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Ordinance - 2461ORDINANCE N O. 2 4 6 1 AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF WEST COVINA, CALIFORNIA, APPROVING ZONE CHANGE NO. 17-02, RELATED TO THE UPDATING OF ONE PARCEL WITHIN THE CITY AND THE ADOPTION OF THE QUEEN OF THE VALLEY HOSPITAL SPECIFIC PLAN SP-01 ZONE CHANGE NO. 17-02 CERTIFICATION OF DRAFT PROGRAM ENVIRONMENTAL IMPACT REPORT APPLICANT: Emanate Health (formerly Citrus Valley Health Partners) LOCATION: 1115 and 1135 S. Sunset Avenue and 1615 West Merced Avenue WHEREAS, there was filed with this City a verified application on the forms prescribed in Section 26-153 and 26-199 of the West Covina Municipal Code, for the reclassification from: From the Queen of the Valley Specific Plan (1987) to the new Queen of the Valley Specific Plan (2019) on certain properties generally described as Assessor's Parcel Number 8468-017-11 through 13 and 8468-017-015 in the records of the Los Angeles County Assessor; and from; "Residential 20" to "Specific Plan" on that certain property generally described as Assessor's Parcel Number 8468-016-910 in the records of the Los Angeles County Assessor; and WHEREAS, local governments are authorized by Government Code section 65450 et seq., to prepare specific plans for the systematic implementation of the general plan; and WHEREAS, the Specific Plan implements the policies of the General Plan by providing an orderly, functional and compatible land use pattern; and WHEREAS, consistent with the request, the applicant has also requested a General Plan Amendment (No. 18-02) to amend the designation of the Land Use Element on the subject property from "Parks and Open Space" to "Commercial;" and WHEREAS, the proposed zone change is requested to provide consistency between the General Plan and Zoning Map, and to establish zoning standards for the subject project; and WHEREAS, consistent with this request, said zone change application is requested to allow for the adoption of the new, updated Queen of the Valley Hospital Specific Plan (SP-1); and Ordinance No. 2461 Zone Change No. 17-02 November 5, 2019 - Page 2 WHEREAS, consistent with this request, the applicant has also requested the approval of a new and updated Queen of the Valley Hospital Specific Plan, which would allow for the development of up to 1,580,000 Square Feet of Gross Floor Area and up to 525 Hospital Beds; and WHEREAS, as the Lead Agency, the City of West Covina is responsible for implementing a CEQA review of the proposed Project, and to this end, a Program Environmental Impact Report (EIR) has been prepared pursuant to the California Environmental Quality Act (CEQA) and Public Resources Code Section 21000 et seq.; and WHEREAS, the CEQA process is intended to inform the public of the potential environmental effects of government decision and to encourage informed decision -making by public agencies, and CEQA requires state and local agencies to identify the significant environmental effects of their actions, and to avoid or mitigate those impacts, if feasible; and WHEREAS, pursuant to State Law, the City circulated the Notice of Preparation for a Program EIR for public review through the State Clearinghouse and through direct mailing to agencies and interested parties, properly noticed the Intent to Prepare a Program EIR in the San Gabriel Valley Tribune newspaper of general circulation in the area, posted at the Los Angeles County Clerk's Office, and made copies of these documents available at specified locations and on the City's website; and WHEREAS, a 30-day public review period for the Notice of Preparation commenced on October 30, 2018 and ended on November 30, 2018, and all interested individuals and public agencies were encouraged to submit written comments regarding the information and determinations in these documents; and WHEREAS, The City of West Covina, as the Lead Agency, held a Seeping Meeting for the Queen of the Valley Hospital Specific Plan Program EIR on Thursday, November 15, 2018 at 6:00 PM at the Hospital to receive public input on environmental issues to be addressed in the EIR; and WHEREAS, the Planning Commission, upon giving required notice, did on the 24' day of September, 2019, conduct a duly advertised public hearing as prescribed by law, at which time the Planning Commission adopted Resolution No. 19-6006 recommending to the City Council approval of Zone Change No. 17-02; and WHEREAS, the City Council considered evidence presented by the Planning Commission, Planning Department, and other interested parties at a duly advertised public hearing on the 51 day of November, 2019; and WHEREAS, studies and investigations made by this Council and on its behalf reveal the following facts: 1. The project consists of a specific plan intended to guide the development of the Queen of the Valley Hospital and provide a detailed description of proposed land uses, infrastructure, and implementation requirements for future improvements. Ordinance No. 2461 Zone Change No. 17-02 November 5, 2019 - Page 3 2. The project includes a zone change requesting to change the zone of the property located at 1615 West Merced Avenue (former Sunset Field) from "Residential 20 dulac" to "Specific Plan" that will allow future development to occur as indicated by the Specific Plan. 3. The project includes a general plan amendment requesting to amend the land use designation of the property located at 1615 West Merced Avenue (former Sunset Field) from "Parks and Open Space" to "Commercial" to allow for development to occur as indicated by the Specific Plan. 4. Pursuant to the requirements of the California Environmental Quality Act (CEQA) of 1970, a Program Environmental Impact Report has been prepared indicating that the project could have significant impacts on the environment, despite implemented mitigation measures. NOW, THEREFORE, by the City Council of the City of West Covina does ordain as follows: SECTION NO. 1: The above recitals are true and correct and are incorporated herein as if set forth herein in full. SECTION NO.2: Based on the evidence presented and the findings set forth, Zone Change No. 17-02 is hereby found to be consistent with the West Covina General Plan. SECTION NO. 3: Based on the evidence presented, the City Council of the City of West Covina approves Zone Change No. 17-02 to assign the land use designations as shown on Exhibit "A" attached hereto and incorporated herein by this reference and the adoption of the specific plan text as set forth in Exhibit B. SECTION NO. 4: The City Council has reviewed and analyzed the FIR and finds that the documents constituting the FIR are an adequate assessment of the potentially significant environmental impacts of the proposed project and sets forth a range of alternatives to this project. SECTION NO. 5: Any provision of the West Covina Municipal Code or appendices thereto inconsistent with the provisions of this Ordinance, to the extent of such inconsistencies and no further, is hereby repealed or modified to that extent necessary to effect the provisions of this Ordinance. SECTION NO. 6: Should any provision of this Ordinance, or its application to any person or circumstance, be determined by a court of competent jurisdiction to be unlawful, unenforceable or otherwise void, that determination shall have no effect on any other provision of this Ordinance or the application of this Ordinance to any other person or circumstance and, to that end, the provisions hereof are severable. The City Council of the City of West Covina declares that it would have adopted all the Ordinance No. 2461 Zone Change No. 17-02 November 5, 2019 - Page 4 provisions of this Ordinance that remain valid if any provisions of this Ordinance are declared invalid. SECTION NO. 7: The City Clerk shall certify to the passage and adoption of this Ordinance, causing it to be posted or published as required by law and it shall be effective thirty (30) days after its adoption. PASSED AND ADOPTED this 19th day of November, 2019. APPROVED S TO FORM: Thomas/P. Duart , City Attorney ,I WARP; �= w F-; - - M--w W ATTEST: �I Carrie Gallagher, CMC Assistant City Clerk Ordinance No.2461 Zone Change No. 17-02 Noveinber 5, 2019 - Page 5 I, Carrie Gallagher, Assistant City Clerk of the City of West Covina, do hereby certify that the foregoing Ordinance No, 2461 was regularly introduced and placed upon its first reading at a regular meeting of the City Council on the 5' day of November, 2019. That, thereafter, said Ordinance was duly adopted and passed at a regular meeting of the City Council on the 191h day of November 2019. AYES: Castellanos, Lopez-Viad, Shewmaker, Johnson NOES: Wu ABSTAIN: None ABSENT: None City Clerk, CMC Assistant City Clerk Ordinance No.2461 Zone Change No. 17-02 November 5, 2019 - Page 7 EXHIBIT B SPECIFIC PLAN Queen of the Valley Hospital Specific Plan No. 1 (SP-1) Ww IL S �v 0. OL r z - - - ^.'C • W. yt* Draft #1 Augu. � City of West Covina, CA - QUEEN OF THE VALLEY HOSPITAL SPECIFIC PLAN NO. 1 (SP-1) AUGUST 2019 ❑ Prepared For: City of West Covina 1444 W. Garvey Avenue South West Covina, CA 91790 Applicant: Queen of the Valley Hospital 1115 South Sunset Avenue West Covina, CA 91790 Prepared By: KTGY Group, Inc. I 17911 Von Karman Avenue, Suite 200 Irvine, CA 92614 In Consultation with: Psomas 3 Hutton Center Drive, Suite 200 Santa Ana, CA 92707 This page is intentionally left blank. TABLE OF CONTENTS 1 Introduction 1.1 Purpose of the Specific Plan .................................................... 1-1 1.2 Authority and Format of the Specific Plan.................................1-2 1.3 Project Setting.......................................................................1-4 1.4 Specific Plan Area.................................................................1-7 1.5 Project Objectives.................................................................1-8 1.6 Project Summary ..................................................................1-9 1.7 Discretionary Actions and Approvals ....................................... 1-1 1 2 Planning Context 2.1 Relationship to the City General Plan and Zoning ....................2-1 2.1.1 General Plan Land Use...................................................2-1 2.1.2 Zoning..........................................................................2-2 2.2 Existing Conditions................................................................2-7 2.3 Surrounding Land Uses..........................................................2-9 2.4 Historical Background...........................................................2-10 2.5 Environmental Setting............................................................2-10 2.5.1 Site Topography.............................................................2-10 2.5.2 Cultural Resources........................................................2-10 2.5.3 Biological Resources.....................................................2-11 2.5.4 Soils............................................................................2-11 2.5.5 Seismicity and Faulting ................................................... 2-1 1 2.5.6 Hydrology....................................................................2-11 Table of Contents MEN 111 3 Plan Elements 3.1 Purpose and Intent..........................................................................................3-1 3.2 Land Use Plan................................................................................................3-2 3.3 Pedestrian & Bicycle Circulation.......................................................................3-4 3.3.1 Pedestrians.............................................................................................3-4 3.3.2 Bicycles.................................................................................................3-4 3.4 Transit Network..............................................................................................3-6 3.5 Vehicular Circulation......................................................................................3-8 3.6 Infrastructure Plan & Public Services.................................................................3-10 3.6.1 Domestic Water......................................................................................3-10 3.6.2 Fire Water..............................................................................................3-10 3.6.3 Sewer....................................................................................................3-12 3.6.4 Drainage...............................................................................................3-14 3.7 Grading........................................................................................................3-16 4 Design Guidelines 4.1 Introduction...................................................................................................4-1 4.2 Site Planning..................................................................................................4-2 4.2.1 Building Placement and Orientation.........................................................4-2 4.2.2 Building Entrances..................................................................................4-3 4.3 Architectural Design.......................................................................................4-4 4.3.1 Building Form & Massing........................................................................4-4 4.3.2 Building Colors & Materials.....................................................................4-5 4.3.3 Windows................................................................................................4-6 4.3.4 Building Fagades....................................................................................4-7 4.4 Landscaping..................................................................................................4-8 4.4.1 Open Space Types..................................................................................4-9 v MEN Queen of the Valley Hospital Specific Plan (Draft #1) • August 2019 4.4.2 Irrigation Standards................................................................................4-12 4.4.3 Hardscaping and Outdoor Furniture........................................................4-12 4.4.4 Public Art ...............................................................................................4-14 4.4.6 Walls & Fences.......................................................................................4-15 4.4.5 Mechanical Equipment and Trash Screening.............................................4-15 4.5 Lighting.........................................................................................................4-16 4.6 Environmental Sustainability Strategies.............................................................4-17 4.6.1 Energy Efficiency.....................................................................................4-17 4.6.2 Occupant Health....................................................................................4-17 4.6.3 Lighting.................................................................................................4-17 4.6.4 Minimize Heat Island..............................................................................4-18 4.6.5 Water Quality........................................................................................4-18 4.6.6 Recycling...............................................................................................4-18 4.7 Signage........................................................................................................4-19 5 Development Standards 5.1 Overview & Intent...........................................................................................5-1 5.1.1 Applicability...........................................................................................5-1 5.1.2 General Provisions.................................................................................5-2 5.1.3 Definitions.............................................................................................5-2 5.2 Land Use Plan................................................................................................5-2 5.3 Permitted Uses...............................................................................................5-4 5.3.1 Temporary Uses......................................................................................5-6 5.4 Development Standards..................................................................................5-8 5.4.1 Primary Development Standards..............................................................5-8 5.4.2 Secondary Development Standards..........................................................5-14 5.5 Parking Standards..........................................................................................5-20 5.5.1 Parking Standard Modifications, Parking