recyclable materials only. The containers shall be located to
provide convenient pedestrian and collection vehicle access. For MOB1 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 or 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 and recycling receptacles shall be made
available for public and staff use on each floor of PSI to the satisfaction of the Environmental
Services Division.
EST Prior to issuance of building permits for each building and structure, the applicant shall
do the following to increase diversion and encourage source reduction of solid waste.
■ The applicant shall prepare and submit a comprehensive outdoor recycling program for
the campus. The program shall include locations for recycling bins in outdoor locations.
■ The applicant shall prepare and submit a comprehensive internal waste reduction and
recycling program for the proposed buildings on the campus. The program shall include
locations for recycling bins at indoor locations.
■ Prior to the issuance of the first building permit, the applicant shall adopt and submit an
Environmentally Preferable Purchasing (EPP) Policy to promote the use of products
made from recycled materials.
The plans for these programs shall be prepared, submitted, and approved by the Environmental
Services Division prior to the issuance of any building permits. The plans shall include methods
in which the facility will meet a minimum diversion requirement of 50%, but keeping in mind
the City's diversion goal of diverting 75% of waste from landfills. This program shall include a
method for an annual monitoring program for the City to evaluate diversion rates on a yearly
basis. The facility shall be required 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:
■ 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.
EXHIBIT A, RESOLUTION 08-102
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 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 proving that 50% of the inert
and remaining C&D waste was diverted.
ES10. All projects within the City that are not self -hauling their waste materials must use one of
the City's franchised haulers for temporary and roll -off bin collection services. Please contact
City's Environmental Services Division staff for a complete list of franchised haulers in the City.
SPECIAL DISTRICTS/ADMINISTRATIVE SERVICES
SDI. No on-site, private property landscaping will be maintained by the City's Landscape
Maintenance District (LMD).
SD2. Prior to the issuance of the first building permit, the applicant shall annex parcels into the
LMD for the maintenance and improvement of landscaped medians and streetscapes. The
applicant shall agree to a LMD assessment pursuant to the LMD benefit received by the
property. A minimum of 90-120 days is required for annexation processing.
SD3. Prior to the issuance of the first building permit, landscape maintenance and access
easements shall be provided.
SD4. All modifications caused by the project to LMD service areas generally described as
improvements within public rights-of-way and/or dedicated landscape easements within project
area must comply with design standards approved by the Deputy City Manager/ Director of
Administrative Services. Improvements would include but not be limited to installed or
proposed to be installed or moved: landscaping, planting, shrubbery, trees, irrigation systems,
hardscapes and fixtures; statuary, fountains and other ornamental structures and facilities; public
lighting facilities; facilities which 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 debris, the installation or construction of curbs, gutters, walls, sidewalks, or paving,
or water, irrigation, drainage, 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.
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.
EXHIBIT A, RESOLUTION 08-102
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
SD7. The applicant shall obtain approval for any construction or removal of improvements
described in SD4 from the Deputy City Manager/Director of Administrative 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 street lighting and
traffic signals. A minimum of 120 days is required to process the annexation, which must be
completed prior to the first building permit issuance.
SD9. Prior to disturbance and/or removal of trees within the public right-of-way and/or
dedicated landscape easement areas, the applicant shall have a biologist present to ensure that no
active bird nest will be impacted during the nesting season (February 15 through August 15).
Consistent with the Migratory Bird Treaty Act guidelines, if an active nest is found, a 200' NO
WORK ZONE (500' for raptors) shall be established around the tree until the fledglings have left
the nest. Bird nests on site are also subject to the guidelines.
SD 10. Upon annexation to the City's LMD, an inventory of the existing
trees located along the rear slope of the hospital campus shall be conducted to determine
the overall health and viability of the trees and to identify measures that may be needed for the
long-term maintenance of this landscape buffer, up to and including planting of additional trees
and tree replacements, as appropriate.
LOS ANGELES COUNTY FIRE DEPARTMENT
FD 1. Upon City approval of the Master Plan and EIR, architectural plans shall be submitted for
review and approval by the Valencia Fire Prevention Office. At that time all fire hydrant locations
will be determined, any reductions in fire flow shall also be addressed during the architectural
review process.
FD2. Fire hydrant locations for both public and on-site shall be determined upon submittal of
final architectural plans to the Valencia Fire Prevention Office (661-286-8821). Public hydrant
spacing is every 300 feet, measured from existing fire hydrant locations. On-site fire hydrant
locations may be spaced anywhere between 300 - 600 feet apart The required fire flow may be
reduced as determined by the Santa Clarita Fire Prevention office during the architectural plan
review.
FD3. Access to the 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 08-102
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 the two bus stops along the
McBean Parkway frontage to the pedestrian pathway system within the HMNMH campus.
TR3. The applicant shall provide a bus stop and turnout, at the following locations pursuant to
the requirements of the Department of Public Works and the City's Transit Division:
a. Westbound McBean Parkway, far side of Avenida Navarre prior to issuance of the
Certificate of Occupancy for MOB 1; and
b. Westbound McBean Parkway, far side of Orchard Village Road prior to issuance
of the Certificate of Occupancy for MOB.
TR4. The applicant shall demonstrate on the site plans that the bus stop is free and clear of
utility projections and shall show all other amenities, landscaping and utilities within a 100 -foot
radius of each bus stop.
TR5. At the indicated locations of the bus stops, the applicant shall provide a permanent
stylized structure that compliments the architecture of the adjacent HMNMH campus (contact
the Transit Division for information), and consists of:
a. A 25' x 10' concrete pad placed behind the sidewalk;
b. Bench;
C. Trash receptacle; and
d. Lighting (all electrical conduits shall be located within the shelter structure).
TR6. All mechanical devices (including electric meter) or vault boxes shall be screened from
public view either by location or with mature landscape, vines, etc. Shelter design, structure and
amenities shall be approved by the appropriate City staff including Planning, Building and
Safety, Engineering, Special Districts and Transit. Bench and trash receptacle specifications and
all appropriate paperwork for the bus shelter shall be supplied to the Transit Division prior to
installation.
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.
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EXHIBIT A, RESOLUTION 08-102
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
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.
TR9. The bus turnouts shall be located a minimum of 100 feet from the curb return, or as
specified by City staff.
TRIO. 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 letter 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.
TRI 1. At the location of the bus stops, the sidewalk shall meet the street for no less than 30 feet.
TR12. The applicant shall construct an in -street concrete pad pursuant to the current City
standard and APWA 13 1 -1 at all required bus stops.
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