Study..........................................5-20 Table of Contents MEN v 5.5.2 Surface Parking Lot Design Standards.......................................................5-21 5.5.3 Parking Structure Design Standards..........................................................5-22 5.6 Signage Standards.........................................................................................5-23 6 Implementation 6.1 General Provisions.........................................................................................6-1 6.1.1 Interpretation.........................................................................................6-2 6.1.2 Severability............................................................................................6-2 6.1.3 Compliance with Adopted Specific Plan....................................................6-2 6.1.4 Office of Statewide Health Planning and Development..............................6-2 6.1.5 Appeals.................................................................................................6-3 6.2 Specific Plan Modifications and Amendments...................................................6-4 6.3 Temporary Use Permit Processing.....................................................................6-7 6.4 Certification of Environmental Impact Report ....................................................6-7 6.5 Subdivision Maps...........................................................................................6-8 6.6 Precise Plan...................................................................................................6-8 6.7 Project Phasing..............................................................................................6-8 6.8 Infrastructure Financing..................................................................................6-9 Appendix AlDefinitions.....................................................................................................A-1 131 General Plan Consistency...............................................................................B-1 C1 Mitigation Monitoring and Reporting Program (MMRP)......................................C-1 vi MEN Queen of the Valley Hospital Specific Plan (Draft # 1) • August 2019 LIST OF EXHIBITS Exhibit 1.1, Regional Location..................................................................1-5 Exhibit 1.2, Local Vicinity..........................................................................1-6 Exhibit 1.3, Specific Plan Parcels...............................................................1-7 Exhibit 1.4, Land Use Plan.......................................................................1-10 Exhibit 2.1, Existing General Plan Land Use Designations ..........................2-3 Exhibit 2.2, Proposed General Plan Land Use Designation ........................ 2-4 Exhibit 2.3, Existing Zoning Designations ................................................. 2-5 Exhibit 2.4, Proposed Zoning Designations .............................................. 2-6 Exhibit 2.5, Surrounding Land Uses ......................................................... 2-8 Exhibit 3.1, Land Use Plan......................................................................3-3 Exhibit 3.2, Bicycle and Pedestrian Network ............................................. 3-5 Exhibit 3.3, Transit Network.................................................................... 3-7 Exhibit 3.4, Vehicular Circulation and Access ........................................... 3-9 Exhibit 3.5, Domestic Water Plan............................................................ 3-1 1 Exhibit 3.6, Sewer Plan........................................................................... 3-13 Exhibit 3.7, Storm Drain Plan.................................................................. 3-15 Exhibit 5.1, Land Use Plan......................................................................5-3 Exhibit 5.2, Setbacks..............................................................................5-1 1 Exhibit 5.3, Setback from Internal Roadway ............................................. 5-12 Exhibit 5.4, Setback from South Sunset Avenue ........................................ 5-12 Exhibit 5.5, Setback from Specific Plan Boundary ..................................... 5-13 Exhibit 5.6, Setback between Buildings .................................................... 5-13 Table of Contents MEN vii LIST OF TABLES Table 1.1, Land Use Summary ................................................................ 1-9 Table 3.1, Land Use Summary ................................................................ 3-2 Table 5.1, Land Use Summary ................................................................ 5-2 Table 5.2, Permitted Use........................................................................ 5-4 Table 5.3, Primary Development Standards .............................................. 5-9 viii MEN Queen of the Valley Hospital Specific Plan (Draft #1) • August 2019 INTRODUCTION Gilbert & Patricia Martin Family Birth & Newborn Center at The Queen of the Valley Campus 1.1 Purpose of the Specific Plan The Queen of the Valley Hospital Specific Plan (hereafter referred to as "Specific Plan" or "Project') provides a detailed description of the proposed land uses, infrastructure and implementation requirements for future improvements on the Queen of the Valley Hospital Campus located in the City of West Covina. The design guidelines contained in this document will assist in creating architectural themes and landscape character. The development standards establish the permitted uses, setbacks and general development criteria. The Specific Plan will be adopted by resolution and serve as the zoning for the Specific Plan area. This Specific Plan is intended to serve the following purposes: • Promote quality development consistent with the goals and policies of the City of West Covina General Plan. • Provide for comprehensive planning that assures the orderly development of the site in relation to its surroundings. • Assure appropriate phasing and financing for circulation, streetscape, domestic water, urban runoff, flood control facilities, and sewer improvements. Chapter 1 • Introduction MEN 1-1 • Establish development regulations that permit a variety of non-residential uses, provide pedestrian connections, and allow the flexibility for future hospital improvements to be phased over time. • Develop a plan that is economically feasible and that can be implemented based on existing and anticipated future economic conditions. • Provide for the creation of an exciting, energetic, cohesive development that establishes a strong "sense of place." 1.2 Authority and Format of the Specific Plan The State of California Legislature has established the authority and scope to prepare and implement specific plans. The State requires that all cities and counties in California prepare and adopt a comprehensive General Plan for the physical development of their areas of jurisdiction. To implement the policies described in the General Plan, regulating programs need to be adopted (i.e., zoning ordinances, subdivision ordinances, building and housing codes, etc.). California State law authorizes cities with complete General Plans to prepare and adopt specific plans (Government Code Section 65450 — 65457). Local planning agencies or their legislative bodies may designate areas within their jurisdiction as areas for which a specific plan is "necessary or convenient' (Government Code Section 65451). Specific plans are intended to serve as bridges between the local General Plan and individual development proposals. Specific plans contain both planning policies and regulations, and may combine zoning regulations, capital improvement programs, detailed development standards, and other regulatory requirements into one document, which are designed to meet the needs of a specific area. This Specific Plan has been created through the authority granted to the City of West Covina by the California Government Code, Sections 65450 through 65453. This Specific Plan has been prepared in accordance with the provisions of the California Government Code, which stipulate that a specific plan contain text and diagrams that specify the following: Land Use The specific plan must specify the distribution, location, and extent of the uses of land, including open space, within the area covered by the plan. This discussion is included in Chapter 3.2 of this Specific Plan. Public Facilities The specific plan must show the proposed distribution, location, extent, and intensity of major components of public and private transportation, sewage, water, drainage, solid waste disposal, energy, and other essential facilities located within the area covered by the plan and needed to support the land uses described in the plan. This discussion is included in Chapter 3.6 of this Specific Plan. Development Standards The specific plan must include standards and criteria by which development will proceed, and standards for the conservation, development, and utilization of natural resources, where applicable. This discussion is included in Chapter 5, Development Standards, of this Specific Plan. 1-2 MEN Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Implementation Measures The specific plan must include a program of implementation measures, including regulation, programs, public works projects, and financing measures. This discussion is included in Chapter 6, Implementation, of this Specific Plan. General Plan Consistency The specific plan must include a statement of the relationship of the specific plan to the General Plan. This discussion is included in Appendix of this Specific Plan. Optional Contents The specific plan may address any other subject that, in the judgment of the planning agency, is necessary or desirable for implementation of the General Plan. The Queen of the Valley Hospital Specific Plan includes landscape, architectural, and sustainable design guidelines in Chapter 4, Design Guidelines, of this Specific Plan. All future development plans, tentative parcel and/or tract map(s), and/or other similar entitlements for the Specific Plan area shall be consistent with the regulations set forth in this Specific Plan and with all other applicable City of West Covina regulations. Furthermore, all regulations, conditions, and programs contained herein shall be deemed separate, distinct, and independent provisions of the Queen of the Valley Hospital Specific Plan. In the event that any such provision, standard, or clause is held invalid or unconstitutional, the validity of all remaining provisions, standards, and clauses of this Specific Plan shall not be affected. Future Surface Parking Chapter 1 • Introduction MEN 1-3 1.3 Project Setting Regionally, the City of West Covina is located in the eastern portion of Los Angeles County in the largely developed San Gabriel Valley region. West Covina is bisected by the 10 Freeway and is primarily surrounded by the developed cities of Baldwin Park, Covina, Walnut, and City of Industry. The Specific Plan area encompasses 28.79 acres within the western portion of the City of West Covina. Exhibit 1.1, Regional Location, depicts the location of the Project Site from a regional perspective. In the local vicinity, the site is generally located near the northwest corner of S. Sunset Avenue and W. Merced Avenue. S. Sunset Avenue, which abuts the Project's eastern boundary provides the primary access into the site. Access is also provided to abutting parcels to the north and south. Access to W. Merced Avenue is provided through the abutting commercial property to the south. Exhibit 1.2, Local Vicinity, shows the project site location within a local context. 1-4 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Exhibit 1.1, Regional Location J N. T. S. Chapter 1 • Introduction ■EN 1-5 10 M �FrAs'+c13 y r 7 t . West Covina City 44 Maintenance Yard s j.. s ✓gyp» y. Orangewood Park GR�; vA Torrey Pines hJ"� �` Apartments Orangewood Roller• ' ` Hockey Park SPECIFIC PLAN a � REA �Edgewood School �p �O � is P� 1.4 Specific Plan Area The Specific Plan area consists of five separate parcels, totaling 28.79 acres. The Assessor Parcel Numbers (APNs) and acreage of each of the parcels within the Specific Plan area are depicted on Exhibit 1.3, Specific Plan Parcels. Sour Exhibit 1.3, Specific Plan Parcels OCa`�a9eL�a��e\ ♦i 8468-016-910 (2.83 Ac.) ♦♦ 8468-017-012 ♦♦ (9.93 Ac.) 0'Z 0>> 3gCJ 0,3 I I � ♦ 8468-017-015 (9.02 Ac.) G PJ�• 9�F �h hJ 8468-017-011 9LF ce: Los Angeles County Assessor IN T. S. Chapter 1 • Introduction MEN 1-7 1.5 Project Objectives The Queen of the Valley Hospital Specific Plan is designed to implement a series of objectives that have been carefully crafted to ensure that the Project results in a high -quality development, which meets realistic and achievable objectives. These objectives, which are identified below, have been refined throughout the planning and design process for the Project: • Health Care Needs. Provide hospital and outpatient service resources that evolve with the health care needs of the surrounding community. • Economic Vitality. Provide for additional facilities and supporting uses that will create local jobs and improve the economic vitality in West Covina. • Sensitivity to Surrounding Neighborhood. Plan, construct, and operate the hospital campus facilities in a manner that minimizes disruptions to the surrounding neighborhood. • Design Character. Establish a cohesive and contemporary design character for the campus that creates a dynamic relationship between the existing and new buildings. • Modern Facilities. Replace outdated and obsolete buildings with modern facilities that can accommodate innovative therapies for local, national, and international patients. • Enhanced Campus Entrance. Create a main entrance to the campus that establishes its identity and provides a connection to the surrounding community. • Accessibility. Ensure that all campus facilities and pathways are accessible to all users. • Multi -modal Access. Improve connectivity by providing enhanced pedestrian and bicycle access to encourage multi -modal transportation use. • Transportation Facilities. Locate transportation facilities —parking, transit stops, and vehicle and pedestrian amenities —in strategic locations throughout the Specific Plan Area. • Facility Integration. Integrate interrelated facilities in a single site to optimize campus operations. • Wayfinding. Improve wayfinding for vehicles and pedestrians at campus entrances and within the campus. • Parking Capacity. Expand parking capacity based on anticipated future demand. • Green Building Standards. Maximize energy efficiency, indoor air quality, energy -efficient lighting, building orientation, and shading through local and state standards and/or through implementation of LEED principles, and ensure that new buildings on campus comply with CalGreen standards. • Building Systems. Replace older buildings and infrastructure that require high maintenance with more efficient, lower -maintenance, and environmentally sensitive systems. 1-8 MEN Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 1.6 Project Summary The Queen of the Valley Hospital Specific Plan project is a planning effort to guide future development for the 28.79-acre hospital parcels located at the western portion of the City (see Table 1.1, Land Use Summary.) The Project Site currently has about 1,090,000 square feet of existing medical facilities located within buildings that are up to six stories in height with supporting uses. The Specific Plan intends to guide the development of the campus up to a total of 1,580,000 square feet. The potential improvements include a new emergency room, new intensive care unit, new medical office, new parking structure, and new hospital building. Besides meeting the community's health needs, the hospital provides high -wage, and high -value jobs. The Specific Plan will create a high -quality development that efficiently utilizes the property. The Specific Plan is designed with the surrounding land uses in mind. Three zones have been established for the project: Core Medical, Transitional Office, and Transitional Flex, as depicted on Exhibit 1.4, Land Use Plan. These zones are intended to guide development at varying intensities to create a buffer or transitional space between the center of hospital campus and the surrounding community. Table 1.1, Land Use Summary RL A - M Total Project Site 28.79 1,580,000 SF 1.26 Chapter 1 • Introduction MEN 1-9 Exhibit 1.4, Land Use Plan Source: KTGY N. T S. 1-10 ■EN Queen of the Valley Hospital Specific Plan (Draft #1I • August 2019 1.7 Discretionary Actions and Approvals The City of West Covina is the Lead Agency for purposes of California Environmental Quality Act (CEQA) compliance and has prepared an Environmental Impact Report (EIR) to consider the following discretionary actions, for which applications have been submitted to the City. These actions are required to implement the Queen of the Valley Specific Plan: • Approval of a General Plan Amendment: A General Plan Amendment will be necessary to change the General Plan land use designation of a portion of the property from "Parks and Open Spaces" to "Commercial" on the City's General Plan Land Use Map. • Approval of a Zone Change: Zone Change No. 17-02 will allow for the adoption of the new, updated Specific Plan and to change the zoning of a portion of the property from the current "MF-20 - Residential 20 du/ac" to "Specific Plan" on the City's zoning map. • Certification of an Environmental Impact Report (EIR): The City of West Covina has determined that an EIR is required to analyze the potential environmental impacts of the project and include mitigation measures, as appropriate, to reduce potential environmental impacts. The EIR has been prepared in accordance with CEQA and the CEQA Guidelines. The City of West Covina will consider certification of the EIR prior to taking action on the requested approvals. • Adoption of Mitigation Monitoring and Reporting Program: The City will evaluate and adopt a Mitigation Monitoring and Reporting Program (MMRP), which will be considered by the City related to the changes made to the project or conditions of project approval that were adopted in order to mitigate or avoid significant effects on the environment. Chapter 1 • Introduction MEN 1-1 1 • Precise Plan: The review of any significant amount of new construction will require a Precise Plan, per the procedures and requirements established in Sections 26-226 through 26-236 of the West Covina Municipal Code (WCMC). Precise Plans for individual developments will be submitted at a later time. All entitlements will require approval by the West Covina City Council or the Planning Commission. 1-12 ■NE Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 PLANNING CONTEXT Existing Queen of the Valley Hospital building in the center of the campus 2.1 Relationship to the City of West Covina General Plan and Zoning Ordinance The Queen of the Valley Hospital Specific Plan serves as a planning guide to implement the intent of the City's General Plan and the vision for the Specific Plan area. This document has been prepared to be consistent with all applicable goals and programs contained within the General Plan and to effectively implement the applicable policies of the General Plan and applicable Zoning requirements. The issues and goals identified within each element of the General Plan have been evaluated, and a statement of compliance with the General Plan has been included in Appendix A (General Plan Consistency Analysis). 2.1.1 General Plan Land Use The City of West Covina General Plan Land Use Element has the broadest scope of any of the required policy documents and serves as the framework for the goals and policies contained in the other elements of the General Plan. The Project will require an amendment to the City of West Covina General Plan Land Use Map to ensure full consistency between this Specific Plan and the General Plan. The General Plan Amendment will require changes to the General Plan Land Use Map. Chapter 2 • Planning Context MEN 2-1 The Project site is currently designated as "Commercial" and "Parks and Open Spaces", as shown on Exhibit 2.1, Existing General Plan Land Use Designations, depicts the designation for the surrounding area. The Specific Plan includes a proposal to amend the West Covina General Plan Land Use Map to change the land use designation for the northeastern portion of the Project site from "Parks and Open Spaces" to "Commercial" (see Exhibit 2.2, Proposed General Plan Land Use Designation.) 2.1.2 Zoning The Project site is currently designated as "Specific Plan" (SP-1) and "MF-20 - Residential 20 du/oc" Exhibit 2.3, Existing Zoning Designations, depicts the existing Zoning designations for the Project site. The Queen of the Valley Specific Plan was originally adopted on April 15, 1987. The proposal includes a completely new Specific Plan document that would supersede the previously adopted document. The Project proposes to amend the City's zoning map to change the zoning for the northeastern portion of the Project site from "MF-20 - Residential 20 du/ac" to "Specific Plan" (see Exhibit 2.4, Proposed Zoning Designation). Existing Queen of the Valley Hospital buildings along S. Sunset Avenue. 2-2 ■EN Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 SPECIFIC PLAN AREA SPECIFIC PLAN AREA 6 2.2 Existing Conditions The Project site predominately consists of hospital and medical office buildings, served by surface parking. The existing buildings range in height from one to six stories and serve different purposes. There are a couple large shed -type structures for storage and maintenance, as well as stand-alone bungalows that are used for office purposes. On the northwestern side of the site sits the former open space that consisted of two baseball fields and a concession stand. Opening day, Queen of the Valley Hospital in 1962 Chapter 2 • Planning Context MEN 2-7 Kam= «a-. a ��4`'R' t�' \:�; •�� io ♦ // INV .r3/_� .. . �' d r/ ;•�/ Office Park le ht kesitlential Fire % Station ' Torrey Pines !w 7W Apo �UG•eekvlash e` / Medical Orangewood ® ` Office 5J Park , ` cy r "® SPECIFIC"PLAN t r AREA � ResiHentiay 4 1�1 40 +, pq�F `` Edgewood School ' v � Medic' ' Residential t �� Office Medical Gas O Office Station O �r j Pha'rrriacy Q, i 2.3 Surrounding Land Uses Exhibit 2.5, Surrounding Land Uses shows the Project site location within the local context. The surrounding land uses in the project area are summarized as follows: • North. Los Angeles County Flood Control Channel borders the project site. Further north are single-family homes. The 10-Freeway lies just 1/2 mile away with on/off ramp at W. Covina Pkwy. • East. Medical office buildings and the Torrey Pines Apartment homes complex border the Specific Plan area. Further east is the West Covina Public Works Department building and the West Covina Fire Department, Rescue Engine 1 station. Across S. Sunset Ave. are additional office buildings and single-family homes. • South. Medical office buildings, gas station, convenience stores and fast food restaurants are located immediately south of the Specific Plan area. Additional residential homes are located further south. • West. Immediately adjacent to the Specific Plan area is Orangewood Park, which is a community facility with indoor hockey rink, outdoor basketball ball courts, tot lot, skate park, and picnic area. Further east lies the West Covina Unified School District administration building and across W. Merced Ave. is Edgewood Middle and High School. Queen of the Valley Medical Arts Building from S. Sunset Avenue Chapter 2 • Planning Context MEN 2-9 2.4 Historical Background The City of West Covina was incorporated in 1923 to prevent the City of Covina from establishing a sewage farm within the current city boundaries. Walnut groves and orange groves continued to flourish during the following decades. The population in 1930 was 769 and blossomed to 1,549 in 1940. As a result of remarkable expansion during the post -World War II building boom, West Covina became America's fastest growing city between 1950 and 1960, with the population increasing 1,000 percent from less than 5,000 to more than 50,000 citizens. In the late 1950s, the Immaculate Heart of Mary (an order of Catholic nuns) sent Sister Columba to West Covina with an old Buick and $25 to build a community hospital. The Sisters used all the property they owned as collateral to purchase land for the hospital. This included their high school, college, library, and even the Mother House in Los Angeles. The City of West Covina began the second half of the 20th century with exciting new developments and projects. In 1962, the Immaculate Heart of Mary finally opened the Queen of the Valley Hospital with the support of local business leaders and the Queen of the Valley Auxiliary. The last significant improvement to the campus was the creation of the two-story Gilbert & Patricia Martin Family Birth and Newborn Center, which was opened to the public in 2000. 2.5 Environmental Setting The City of West Covina is located in the eastern portion of the San Gabriel Valley which is part of larger Los Angeles County. The City is also in the South Coast Air Basin and the regional climate is considered semi -arid, characterized by warm summers, mild winters, infrequent rainfall and moderate humidity. The City in general and the surrounding communities are primarily urban with limited natural areas remaining in the San Jose Hills to the east and the San Gabriel Mountains further to the north. 2.5.1 Site Topography The Queen of the Valley Hospital property is relatively flat with on site elevations ranging from 359 feet above mean sea level (omsl) in the eastern and northeastern portion of the site down to 352 feet amsl along the western portions of the site closest to Merced Avenue. The average elevation on the hospital property is approximately 357 feet amsl with a gentle slope of 0.4 percent down in the southwest direction. 2.5.2 Cultural Resources There are no identified archaeological or Native American tribal resources identified on or near the Queen of the Valley Hospital property. There are several houses or buildings that the City has identified as having local historical importance and has recommended nomination of these properties to the California Register of Historical Places. However, none of the 30 properties recommended for local historical recognition are on or adjacent to the Queen of the Valley Hospital property. 2-10 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 2.5.3 Biological Resources The Queen of the Valley Hospital site and former park properties are currently fully developed and contain no native vegetation or habitat. The only source of water in the area is the fully improved Walnut Creek Channel just north of the Project site. The hospital property and former City park site contain dozens of large trees and landscaped areas. On -site vegetation provides minimal habitat for native animals except for birds and small, urban mammals. It is possible that on -site trees and large shrubs may provide some nesting or roosting opportunities for migratory birds or raptors. In its present condition the Queen of the Valley Hospital site provides minimal support for sensitive or important biological resources. 2.5.4 Soils Most of the City is urbanized and the majority of the land surface is covered in structures and pavement, which limits the extent of exposed surface soils. Soils in the Project area are generally sandy silt and silty clay transitioning to silty clay and clay. Soils exposed by grading can be subject to erosion by water or wind, and some local soils have high clay content and thus a potential for shrink/swell risks. 2.5.5 Seismicity and Faulting The most significant fault zone in the Project area is the San Andreas Fault, but other important faults in the area include the Sierra Madre, Whittier -Elsinore, San Gabriel, Verdugo, Santa Monica -Raymond, Newport -Inglewood, San Jacinto, Puente Hills, Indian Hill, San Jose, and Walnut Creek. The closest fault to the Project site is the Walnut Creek Fault which is potentially active and located 1.5 miles to the southeast. Although the Project area does not have a high potential for ground rupture from earthquakes, the region has and will continue to experience moderate to high levels of ground -shaking There are no landslide or liquefaction zones are on or located near the Queen of the Valley Hospital property. 2.5.6 Hydrology The Walnut Creek Channel runs east to west through the middle of the City, just south of Interstate 10. This channel is just north of the Queen of the Valley Hospital property and flows west into the San Gabriel River approximately two miles west of the City. The entire Project site is located outside of the 100-year flood plain. As discussed above, the site slopes from the northeast to the western portions of the site. Most of the site currently drains towards Merced Avenue. Chapter 2 • Planning Context MEN 2-1 1 This page is intentionally left blank. PLAN ELEMENTS Conceptual Rendering of Queen of the Valley Hospital Campus Source: Cunningham Group 3.1 Purpose and Intent This Chapter contains a discussion of the various plan elements for the Specific Plan, including the following: • Land Use Plan • Pedestrian and Bicycle Circulation • Transit Network • Vehicle Circulation and Access • Infrastructure Plan and Public Services • Grading Plan Each plan works in tandem with the other plans to establish a framework for the Queen of the Valley Hospital Specific Plan, ensuring that the project will develop to be an enriching asset to the City of West Covina, providing thoughtful consideration to the area surrounding the project site. Chapter 3 • Plan Elements MEN 3-1 3.2 Land Use Plan The Queen of the Valley Hospital Specific Plan is a 28.79-acre hospital campus development located within the city limits of West Covina. The Project Site currently has about 1,090,000 square feet of existing medical facilities and up to 325 licensed beds. The proposed Specific Plan would increase the maximum intensity of the site by up to 490,000 gross square feet and up to 200 licensed beds for a total campus of 1,580,000 gross square feet and 525 licensed beds, as indicated in Table 3. 1, Land Use Summary. Besides meeting the community's health needs, the hospital provides high -wage high -value jobs. The Specific Plan focuses on creating a high -quality development that efficiently utilizes the property. The three zones, Core Medical (Zone 1), Transitional Office (Zone 2), and Transitional Flex (Zone 3), are intended to guide development at varying intensities to provide a buffer or transitional space between the center of campus and the surrounding community. The highest intensity and hospital -related uses will primarily be located in Zone 1. This zone will also have the highest height limitation. Zone 2 will be of moderate intensity and will primarily consist of medical office uses to provide a transition to the adjacent office uses. The allowed height in this Zone will be similar to that of Zone 1. Zone 3 will primarily consist of parking and supporting services. This zone will have the lowest intensity in the Specific Plan area and will provide a buffer from the neighboring apartment complex and single-family homes across the Walnut Creek Wash to the north. The zones are not intended to be exact in their respective location on Exhibit 3. 1, Land Use Plan, but rather as a guide to facilitate the start of a proposed transition. Table 3.1, Land Use Summary 1,580,000 Square Feet (Gross Floor Total Project Site 28.79 Area) and 1.26 525 Hospital Beds 3-2 MEN Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Exhibit 3.1, Land Use Plan Source: KTGY -T N. T S. Chapter 3 • Plan Elements ■EN 3-3 5.6 Signage Standards All Signage within the Queen of the Valley Specific Plan area shall comply with the provisions and procedures in Article VII of the West Covina Zoning Code, as amended. Chapter 5 • Development Standards ■NE 5-23 3.3 Pedestrian & Bicycle Circulation 3.3.1 Pedestrians Pedestrian conditions in the public right-of-way of downtown West Covina area are typical of commercial areas in postwar suburban communities, characterized by a "superblock" structure consisting of a limited number of streets with relatively few intersections, limited network connectivity and resulting indirect pathways. On public streets around the Specific Plan area, there is a general lack of curbside parking to serve as a buffer between traffic and the sidewalk. Where feasible and appropriate, the Queen of the Valley Hospital Specific Plan encourages pedestrian -friendly connections to all buildings, structures, and to the public rights -of -way. 3.3.2 Bicycles The City of West Covina has recently adopted the Active Transportation Plan on May 15, 2018. This plan identifies the existing and planned bicycle routes within the City. Facilities near the Project area and are shown in Exhibit 3.2, Bicycle and Pedestrian Network. Chapter 22, Article III of the Municipal Code define standards for Class I Bike Paths, Class II Bike Lanes, and Class III Shared Routes. A Bike Path is an exclusive facility, while a Shared Route is a street designated as a bicycle route, with no special markings. Bike Lanes, meanwhile, are divided into Class Ila (no parking) and Class Ilb (parking permitted) categories. Class Ila lanes must be a minimum of five feet wide, while Class Ilb lanes must be at least 13 feet wide. Sidewalk and Parkway Along S. Sunset Avenue 3-4 ONE Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 Exhibit 3.2, Bicycle and Pedestrian Network SPECIFIC PLAN AREA Source: KTGY aor�nc:. Legend: Sidewalk O Crosswalk Existing Class II Bike Lanes = o n Future Class II Bike Lanes Future Class III Bike Routes Specific Plan Boundary Q N. T. S. Chapter 3 • Plan Elements ■EN 3-5 3.4 Transit Network The City is situated in the eastern San Gabriel Valley which is served by several regional freeways and major arterial streets. The Interstate 10 (1-10) freeway traverses the northern portion of West Covina from east to west, and the State Route 60 (SR-60) freeway is located less than a mile south of the City's southern limit. A rail line is located to the north just outside City limits carrying both Metrolink's San Bernardino line trains and freight trains. Public transit service in West Covina is provided by Foothill Transit and by the City of West Covina, operating as Go West. Foothill Transit is the regional bus service provider for the eastern San Gabriel Valley. (The Go West system, meanwhile, consists of three shuttle routes, labeled Red, Blue and Green.) Transit service is concentrated in the Downtown area, where Foothill Transit operates a total of eight routes, including one Bus Rapid Transit or BRT service and an express service. Service to the Specific Plan area are provided by Foothill Transit bus Routes 272 and 281, which have stops adjacent to the Project Site, as shown in Exhibit 3.3, Transit Network. Foothill Transit Bus Serving Riders Along S. Sunset Avenue 3-6 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Exhibit 3.3, Transit Network Source: KTGY O N. T. S. Chapter 3 • Plan Elements ■EN 3-7 3.5 Vehicular Circulation The hospital property is at the north corner of Sunset Avenue and Merced Avenue, approximately 0.7-mile south of the 1-10 Freeway. Sunset Avenue is classified as a Principal Arterial (80 feet curb -to -curb width) within a 100-foot right-of-way (ROW). Merced Avenue is classified as a Minor Arterial (60 feet curb -to -curb width) within an 80-foot ROW, according to the West Covina Master Plan of Streets. Exhibit 3.4, Vehicular Circulation and Access, shows the classifications for public streets adjacent to the Specific Plan area. The classifications are summarized as follows: • Principal Arterial. A street serving high volumes of regional traffic and located adjacent to primarily commercial or higher -density residential parcels. • Minor Arterial. A street serving primarily through traffic and located adjacent to primarily commercial or higher -density residential parcels. The primary access into the site is the signalized intersection along S. Sunset Avenue near the northeast corner of the Specific Plan area. Two other unsignalized ingress/egress points also occur along S. Sunset Avenue, one being right -in, right -out, and the other having both left- and right -in, right -out. Ingress/egress also occurs with the abutting parcels to the north and south, with the latter providing access to a full -access unsignalized intersection with W. Merced Avenue. This secondary egress does allow access to the hospital in the form of an access easement. As the property is developed in the future, the primary and secondary access points may require widening, relocations, signage, or other improvements recommended by a traffic engineer to facilitate traffic flow. Primary Entry to Queen o/ the Valley Hospital at S. Sunset Avenue and W Vine Avenue 3-8 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Exhibit 3.4, Vehicular Circulation and Access Source: KTGY n) v N. T S. Chapter 3 • Plan Elements MEN 3-9 3.6 Infrastructure Plan & Public Services The proposed utility improvements detailed below are based on the maximum potential development identified in Table 3.1, Land Use Summary. Infrastructure facilities (such as, but not limited to water, sewer, and storm drains) shall comply with the requirements of the City of West Covina and the relevant service agencies. All construction shall comply with all provisions of applicable building codes. 3.6.1 Domestic Water There are three main public water lines serving the Specific Plan area, each operated and maintained by Suburban Water Systems. As depicted in Exhibit 3.5, Domestic Water Plan, there is one (1) 12-inch water main line in Merced Avenue and two (2) 12-inch water main lines in Sunset Avenue. Additionally, there is an existing 12-inch water line originating at the existing 12-inch water line in Merced and running through the access road to the Specific Plan area. The buildings connect to the existing 12-inch water line in Sunset Avenue via an 8-inch internal domestic water line. The existing medical office building in the southerly corner of the site is served by a water line that comes off the existing 12-inch water line in Sunset Avenue. It is anticipated that future uses will be served by new domestic water connections to either the existing 12- inch water line in Sunset Avenue or Merced Avenue. It is anticipated that a new water line will have to be constructed within the access road that connects the rear of the property to Merced Avenue, via an abutting parcel. It is not anticipated that domestic improvements outside of the Specific Plan area will be necessary (other than future connections to existing lines within abutting streets). 3.6.2 Fire Water The pipe sizes for the existing on -site fire water systems vary from 4-inch to 10- inch diameter. The fire water system is serviced by a 10-inch fire water line that connects to the existing 12-inch waterline in Sunset Avenue or a 4-inch fire water coming off the existing 12-inch water line within the access road. Additionally, there is a 6-inch fire water line coming off the existing 12-inch public water line in Sunset Avenue serving a fire hydrant at the main entrance to the hospital building. The existing medical office building in the southerly corner of the site is served by a fire water line that comes off the existing 12-inch water line in Sunset Avenue. It is anticipated that future uses will be served by new fire water connections to either the existing 12-inch water line in Sunset Avenue or Merced Avenue. It is anticipated that a new fire water line will have to be constructed within the access road that connects the rear of the property to Merced Avenue, via an abutting parcel. Each new fire water lateral will require a backflow preventer as it comes off the public mainline. It is not anticipated that fire improvements outside of the Specific Plan area will be necessary (other than future connections to existing lines within abutting streets). 3-10 ONE Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 Lie 3•: 1- Y 12 A � 12;AM J� �.. !A--F GL41, 12 / ��Leg nd: - Existing Water Lir Omm Specific Plan Boundary ..� �. mw OF_- _ 3.6.3 Sewer There are two main public sewer lines serving the Specific Plan area, operated and maintained by the City of West Covina. As depicted in Exhibit 3.6, Sewer Plan, there is one (1) 33-inch sewer main line in Merced Avenue and one (1) 27-inch sewer main line in Sunset Avenue. The 27-inch public sewer line in Sunset Avenue connects to the 33-inch public sewer pipe in Merced Avenue, which eventually carries the sewage to the San Jose Creek East Water Reclamation Plant (WRP), adjacent to the City of Whittier. The campus connects to the 27-inch sewer line in Sunset Avenue via two internal 8-inch sewer lines, which ultimately combine into one 10-inch sewer line near the property line. The rear of the campus connects to the 33-inch sewer line in Merced Avenue via a 6-inch sewer line within the access road. It is anticipated that future uses will be served by new sewer laterals connecting to the existing on -site 8-inch sewer lateral or 6-inch sewer lateral in the access road. However, both of these on -site laterals may need to be upsized to accommodate future flows. It is not anticipated that sewer improvements outside of the Specific Plan area will be necessary (other than future connections to existing lines within abutting streets). 3-12 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Exhibit 3.6, Sewer Plan Source: KTGY Group O N. T. S. Chapter 3 • Plan Elements ■EN 3-13 3.6.4 Drainage There are two main storm drain lines servicing the Specific Plan area and maintained by the City of West Covina. As depicted in Exhibit 3.7, Storm Drain Plan, there is one (1) 120-inch storm drain in Merced Avenue and one (1) 42-inch storm drain main line in Sunset Avenue. The storm drain in Sunset Avenue connects to the 120-inch storm drain in Merced Avenue, which runs to the northwest and outlets to the Walnut Creek Wash. The site, generally, has three drainage areas. The first drainage area, approximately 1 1.2 acres, in the southeast half of the Specific Plan area, surface flows southeast to Sunset Avenue where it is then collected by the 42-inch storm drain in Sunset Avenue. The second drainage area, approximately 6.5 acres in the west quadrant of the Specific Plan area, surface flows southwest to Merced Avenue where it is collected by the 120-inch storm drain in Merced Avenue. The third drainage area, approximately 8.3 acres, in the north quadrant of the Specific Plan area, surface flows southwest to an existing 24-inch storm drain that runs northwest and outlets to the Walnut Creek Wash. Additionally, there are several roof drain lines throughout the site varying in size from 6-inch to 12-inch. All roof drain lines connect to an internal 14-inch roof drain line in the access road, which connects to the existing 120-inch storm drain in Merced Avenue. It is anticipated that future drainage will be similar to the existing condition. Structural or Treatment Control Best Management Practices (BMPs) will be required for future improvements under the Standard Urban Storm Water Mitigation Plan (SUSMP) conditions assigned by the City. The SUSMP requirements, approved by the Regional Water Quality Control Board, call for the treatment of the peak mitigation flow rate or volume of runoff produced by a 0.75 inch 24-hour rainfall event. Various stormwater treatment facilities will be provided throughout the site to capture and treat stormwater runoff from the site. It is not anticipated that storm drain improvements outside of the Specific Plan area will be necessary (other than future connections to existing lines within abutting streets). 3-14 ONE Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 18" 0, 14 - 1161' a N Source: KTGY Group SPECIFIC PLAN AREA Exhibit 3.7, Storm Drain Plan — txisimg zaornn urain i - — - Specific Plan Boundary ly"I N. I S. Chapter 3 - Plan Elements MEN 3-15 3.7 Grading Currently, the majority of the site is developed with impervious surfaces, with the exception of areas of ornamental landscape and the former park site. It is anticipated that grading activities will be minor and generally consist of recompacting existing dirt with little, if any import or exporting of soil. In the event that parking structures (above or below grade) are constructed, some excavations may be necessary to accommodate the caissons and/or underground parking levels, necessitating to potentially export dirt off of the Specific Plan area. 3-16 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 DESIGN GUIDELINES 1 y Landscape Courtyard Between Buildings at Queen of the Valley Hospital 4.1 Introduction This chapter contains the site planning, architectural, and landscaping design guidelines for the Queen of the Valley Hospital Specific Plan. These guidelines, when implemented, will ensure that the Project develops as a quality medical center with consistent design elements. These design standards and guidelines are intended to identify and establish visual themes that are aesthetically pleasing, ensure that the Specific Plan area remains compatible with surrounding residential areas, and create a cohesive sense of place for the Queen of the Valley Hospital campus. The design guidelines also incorporate sustainable site design practices that focus on enhancing and improving sustainability and energy conservation features throughout. They emphasize the use of native and drought -tolerant landscaping, preservation of the natural ecosystem, replenishment of groundwater, and reduction of waste. Specific projects developed pursuant to the Specific Plan shall also follow the Green Building Code. Chapter 4 • Design Guidelines mom 4-1 4.2 Site Planning The dynamic character of the Project will be established by the site design, placement, and architectural design of buildings that form the streetscene and pedestrian pathways. Characteristics contributing to a successful, pedestrian -friendly environment include strong relationships between building form, street, and pedestrian paths. 4.2.1 Building Placement and Orientation The orientation of buildings plays an important part in the overall campus design to create an accessible, safe, and easily navigable environment for hospital visitors, staff, and patients. • Building orientation should consider the following site design factors: » Views of buildings from adjacent off -site locations and public rights -of -way Views from the buildings to surrounding areas, scenic vistas, and other natural features » Pedestrian circulation, accessible to all users, especially to adjacent building entrances and parking facilities On -site vehicle/bicycle circulation and parking Access for service/delivery, fire and emergency, shuttles, and other vehicles » Relationship of buildings to open spaces on campus Exposure to natural elements, such as sun and dominant wind patterns • In general, buildings should maintain a strong relationship to the street or open space area, such as courtyards, to create an accessible and inviting environment. Example of Building Orientation Towards On -Site Circulation 4-2 MEN Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 • Individual buildings should respond to adjacent uses, building massing, and open space to balance the overall campus environment. • Buildings should be oriented to frame entry courts, courtyards, poseos, and similar spaces that create inviting and useful outdoor spaces. • Buildings should be directed away from abutting residential uses. • Building design plans should provide open space for each building, where appropriate, that is directly accessible and integrates landscape and architectural design. • To enhance natural surveillance, project design should maximize unobstructed views of people and property near entryways, pathways, open spaces, parking lots, and streets. 4.2.2 Building Entrances • Building entrances should be defined through landscaping, site design, and significant features or architectural elements, and in conjunction with primary patterns of use and entry, including defined accessible pedestrian circulation paths. • Primary building entrances should be clearly visible and easily identifiable. • Buildings should incorporate Crime Prevention Through Environmental Design (CPTED) design measures where appropriate to create safer environments. Entrances should be well lit, well defined, and have active frontages. • Building entrances should be clearly identifiable from a considerable distance and offer protection from natural elements, such as overhangs and shading devices. • Primary building entrances should be defined through building articulation and landscaping. 1 Example of Clearly Identifiable Building Entrance Chapter 4 • Design Guidelines ONE 4-3 4.3 Architectural Design Provisions for architectural design draw on site context, individual building programs, and innovative building techniques to create a desired built environment characteristic of a cutting -edge hospital and medical research campus. 4.3.1 Building Form & Massing • In general, buildings should employ high -quality architectural designs. • High quality and consistent design should be employed on all sides of a building. • High quality design, construction, and materials should be employed on all buildings to provide for long-term function and reduced maintenance of the building. • Building forms should be articulated with varying roof heights, wall planes, colors and materials, and/or building modulation. Unarticulated walls of 100 feet and greater are strongly discouraged. • The use of outdoor space between buildings, such as interior/side yards or terraces, should be considered as a means to break up and articulate building mass. • The style of the roof should be in accordance with the building's architectural character to enhance the value of the building design and to shield rooftop equipment. • Courtyards and atriums may be used to bring light and air into interiorspaces, where appropriate. Example of Materials and Articulation to Break up the Building Massing 4-4 ONE Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 4.3.2 Building Colors & Materials • Use durable, sustainable, low maintenance, high quality materials to develop long-lasting buildings that could be adaptively reused over time and are appropriate to the architectural character of the campus: » Glass of varied colors, tints, or effects; painted metals; metal sheens; travertine; sandstone; stucco; precast concrete; and factory -finished metal panels (heavy gauge only, in corrugated, louvered, architectural seam, or flat sections) are preferred. » The finish, texture, and color of materials should be compatible with the overall architectural style of the Queen of the Valley Hospital campus. • Use durable and complementary roof and rooftop screening materials that integrate with the architectural character of the buildings. • Materials should be incorporated such that they do not appearto be merely surface applications, but a rather integral component of the architectural design. • Where appropriate, buildings should use materials with a higher recyclable content, such as stucco, glass, laminate panel cladding, tile, stone, or metal. • Garage openings, parapets, screens, entrance canopies, scuppers, downspouts, and metal railings should be compatible with the building design. • Accent materials with a bolder texture or color (stone, laminate panel cladding, aluminum, tile, brick, mosaic, signature metals, etc.) can be used to highlight entrances and/or noteworthy architectural elements of new structures. Example of Building with Multiple Material Types (glass, brick, and concrete) Chapter 4 • Design Guidelines ONE 4-5 • Color and finishes on all exterior elevations of a building shall be coordinated to provide a total continuity of design. A range of complementary colors and materials should be used to produce diversity and provide visual and architectural interest. Appropriate colors include, but are not limited to: » Muted natural colors. » Earth tone colors. Pastel colors. » Natural stains. • Undesirable colors on buildings exteriors include, but are not limited to: » Fluorescent colors. » Neon colors. Bright colors as the primary wall color. Primary colors (red, yellow and blue) as the primary wall color. 4.3.3 Windows • The design, size, type, and location of windows should enhance interior daylight and potentially decrease the size/type of required heating/cooling systems. • The use of a variety of different window types, shapes, sizes, and colors are highly encouraged to help define different building elements. • Windows should use varied types of glass, glazing, and tints to accentuate different sections of the building. Windows and glass can also be featured as a design element for buildings, such as accents on towers and curvilinear surfaces. L 44 00, Variety o/ Window Glass Sizes 4-6 MEN Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 4.3.4 Building Fa5ades • Greater attention to detail and architectural quality should be used at the ground level of buildings to help activate the streetscape and provide an engaging and interesting pedestrian experience. • A material or massing break should be incorporated into building fagades greater than two stories. This guideline does not apply to a porte-cochere designed primarily as a covered vehicle entrance. • Varied modulation for exterior fogade surfaces is encouraged, but cube -shaped projections are prohibited. • All -glass buildings are prohibited. • Buildings and structures adjacent to public roadways and pedestrian pathways should incorporate human -scaled building features at the pedestrian level, such as windows, doors, and entry features. • For any new structure or addition, all fagades should incorporate features that eliminate blank (one solid material) and unarticulated walls, add visual interest, and display a distinctive architectural style, in particular, as visible from the public right-of-way. • The maximum width of a blank fagode without any vertical or horizontal architectural design feature or articulation shall be 100 feet. • The ground -level face of any building fronting a pedestrian path should incorporate modulation in plane, height, material, color, or roof treatment. • Varied materials, texture, patterns, colors, and details on building fagades should be used to diminish the perceived mass of large-scale buildings. Example of Material Uses and Articulation Along the Building Facade Chapter 4 • Design Guidelines MEN 4-7 • Building fagodes should incorporate three-dimensional detailing such as window moldings, bay windows, belt courses, and cornices to create visual interest appropriate to the architecture style. • Murals, trellises, or vines and espaliers may be placed on large expanses of walls at the rear or sides of buildings to soften the wall and create interest. • Buildings greaterthan three stories should provide variation by using fenestration and sunshades to create an interesting pattern of projections and recesses, light, and shadow. 4.4 Landscaping Landscape design standards and guidelines are established to give character and definition to the Queen of the Valley Hospital campus and to enhance the range of open spaces in the Specific Plan Area. Sustainable site design practices are emphasized for new landscaping and renovations —the use of native and drought - tolerant plants, preservation of the natural ecosystem, replenishment of groundwater, and reduction of waste. This section emphasizes the use of a variety of plant types, textures, heights, and colors to add character and properly define, identify, separate, and enclose spaces on the Queen of the Valley Hospital campus. The term "landscape area' refers to all areas not used for buildings, roadways, parking/truck loading, or storage. Landscape area, unless otherwise noted, includes all pedestrian areas, plazas, and walkways. All landscape elements should be designed in coordination with adjacent development sites to ensure smooth Open space area around main building entrance at Queen o/ the Valley Hospital 4-8 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 transition from one landscaped area to the next and should comply with the California Model Water Efficient Landscape Ordinance, as well as the West Covina Municipal Code. The provisions of this Section apply to all new or replaced landscape and open space, hardscape and/ or furniture projects. The following guidelines provide additional information on different open space and landscape areas, softscape, irrigation, hardscape and outdoor furniture. 4.4.1 Open Space Types Different types of open space, which together compose the Queen of the Valley Hospital campus open space system, are described below: Main Building Entrance • The main building entrance is an area immediately in front of a building. The main entrance to any of the Queen of the Valley Hospital buildings is the transitional space between the outdoors and the interior of the building and is characterized as the welcoming space. New main building entrances should include enhanced paving such as colored concrete with special finishes, concrete pavers, or natural stone. Example of a mix of hardscape and softscape elements Chapter 4 • Design Guidelines ■NE 4-9 Building Frontage • Landscaped areas adjacent to the primary front facade of the building. The building frontage is the area on either side of the main building entrance, running the length of the building. • Building frontages facing a street should be landscaped and include pedestrian walkways and enhanced paving. • A five-foot minimum -width sidewalk should be provided along street -facing building frontages. This requirement can be met with a five -foot -wide sidewalk included as part of the public sidewalk. Building Perimeter • The building perimeter is the landscaped area adjacent to the sides ofthe building, excluding the primary front facade. In most cases, the building perimeter will be landscaped, though in some areas the perimeter may be wide enough for a sidewalk. Building frontages not adjacent to a street should provide a minimum five-foot landscaping. • Trees should be used around buildings with large expanses of wall, such as a parking structure or maintenance buildings. Landscape Parkways & Medians • An attractive and varied use of trees, shrubs and groundcover are highly encouraged within landscape parkways and medians. Plant selections should be designed to allow clear vehicular visibility. Building perimeter landscape treatment Connector space pathway 4-10 ONE Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 Transitional Buffer • Landscape areas adjacent to neighboring residential uses should be designed to provide a buffer from campus lighting. • Landscape areas adjacent to neighboring residential uses should utilize landscaping such as trees and dense plantings to increase privacy and reduce the visual connection between adjacent residential uses and the Specific Plan area. Connector Space • Connector space are landscaped areas along pathways that provide pedestrian access to buildings, parking and other open spaces. Park and Garden Space • Landscaped areas often used for gathering, recreation, and leisure. These areas can also include garden space where various plants are cultivated, such as herbs, fruits, flowers, or vegetables. Softscape • Invasive plants listed by the California Invasive Plant Council in Southern California are not permitted in any new landscape areas on the campus. • Low shrub masses, groundcovers, and/or grasses should be used where visibility and line -of - sight is important. • Where existing landscaping is retained, it should be used as an integral element of the new landscape design so that there is a seamless visual and functional connection between new and existing landscaping. Variety of softsoape between buildings Chapter 4 • Design Guidelines ■o■ 4-1 1 • Plant material should incorporate native and low -water -use species. Drought -tolerant grasses should be used for lawn areas where possible. • Softscaping should integrate sustainable design approaches, such as replenishment of groundwater, the reduction of waste, and the preservation of existing natural ecosystems. • The use of local resources and materials is encouraged in all landscape areas. • Shading through landscaping or man-made structures should be provided in landscaped areas where appropriate. • Planting of trees along southern and western building walls is encouraged to reduce the urban heating effect. • Landscaping should include a climate -adapted plant palette, in varying heights, colors and forms; with accent trees; within mulch, decomposed granite, rock or stone or similar natural material landscaping beds. • Quality mulch of sufficient spread and depth to provide an effective weed barrier should be used in all planted areas. • Large specimen trees should be incorporated near major new buildings to provide a signature landscape element and to help increase the building's energy efficiency through additional shading. • Plant materials should be used to screen trash enclosures, parking structures or areas, and utilities. • Landscape buffers should provide a varied landscape design, which includes continuous, tall, evergreen plants —in addition to security walls and fences —to provide a physical and visual barrier between the campus and adjacent residential uses. • Boulders, rocks, and stones are encouraged within landscaped areas. 4.4.2 Irrigation Standards The City of West Covina has adopted a landscaping ordinance pursuant to state requirements, which requires new landscaping to be designed to conserve water and adhere to an annual water budget, also known as the Maximum Applied Water Allowance or MAWA (in gallons per year). Projects that trigger Model Water Efficient Landscape Ordinance or MWELO shall comply with the requirements and standards in Section 26.750 of the West Covina Municipal Code. For projects that do not meet those thresholds, the design guidelines below are applicable: • Irrigation systems should be operated automatically using an electronic controller and low - voltage remote control valves and rain sensors. • Irrigation systems should use water -conserving methods and water -efficient technologies such as drip emitters, evapotranspiration controllers, and moisture sensors. • Drainage should be directed to subterranean retention systems, permeable areas or small bioswales, where feasible, to minimize discharge to the storm drain system. • Vegetation and other improvements capable of carrying, retaining, infiltrating, and treating runoff should be used in a safe manner to the extent feasible. 4-12 MEN Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 4.4.3 Hardscaping and Outdoor Furniture • The campus should incorporate a comprehensive system of visually coordinated, comfortable, and weather -resistant outdoor furniture, located in high -use areas and shaded by trees or other overhangs where possible. • Outdoor furniture such as trash receptacles, poster kiosks, benches, and other amenities should be compatible with the overall campus design and elements such as signage and paving, to enhance the identity of the campus. • Outdoor furniture should be provided outside main building entrances or where buildings serve the public. • Outdoor furniture should be made of permanent and weather resistant materials. • All hardscaped areas shall be ADA accessible and made of approved ADA materials. • All paved areas should be sloped to drain at one percent (1 %) except where accessibility requirements preclude it. • Visual interest should be created by varying the colors, patterns, and textures of quality paving materials. • Distinct and contrasting hardscape materials should be used in major open space areas, building entrances, pedestrian/vehicular entries into the campus, pathways and paths to outpatient or visitor care, and parking areas. • The use of dark -colored paving materials should be limited in order to reduce the urban heat island effect. • Pervious or open -grid paving is recommended for use in parking areas, to reduce the negative effects of stormwater runoff and facilitate groundwater recharge. Where feasible, all runoff in parking areas should be directed to bioswales or retention basins. • Permeable paving and/or recycled materials should be used to the extent feasible. Stained concrete with landscape pockets and metal benches Chapter 4 • Design Guidelines ONE 4-13 • Decomposed granite and other natural paving materials may be incorporated into landscaped areas to provide visual interest or to allow for limited pedestrian use. • It is recommended that thirty percent of hardscaped areas on the campus be paved with at least one of the following decorative paving materials, and the remainder of hardscape area should be paved with uncolored concrete: » Colored concrete, stained concrete, or stamped concrete » Brick or natural stone paving materials » Interlocking concrete pavers » Tile » Decomposed granite or other small rock » Other decorative paving materials subject to approval by the Community Development Director, as applicable 4.4.4 Public Art Chapter 17, Article II of the WCMC requires all non-residential projects in excess of a valuation of $500,000 to provide artwork and/or payment of an in -lieu fee to enhance the cultural and artistic resources within the City. Artwork shall be processed as per the WCMC. This Specific Plan encourages the inclusion of public art, water features, and other decorative elements in highly visible areas such as plazas, drop-off areas, at the primary entry (along S. Sunset Avenue). Elements such as arbors, murals, and decorative water fountains will create artistic harmony between the community's buildings, landscape, and open spaces. The guidelines for public art are as follows: • Public art may be integrated into the buildings, interior plazas, interior landscape areas, at the primary community entry, and other outdoor areas of the campus that are accessible to the public. Example of Mural as Public Art 4-14 ONE Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 • All art used in exterior areas shall be constructed of durable, all-weather materials including, but not limited to, steel, bronze, glass, concrete, metal, paint, wood, stone, tile, brick and other similar durable, low maintenance materials. • The art may be created using a variety of mediums and techniques and be as fleeting as sprays of water or as permanent as a sculpture. Examples of items qualifying as art include, but are not limited to: earthwork, neon glass mosaic, photograph, print, calligraphy, water features, decorative tiles, paving and mosaics, murals (including on utility boxes and walls), sculptures, decorative carvings, ornamental benches, special light displays, decorative bike racks, and other items of a unique and high -quality nature that embody artistic elements. • Each piece of art shall be designed to enhance or complement the outdoor area or building to which it relates. • Art may not involve advertising, the name of the Project, and/or special events and activities. • Artwork must comply with all applicable site -distance requirements. Stand-alone art visible from public views such as painted murals on walls or utility boxes, decorative bicycle racks, or stand-alone art located within the public right-of-way is permissible but shall be reviewed by the City Engineer and/or the Community Development Director prior to Planning Commission review. 4.4.5 Walls & Fences • All new interior fences and walls, retaining walls, and screening walls within public view from within or outside the Queen of the Valley Campus should provide visual interest that is compatible with surrounding site improvements. • When walls are used, decorative walls shall be required along the Sunset Avenue right-of-way and when next to non-commercial property. • Unfinished walls are prohibited. • Fences along buildings, retaining walls in the interior of the campus, and screening walls should be compatible with the scale, material, and color of adjacent buildings and landscaping. 4.4.6 Mechanical Equipment and Trash Screening • Screening trees should be used around buildings with large expanses of wall such as parking structures or maintenance buildings. • All ground -mounted equipment should be in designated utility and/or service areas, and/or screened from public view by landscape and/or architectural treatments. • Trash enclosures do not count towards required landscaping. However, the design should be integrated with surrounding landscaping through the use of vines, trellises, etc. • Architectural design and materials used on trash, recycling, utility, and mailbox enclosures and screens should be compatible with the primary building they serve. • All areas with utility, mechanical, trash and recycling equipment should be located in strategic areas to minimize the effects (noise, visual qualities, etc.) such equipment may have on adjacent uses, and should be screened by landscaping, a fence, or a wall and designed to be visually compatible with other site elements. Chapter 4 • Design Guidelines ONE 4-15 4.5 Lighting Lighting is a primary contributor to the security and safety of the campus during nighttime hours. Lighting provisions are established to promote energy efficiency, address safety and security needs, and minimize light pollution. They are also intended to create a consistent lighting theme. • Lighting should use CPTED guidelines to create well -lit entryways, pathways, open spaces, and parking structures. • High -efficiency, warm white light is encouraged throughoutthe campus. Overly bright or glaring lights should be avoided. • Lighting design should consider the use of control systems that reduce light levels during low - usage times while not sacrificing uniformity or safety. • Special and subtle illumination is encouraged on and around buildings to accent main building entrances, special architectural elements (such as distinctive building elements or rooftops), and landscaping. • Light fixtures should be made of materials that have long life spans and are able to withstand exposure to harsh weather and constant use. • Similar or identical lighting fixtures should be used for buildings, signage, parking, internal road, and pathway lighting throughout campus to maintain a consistent and cohesive theme. • Areas along the perimeter of the Specific Plan Area should be well illuminated to enhance the perimeter landscape and provide accent lighting for campus identity markers, except when abutting residential properties. • Pole -mounted lights should be as short as possible and use more fixtures, rather than fewer but taller fixtures. Example of building lighting using a variety of methods 4-16 ONE Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 4.6 Environmental Sustainability Strategies This Specific Plan addresses environmental sustainability in various aspects of the Queen of the Valley Hospital campus to provide an environmentally responsible working environment while contributing energy efficiency improvements and improved occupant health and sustainable benefits for the community. The following standards and guidelines emphasize sustainable development practices and best management practices in an effort to establish Queen of the Valley Hospital as a leader in sustainability. 4.6.1 Energy Efficiency • Exceeding local and state energy -efficiency building requirements is encouraged. • Energy -efficient and natural lighting and ventilation should be used wherever possible. • The use of materials that reduce heat transfer into and out of buildings (such as light-colored roofing materials) is encouraged. • Whenever possible, building articulation and form should be expressive of and driven by environmental and site conditions, such as solar orientation, views, noise, prevailing winds, and local climate. South- and west -facing windows should either be tinted or shaded with an overhang, deciduous trees, or awnings to reduce summer exposure. • Buildings are encouraged to integrate sustainable design features such as photovoltaic panels (especially on top of parking structures). • Nontoxic, recycled -content materials should be prioritized in the design and construction of buildings. • Green roofs may be considered as alternatives to active spaces and to help reduce the urban heat island effect. 4.6.2 Occupant Health • Recreational amenities should be incorporated on campus, including gardens, gathering spaces, campus walking paths/routes, or areas for physical activity. • Windows should provide visibility to landscape areas for the interior occupants/employees. • Interior stairs should be clearly labeled and/or identified near the building's entrance. • To facilitate pedestrian movement, a continuous, unobstructed path of travel should be maintained in any pathway. Pedestrian pathways can be used to connect less active outdoor spaces with more active uses. 4.6.3 Lighting Proper lighting design has many benefits including energy savings, reduced sky -glow, and improved quality of life. Solar -powered lighting and energy efficient lighting can reduce energy consumption, thereby reducing emissions and improving air quality. Proper lighting design promotes safety, eliminates light trespass onto adjacent properties, minimizes the impact to nocturnal animals, and minimizes disruption to human's circadian rhythms to promote better sleep and healthier communities. Chapter 4 • Design Guidelines mom 4-17 The following includes sustainable lighting Guidelines that should be considered by future developers: • High -efficacy solid-state light emitting diode (LED) lighting for outdoor applications, including signage. • Appropriate color spectral distribution to reduce glare and enhance safety and navigation. 4.6.4 Minimize Heat Island Guidelines to reduce the heat island effect include the following. • For surface parking lots, encourage evergreen canopy trees to be planted to meet the parking lot requirements described in Section 5.5, Parking Standards. Trees above the minimum amount required in said Section are also encouraged. • Encourage the use of low albedo (reflection coefficient) materials in both paving, roofing, and building materials to reflect rather than absorb incoming solar radiation. • Encourage utilizing green roofs. 4.6.5 Water Quality • Encourage the following grading and paving techniques to reduce impacts related to drainage and to keep water from entering into buildings: Swales » Water collection and disposal system » French drains Water retention gardens » Other water measures which keep surface water away from buildings and aid in groundwater recharge. 4.6.6 Recycling • Provide readily accessible areas that serve the entire building and are identified forthe depositing, storage and collection of non -hazardous materials for recycling, including (at a minimum) paper, corrugated cardboard, glass, plastics, organic waste, and metals. 4-18 ■NE Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 4.7 Signage Signage provisions establish identifiers for the campus; provide wayfinding for employees, visitors, and guests; and maintain consistent quality and appearance of signs throughout the campus. New signage within the campus shall comply with the Queen of the Valley Hospital Master Signage Program and Article VII of the West Covina Zoning Code, as applicable. • All signs should be compatible with the campus character, architecture style, and landscaping and should enhance the overall identity of the campus. • Sign typeface should be legible, in a consistent style and color, and of an appropriate scale to be read by the intended user. • No more than 3 colors should be used for most sign types, not including the company's logo. A substantial contrast between letters and symbols and the background help improve a sign's legibility. • All signs should be constructed of durable and weatherproof materials. • Signs at public entrances should be internally illuminated. • Existing signs should be replaced over time to comply with the Master Signage Program standards and guidelines. • Signs should only advertise the Queen of the Valley Hospital, its donors and businesses/uses on campus. Existing Queen of the Valley Hospital entry monument off S. SunsetAvenue Chapter 4 • Design Guidelines ■o■ 4-19 This page is intentionally left blank. DEVELOPMENT REGULATIONS Primary Entry to Queen of the Valley Medical Arts Building 5.1 Overview & Intent This section of the Queen of the Valley Hospital Specific Plan includes the development regulations, which are strongly shaped by the objectives in Chapter 1. The development regulations govern development of the principal physical components of the Specific Plan Area, including but not limited to: new and existing campus buildings, circulation and parking facilities, setbacks, parking standards, land uses, and open space on the campus. 5.1.1 Applicability The provisions of this section are applicable to all parcels in the Queen of the Valley Hospital Specific Plan Area and shall supersede the provisions in the West Covina Municipal Code. The City of West Covina shall administer the provisions of this Specific Plan, in accordance with California Government Code (§§ 65450-65457) and the City of West Covina General Plan. Where this Specific Plan differs from provisions in the West Covina Municipal and/or Municipal Codes, the provisions herein shall prevail. If the Specific Plan is silent on an issue, the provisions of the West Covina Municipal Code shall be consulted. Design guidelines in Chapter 4 of this Specific Chapter 5 • Development Standards ONE 5-1 Plan shall be used in concert with these development standards. Compliance with a development standard written as a "shall" or "must" is required. A standard written as "prohibited" or "not allowed" identifies an action or design that is not permitted. 5.1.2 General Provisions This Specific Plan constitutes the zoning for the Queen of the Valley Hospital Specific Plan Area. Subsequent agreements, precise plans, tract or parcel maps, and any other action requiring ministerial or discretionary approval relative to the Specific Plan Area must be consistent with the development regulations in this section. 5.1.3 Definitions Definitions for terms used in this document are provided in the appendix at the end of the document. If a term is not defined in the appendix, definitions can be found in the West Covina Municipal Code (WCMC) Section 26-63, as applicable. 5.2 Land Use Plan The Queen of the Valley Hospital Specific Plan is a 28.79-acre hospital campus development located within the city limits of West Covina. The Project Site currently has about 1,090,000 square feet of existing medical facilities and up to 325 licensed beds. The proposed Specific Plan would increase the maximum intensity of the site by up to 490,000 gross square feet and up to 200 licensed beds for a total campus of 1,580,000 gross square feet and 525 licensed beds, as indicated in Table 5.1, Land Use Summary. The Specific Plan Area is comprised of three zones containing the hospital campus and supporting medical uses. The three zones, Core Medical, Transitional Office, and Transitional Flex, are intended to guide development at varying intensities to provide a buffer or transitional space between the center of campus and the surrounding community. The zones are not intended to be exact in their respective location on Exhibit 5.1, Land Use Plan, but rather as a guide to facilitate the start of a proposed transition. Table 5.1, Land Use Summary LL A Zone 1 : Core Medical 18.67 1,580,000 Square Feet Zone 2: Transitional Office 3.73 (Gross Floor Area) and 1.26 525 Hospital Beds Zone 3: Transitional Flex 6.39 5-2 MEN Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 Exhibit 5.1, Land Use Plan Source: KTGY -T N. T S. Chapter • Development Standards ■EN 5-3 5.3 Permitted Uses Table 5.2, Permitted Uses establishes the uses which are permitted within the Specific Plan Area. The symbols used in the table represent the following: P Permitted Use NP Use Not Permitted CUP Conditional Use Permitted required AUP Administrative Use Permit required Table 5.2, Permitted Uses Residential Hospitality (i.e., hotel)' Multifamily dwelling Single-family dwelling Recreation, Education, and Assembly Community assembly/auditoriums and multipurpose facilities Educational institution (college and/or postgraduate only) Library, museum/cultural institution Open space Recreation facility (passive and active) Retail General retail and/or pharmacy Eating or drinking establishment On -site sales and/or distribution of alcoholic beverages2 General Services Child day care (15 or more children) Long-term care/hospice Personal services, general' Place of religious assembly CUP CUP CUP NP NP NP NP NP NP P P CUP P P CUP P P CUP P P P P P P P P NP P P NP CUP CUP NP P P CUP P P CUP P CUP CUP CUP CUP 5-4 MEN Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 Table 5.2, Can't. Land Use Typems Medical Services Inpatient hospital P P CUP Outpatient services (clinic) P P CUP Office P P P Physical therapy/rehabilitation facilities P P CUP Data center P P P Research (laboratory) P P P Skilled nursing facilities P P CUP Infrastructure, Communication, Transit & Other Accessory uses and structures where related and incidental P P P Emergency (Medical) Aircraft Landing Facilities (within 300 feet of an off -site residential building) CUP CUP NP Emergency (Medical) Aircraft Landing Facilities (300 feet or more from an off -site residential building) P P CUP Per Sec. 26- Per Sec. 26- Per Sec. 26- Wireless communication facilities' 285.980 to 285.980 to 285.980 to 999 of the 999 of the 999 of the WCMC WCMC WCMC Farmer's Market AUP AUP AUP Footnotes: 1. Includes graduate student housing and short-term lodging and accommodations for patients, Campus guests, and others. 2. Only relates to hospitality, retail, restaurant uses where alcohol is sold for on -site consumption. Fundraising and philanthropic events, as well as conferences and meetings, involving alcohol sales or service for on -site consumption area may be allowed subject to state Alcoholic Beverage Control (ABC) requirements. 3. Personal Services, General include, but are not limited to, the following: acupuncture, barber and beauty shops, dry cleaning, nail salon, shoe repair, tailors and seamstresses. 4. Where applicable, all wireless telecommunication facilities must meet the standards of City of West Covina Municipal Code Section 26.685.988. Chapter 5 • Development Standards ONE 5-5 5.3.1 Temporary Uses The purpose of this Section is to allow for short-term activities that would be compatible with adjacent and surrounding uses when conducted in compliance with this Section and the Noise Regulations of the City of West Covina (West Covina Municipal Code Chapter 15, Article IV). The following two categories of temporary land uses identify the level of permit required, if any, based on the proposed duration, size, and type of use: 1 . Exempt temporary uses, which will not require the issuance of a Temporary Use Permit (TUP). 2. Permitted temporary uses and special events, non-exempt temporary uses, including special events, shall require a permit and are identified below. Exempt Temporary Uses The following minor and limited duration temporary uses are exempt from the requirement for a Temporary Use Permit. Permits may be required by the Building and Safety, CAL OSHA and/or other regulating governmental agency or department, before the beginning of the event/use. Uses that do not fall within the categories defined below shall comply with the regulations for Permitted Temporary Uses. Minor Outdoor Events. Minor outdoor events of very limited duration which include, but are not limited to: receptions, gatherings, trainings, small events and festivals. Minor outdoor events are not open to the general public, but for campus personnel, patients, and their families only. Indoor events are not subject to this section. Minor outdoor events are subject to the following limitations: • Limited to no more than one (1) day. • Hours are limited to 7:00 am to 9:00 pm. • Used or attended by no more 300 persons (non -employees or contractors) at any one time; except for employee events, which are not subject to the population limitations. • Tents, trailers or other temporary structures (subject to West Covina Fire Department approval) are allowed with proper permits, if required, so long as the combined area of all said structures does not exceed 1,000 square feet. In addition to this square footage, tents, trailers or other temporary structures used for catering or food service are permitted and shall not exceed 500 square feet. • Events are non -retail in nature, except for Farmers, Food and Craft Markets, defined below. • No signage may be oriented to and/or visible from the public right-of-way, except for up to two (2) signs with an aggregate area not to exceed 50 square feet. • Minor Outdoor Events are prohibited within 70 feet of a residential use adjacent to the specific plan area. 2. Farmers, Food and Craft Markets. Retail -oriented, outdoor markets selling food products, hand -made crafts and like -products intended for on -site staff, patients and families, subject to the following limitations: • May be located anywhere on the campus, but must not be visible from the public right-of-way. • Limited to a total of one (1) events per week, with operating hours from 7:00 am to 9:00 pm. 5-6 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 • No signage may be oriented to and/or visible from public right-of-way. • The sale and/or distribution of alcoholic beverages or other intoxicants is not allowed. • Farmers, Food, and Craft Markets are prohibited within 70 feet of a residential use adjacent to the specific plan area. Permitted Temporary Uses & Special Events The following temporary uses and special events are allowed, subject to the issuance of the appropriate permit, and only when conducted in compliance with Department of Approval (section below). Other permits may be required by the Building and Safety, CAL OSHA and/or other regulating governmental agency or department, before the beginning of the event/use. Special Events. Any outdoor event or an event housed within a temporary structure that has the potential to generate on or off -site impacts must meet the required findings as listed in the section below prior to the TUP may be issued. Special events include, but are not limited to: receptions, gatherings, trainings, events, festivals, parades, public assemblies; carnivals, circuses, concerts, fairs, outdoor entertainment/athletic events, rodeos, swap meets, and any farmers, food and craft market(s) or other outdoor event(s) that do not meet the criteria listed in Exempt Temporary Uses. Special events are subject to the following limitations: • Each event is limited to 14 consecutive days or less and up to 12 events per year, within a 12-month period. When an annual special event plan is submitted the frequency and duration of these special events may be extended, subject to review and approval of the annual special event plan by the Community Development Director. Through the approval of such a plan. • Outdoor display and sale events conducted by a retail business shall comply with Section 26- 615 of the West Covina Municipal Code. • Special Events are prohibited within 70 feet of a residential use adjacent to the specific plan area. Modular Buildings Housing Administrative Uses. Due to the complex nature of hospital modernization and improvements, modular buildings allow for cost effective measures to house administrative services during construction. Modular buildings that are identified as part of the Precise Plan may remain forthe life of the building. Temporary modular building may be approved as part of a Minor Site Plan Review for a duration of three (3) years. Additional three (3)-year terms may be granted by the Community Development Director, or his/her designee as part of a Minor Site Plan Review. Temporary modular buildings shall comply with the below provisions. • All new temporary modular buildings shall comply with the required setbacks. • All temporary modular buildings shall meet all applicable CAL OSHA requirements. • All new temporary modular buildings shall not be visible from Sunset or Merced Avenues. 3. Other Similar Temporary Uses. Similar temporary uses that, in the opinion of the Community Development Director or their designee, are compatible with the Specific Plan and surrounding land uses. Chapter 5 • Development Standards ONE 5-7 5.4 Development Standards The development regulations provided in this section translate the vision and guiding principles into prescriptive, physical standards to guide the development of the Queen of the Valley Hospital Campus. In addition to these development regulations, standards and guidelines relating to Specific Plan Area mobility and design are provided in Chapters 3 and 4, respectively. The development regulations in this Specific Plan, in conjunction with the mobility and design guidelines, are intended to foster a walkable, accessible campus environment, provide space and amenities for on -site buildings relative to their district, and create a reasonable buffer from adjacent of -site uses. Table 5.3, Primary Development Standards, outlines the development regulations of the Campus Land Use Plan. Development regulations are provided for building orientation, height, setbacks, open space, landscaping, hordscape, and utilities and service areas. All applicable proposed healthcare buildings shall conform to all applicable Office of Statewide Health Planning and Development (OSHPD) design standards. Medical Office and non -medical buildings do not need to comply with this requirement. 5.4.1 Primary Development Standards Primary development standards related to building setbacks, height and orientation shall apply to projects involving new building construction, additional square footage, and additional building height. Building Orientation Building entrances shall not face or have primary access oriented towards adjacent, off -site residential uses. An emergency exit shall not be considered a secondary building entrance. Height Maximum heights are established to strategically locate taller structures toward the interior of the Queen of the Valley Hospital Campus and away from adjacent residential neighborhoods and roadways including S. Sunset Avenue and W. Merced Avenue. • The primary building height is measured by the number of finished floor levels above finished grade. Height is as defined by the WCMC. • Buildings shall have stepped back height limitations along S. Sunset Avenue. Within 50 feet of the edge of the right-of-way, there shall be a height limit of four (4) stories. • Zone 3 shall have a maximum height limit of three (3) stories. • Portions of the building that extend above the primary building height can include elevator overruns, accent towers, cupolas, steeples, fire stair towers, mechanical equipment, mechanical screens, and solar canopies or solar panels/structures subject to Table 5.3, Primary Development Standards. Fire stair towers shall be located internally within a building. 5-8 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Table 5.3, Primary Development Standards Building Orientation Toward internal roadway/pedestrian access Toward open space area Height Primary building height Portions of the building that extend above the primary building height' Parking structures2 Modular structures' Separations' Building from internal roadway' From South Sunset Avenue ROW From Specific Plan boundary' Between primary buildings' Primary Entrance Secondary Entrance 6 stories max. 4 stories max. within 50' of Sunset Ave. 3 stories in Zone 3 20 ft. max 60 ft. max 30 ft. max in Zone 3 30 ft. max 5 ft. min. 10 ft. min. 15 ft. min. from Open Space, Walnut Creek Wash, or Residential 15 ft. min. Footnotes: 1. Portions of the building such as screened mechanical and electrical towers, chimneys, staircases, elevators, architectural elements such as towers, cupolas, domes, etc., and other integral parts of the building may project above the roofline of the uppermost floor, provided these elements do not constitute more than 15% of the roof area. 2. Parking is allowed on the top deck of parking structures. Light standards and parapet walls exempt from height. 3. Modular structures are prohibited from being visible from any public right-of-way. 4. As measured from front of curb. 5. When the boundary is not along South Sunset Avenue, it will be measured from the property line. 6. Buildings may be physically connected to each othersubjectto applicable building and fire codes, and secondary buildings do not need to observe these setback distances. 7. Surface parking lots are subject to separate standards provided in this Section. Chapter 5 • Development Standards ONE 5-9 Setbacks Minimum setbacks are established to provide for attractive landscaping and as a buffer from vehicular/ pedestrian traffic and buildings. Setbacks from the Specific Plan boundary are depicted in Exhibit 5.2 Setbacks. • Setbacks are measured to the building face from edge of right-of-way (property line), curb for internal streets, the Specific Plan boundary line, or other building face, whichever is applicable, unless otherwise noted. Examples of setbacks are illustrated in Exhibits 5.3 to 5.6. • A 10-foot landscape setback area is required for the portion of the site adjacent to Sunset Avenue, Walnut Creek Wash and Orangewood Park. The only improvements permitted in this area are driveway entrances, sidewalks, planters, and walls. • A 10-foot landscape setback area is required for any portion of the site adjacent to a residential use. No sidewalks are permitted in this landscape setback area unless if required by OSHA or state and federal ADA requirements. • Setbacks between adjacent buildings shall apply from side to side, side to rear, and rear to rear. The setback from a building front to any adjacent building face shall be at least 20 feet. • Encroachments, such as awnings, arcades, balconies, cornices, eaves, and other non - occupiable architectural features, may project into the setback area up to three (3) feet from the edge of curb or from the Specific Plan boundary line, whichever is applicable. Additional encroachments shall be subject review as part of the Precise Plan application or part of a Minor Site Plan Review for projects that have previously been reviewed by the Planning Commission. • Where encroachments project into the setback area between buildings, the minimum setback shall be at least ten (10) feet as measured from the edge of the encroachment to edge of the encroachment or the nearest building face. • Encroachments shall be at least eight (8) feet above the adjacent sidewalk, where applicable. Outdoor gathering and dining areas may be located in the setback area and not adjacent to the Specific Plan boundary, provided they meet open space and landscaping design standards and guidelines in Chapter 4. • Outdoor gathering and dining areas abutting the building may be located in the landscape area described in Section 4.4.1. • Main building entrances shall be landscaped, unless the area around the entrance makes it infeasible. • All above -grade utilities such as backflow preventers, transformers, EV charging stations, etc. are exempt from the setback requirements in this section. • For buildings that are adjacent to a portion of the specific plan boundary abutting a residential use, tiered building setbacks shall be as follows: 15-foot minimum setback to first story, 30-foot minimum setback for the second story, and 45-foot minimum setback for any story higher than the second story. 5-10 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Exhibit 5.2, Setbacks Source: KTGY ID J N. T. S. Chapter 5 • Development Standards ■ON 5-1 1 Exhibit 5.3, Setback from Internal Roadway 5' min. Exhibit 5.4, Setback from South Sunset Avenue 5-12 ■NE Queen of the Valley Hospital Specific Plan (Draft #1I • August 2019 Exhibit 5.5, Setback from Specific Plan Boundary ii' to Commercial First Story Setback to Residential Uses: 15' Secont Story Setback to Residential Uses: 30' Setback for any story higher than the second story: 45' Exhibit 5.6, Setback between Buildings 20' min. Setback with Encroachment Chapter 5 • Development Standards ENE 5-13 5.4.2 Secondary Development Standards The following secondary development standards and requirements of this Specific Plan shall include: open space, landscaping, hardscape, and furniture; fences and walls; surface parking lots; and utility/service areas. Open Space, Landscaping, Hardscape & Outdoor Furniture Open space is a key feature of the Queen of the Valley Hospital, offering employees, visitors, and local residents areas to relax, gather, and exercise. Additionally, open space provides visual relief and a connection to the natural setting, which contributes to a healing environment. Open space within the Queen of the Valley Hospital Campus shall be defined as the areas that are completely open to the sky or under encroachment, with the exceptions of street rights -of -way, parking, or driveway areas. Other than the required landscaped setbacks shown in Table 5.3, Primary Development Standards, provisions for landscape and open space, hardscape and outdoor furniture shall be pursuant to the design guidelines in Chapter 4.4. Prior to construction project submittal, a pre -development meeting will be held between the Queen of the Valley Hospital and the City of West Covina as set forth in Chapter 6.1. A building envelope development site will be established around the proposed new or modified project area. The guidelines provide for different types of open space areas and their suggested standards within the envelope. Emphasis will be placed on building frontages and entries. Additionally, when the Walnut Creek Wash is improved to a regional bike and pedestrian path, portions of the Project should connect to the wash. Future development should not be designed so that no access from the Wash can be provided. Once the Wash serves as a trail, the Project shall provide a minimum of one point of connection between the Wash and the primary entrance of the hospital. Courtyard with Statue 5-14 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Along with any new or modified project, a landscape, irrigation, hardscape and outdoor furniture plan shall be submitted for plan check review to the City of West Covina, to determine consistency with Specific Plan requirements and to determine compliance with applicable City of West Covina Water Efficient Landscape Ordinance (MWELO) requirements and California's Water Conservation Act. In the event there is a discrepancy in the establishment of a building envelope or consistency with Specific Plan standards, the plan shall require review and approval by the Community Development Director. Fences and Walls for Internal Streets and Property Line The setbacks for fences and walls are measured from back of curb for internal streets and the property line for public rights -of -way. The following fence and wall setbacks apply on the Queen of the Valley Hospital Campus: • Fences and walls shall be set back a minimum of 15 feet from S. Sunset Avenue. • Fences and walls shall not exceed six (6) feet in height if located adjacent to S. Sunset Avenue, or eight (8) feet if internal to campus. Walls in excess of this height shall be subject to the approval of an Administrative Use Permit, per the WCMC. • All ground -level trash, storage, loading, service, maintenance and mechanical and electrical equipment areas in public view from within or outside the medical campus shall be screened by a solid masonry wall or decorative metal fence, and to be consistent with the adjacent architectural or landscape character of the Queen of the Valley Hospital Campus. • All fences and walls abutting the public rights -of -way are subject to approval from the Community Development Director and/or City Engineer as part of the applicable City review process. • A minimum setback of five (5) feet shall be used for walls/fences to the edge of internal campus roadways, unless a greater setback is required by other provisions of the Queen of the Valley Hospital Specific Plan. • A six (6) foot masonry, concrete, or decorative block wall shall be required along any portion of the specific plan boundary that abuts a residential use. • At all entrances from a public street, walls, fences, hedges, trees, or other physical obstructions shall not exceed a maximum height of three (3) feet within a triangular area formed by lines extending 15 feet along the right-of-way and entry drive from the intersecting point of the right- of-way and entry drive, and a diagonal line connecting the two (2) lines. Chapter 5 • Development Standards ONE 5-15 Ground -Mounted Equipment Ground -mounted equipment, including cooling towers, shall be fully screened from view, consistent with screening design standards and guidelines in Chapter 4. • Ground -mounted equipment not within setback areas and not exceeding a height of four (4) feet shall be permitted by right. Ground -mounted equipment exceeding four feet (4) in height or located in a setback area shall be subject to an Administrative Review by the Planning Director. The planning Director may elect to forward the Administrative Review to the Planning Commission. • External staircases, chases, or roof -access ladders are prohibited unless otherwise approved by the City of West Covina, as applicable. Rooftop Mechanical Equipment • Rooftop mechanical equipment shall be screened in such a way to visually integrate with the base building, to be consistent with the building's surrounding character, and to help mitigate any potential noise pollution. • All roof utilities and mechanical equipment, including wireless telecommunications facilities, shall be screened through the use of architectural screening, and/or raised parapets so that they are not visible from the public view. Ground -Mounted Mechanical Equipment Screened Behind a Fence 5-16 ■NE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Waste Disposal • Waste disposal areas shall be distributed evenly amongst campus buildings. • All exterior storage, including cartons, containers or trash, shall be screened from view within a building or area enclosed by a wall not less than six (6) feet in height. • New waste disposal areas shall be located near designated service loading zones and shall not be visible from main building entrances. • The minimum interior dimension for a waste enclosure shall be consistent with the West Covina Municipal Code, as applicable. • Alternative trash enclosure standards may be proposed by a future applicant, subject to review and approval of an Administrative Review. The Planning Director may elect to forward the Administrative Review to the Planning Commission. • Recycle and/or salvage for reuse a minimum of 65 percent of the nonhazardous construction and demolition waste. Telecommunications Facilities • Telecommunication facilities must meet the minimum requirements identified in Division 16 of Article XII of the WCMC, in addition to regulations in this Specific Plan. Processing of wireless facilities shall be per the WCMC. Water Quality • Projects that disturb one acre or more of land must comply with the post -construction requirements detailed in the applicable National Pollutant Discharge Elimination System (NPDES) General Permit for Stormwoter Discharges Associated with Construction and Land Disturbance Activities. Waste Disposal Bins and Electric Boxes Screened Behind a Metal Wall Chapter 5 • Development Standards ENE 5-17 Lighting • All new parking lot and other security lighting shall be directed away from surrounding land uses and towards the specific location intended for illumination. State -of -the art fixtures shall be used, and all lighting shall be designed to minimize the production of glare and light spill onto surrounding uses. If light shields are necessary, they shall be painted to match the surface to which they are attached. If any light standards are proposed on the uppermost deck of a parking structure, a photometric study shall be submitted to ensure that direct light rays do not spill onto properties outside of the Specific Plan area. • Light fixtures in other new surface parking areas shall not exceed 27 feet in height except that light fixtures immediately adjacent to residential areas shall be limited to 20 feet in height. • Uplighted and back -lighted canopies or awnings, searchlights, flashing lights (except as used in conjunction with a security alarm system), roof -mounted lights, and any light that imitates or causes visual interference with a traffic signal or other necessary safety or emergency light are prohibited. • Parking structure lighting for the upper -most deck shall use low -height bollard style fixtures, under solar canopy fixtures, or low height poles as otherwise approved by applicable review process. Solar Panels • Solar energy systems for producing electricity shall meet all applicable safety and performance standards established by the California Electrical Code. • Solar canopies for parking areas shall be subject to an Administrative Review by the Planning Director. The Planning Director may elect to forward the Administrative Review to the Planning Commission. Energy Efficiency • Require compliance with Cal -Green, Title 24, the City of West Covina's Municipal Code and General Plan or the guidelines found in Section 4.6.1 of this Specific Plan, whichever results in greater energy efficiency or reduced energy consumption. • For new parking lots with 10 or more parking spaces, electric vehicle charging stations shall be provided for a minimum of four (4) percent of the newly created parking spaces. Conversion of existing parking spaces into electric vehicle parking spaces may qualify towards this requirement. Bike Storage • Short-term bicycle parking (bicycle racks) shall be provided for five (5) percent of the new visitor parking spaces provided. Long-term bicycle parking (bicycle lockers, enclosures, or rooms with anchored racks) shall be provided for five (5) percent of the new parking spaces provided for employees. Bicycle storage and racks should be secure, easily accessible and identifiable, and located near the entrance of the building they are intended to serve. 5-18 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 5.5 Parking Standards All off-street parking requirements shall be subject to Sections 26-581 and 26-582 of the WCMC unless otherwise prescribed within this Specific Plan. This section contains requirements related to parking within the Specific Plan area. The Community Development Director, or his/her designee, may reserve the right to interpret the requirements listed within this section on a case -by -case basis. • As part of any submittal the increases square footage or reallocates uses within the Specific Area so that parking demand may be impacted, the applicant shall provide a provide a parking ratio calculation for each existing and proposed use for the campus, per the provisions of this Specific Plan and/or WCMC • Off-street parking shall be provided at the following ratios: • Two and one-half (2.5) parking spaces per hospital bed. • One (1) parking space per 200 square feet of outpatient facilities. • One (1) parking space per 200 square feet of medical offices. • Parking requirements for uses not indicated above shall be per the non-residential parking ratios established in Section 26-582 of the WCMC. • For parking ratios not identified within this Specific Plan or the WCMC, the Community Development Director, or his/her designee, may make a determination on parking requirements Electric Vehicle Parking Chapter • Development Standards ONE 5-19 based on submitted materials for justification by an applicant or an applicant's representative. If necessary, a parking study may be required as part of the submittal requirements for review. • Parking may be provided on a different site than the use is located on, provided that the required off-street parking space is provided within the Specific Plan area. If determined necessary by the Community Development Director, a binding agreement shall be prepared and recorded that maintains the parking site for the some period of time as the lease or purchase of the site where the use is located. Deviations from these requirements will require a Conditional Use Permit pursuant to Article VI, Division 3 of the West Covina Zoning Code. Parking stall design and parking lot circulation shall be pursuant to the West Covina Engineering Standards. 5.5.1 Parking Standard Modifications, Parking Study For parking facilities within the Specific Plan area, modifications to the above parking standards may be permitted through a Conditional Use Permit pursuant to Article VI, Division 3 of the West Covina Zoning Code. Said modification shall require the submittal of a parking study, prepared by a parking consulting firm acceptable to the Community Development Director or his/her designee. This parking study shall determine the number of parking spaces necessary for the proposed mix of uses within the Specific Plan a rea. If a development utilizes a parking reduction through this section, no new parking study shall be required for future uses so long as: • The aggregate developed square footage is not increased; • The proposed future use does not require a Conditional Use Permit approval; or • There is no increase in the parking demand previously analyzed in the parking study (i.e. general office uses are proposed to be converted to medical office uses). If any of the above events is to occur, the new development must comply with the parking requirements identified in this section, or a new parking study and Conditional Use Permit shall be required. 5.5.2 Surface Parking Lot Design Standards • There shall be a minimum ten (10)-foot landscape area from a surface parking lotto a residential use, Walnut Creek Wash, or Orangewood Park. This landscape area may include a curb, walls, walkways, bikeways, and drive approaches. • There shall be a minimum five (5)-foot landscaped area from walls/fences to surface parking lots. This landscape area may include a curb. • There shall be a minimum ten (10)-foot landscaped setback from surface parking lots to all public streets. This landscape area may include a curb, walls, walkways, bikeways, and drive approaches. • There shall be a minimum ten (10)-foot setback from surface parking lots to buildings. This landscape area may include a curb, walls, walkways, and bikeways. 5-20 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 • A minimum of eight (8) percent of the total net area (net area shall be computed by excluding public streets) of the development shall be landscaped, and permanently watered with a water efficient automatic irrigation system. Approximately one-half of such landscaped area shall be generally distributed throughout the parking lot with the remainder as planted areas around buildings, peripheral planters around the site, parkways, street tree wells and other locations as deemed appropriate by the planning director. The planning director shall also determine whether the type, size, and location of the proposed landscaping is appropriate given the scale and design of the development. • No planting area shall be less than twenty-four (24) square feet or less than three (3) feet in width (inside dimensions) with the exception of raised planter boxes around or in close proximity to buildings. • An average of at least one (1) tree (minimum fifteen (15) gallon) of a species satisfactory to the planning director shall be planted for every ten (10) single row parking stalls or every twenty (20) double row parking stalls within the parking lot in all zones. • Landscaping shall consist of combinations of trees, shrubs, and ground covers with careful consideration given to eventual size and spread, susceptibility to disease and pests, durability, drought tolerance and adaptability to existing soil and climatic conditions. A majority of plant material used through a development must be specimen -size material a combination of twenty- four (24) inch boxed, thirty-six (36) inch boxed, and fifteen (15) gallon trees and minimum five (5) gallon for shrubs. Surface Parking Lot with Landscape Treatment Chapter 5 • Development Standards ONE 5-21 • Unused space resulting from the design or layout of parking spaces or accessory structures which is over twenty-four (24) square feet shall be landscaped. • All planted areas shall be surrounded by a concrete curb six (6) inches above final grade or above asphalt level of the parking lot. However, when such planted areas lie adjacent to a concrete sidewalk, masonry wall, or a building, a raised concrete curb need not be provided in the adjacent area. • Undeveloped areas proposed for future expansion shall be maintained in a weed free and dust free condition. • All landscaping referred to in this section shall be maintained in a neat orderly fashion and free of debris. • The landscaping and irrigation plan shall be approved by the planning director in compliance with the provisions of this Specific Plan. Landscape and irrigation plans or projects with required landscaping consisting of two thousand five hundred (2,500) square feet or more, shall be prepared by a licensed landscape architect. The Planning Director has the right to disapprove a landscaping plan if the quantity, size, type, placement and use of plant material do not meet the minimum requirements of this Specific Plan, the Planning Commission Guidelines for Water Efficient Landscaping, and Article XIV, Division 1 of the City of West Covina Zoning Code. • All landscape areas and irrigations systems shall be subject to the water efficiency provisions contained in Division 1, of Article XIV of Chapter 26 of this Code, and the Planning Commission Guidelines for Water Efficient Landscaping, unless specifically exempted by those water efficiency provisions. 5.5.3 Parking Structure Design Standards The following requirements apply only to parking areas located within above -ground parking structures: • The perimeter of the parking structure shall be landscaped at ground level with a minimum of one tree (15-gallonminimum size) for every 20 linear feet. The landscape screening shall have a minimum width of eight (8) feet, measured from face of curb/property line to face of parking structure. Trees may be clustered when site constraints do not allow for the planting of trees (such as at garage entries, above -grade utilities, etc.). • In lieu of meeting the landscape screening requirements identified in Paragraph 1, above, the Planning Commission, as part of the Precise Plan review process, may approve alternative form of architectural treatment, including, but not limited to textured/colored concrete, supergraphic (notforoff-site advertising), wall planters (e.g. green wall), trellises, artwork, or other architectural facade treatments. • No parking lot trees identified in Section 5.5.2, Paragraph 5 shall be required for parking spaces located in parking structures. 5-22 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 This page is intentionally left blank. IMPLEMENTATION Open Space Lawn Area 6.1 General Provisions The City of West Covina shall administer the provisions of the Queen of the Valley Hospital Specific Plan in accordance with the State of California Government Code, Subdivision Map Act, the West Covina General Plan, the City of West Covina Municipal Code, and other applicable State and City regulations. The Specific Plan development procedures, regulations, standards, and specifications shall supersede the relevant provisions of the City's Municipal Code, as they currently exist or may be amended in the future. Any development regulation and building requirement not addressed in the Specific Plan shall be subject to the City's adopted codes and regulations. Where there is a question of interpretation, the City's Community Development Director or equivalent shall make a determination as to the intent of any disputed clause, paragraph, section, or development standard. Said determination shall be judged to be final. Chapter • Implementation ■EN 6-1 6.1.1 Interpretation In instances where any section, subsection, sentence, clause, phrase, portion or word contained within this Specific Plan is undefined, unclear or vague, then the City's Community Development Director shall make a determination as to its meaning and intent. The Development Services Director may elect to forward any item to the Planning Commission for final determination. Said determination shall be judged to be final. 6.1.2 Severability If any section, subsection, sentence, clause, phrase, or portion of this Specific Plan, crony future amendments or additions hereto, is for any reason held to be invalid or unconstitutional by the decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of this Specific Plan, or any future amendments or additions hereto. The City hereby declares that it would have adopted these requirements and each sentence, subsection, clause, phrase, or portion or any future amendments or additions thereto, irrespective of the fact that any one or more sections, subsections, clauses, phrases, portions or any future amendments or additions thereto may be declared invalid or unconstitutional. 6.1.3 Compliance with Adopted Specific Plan The City of West Covina shall monitor compliance with the adopted Specific Plan and the mitigation measures of the certified EIR at these stages, as appropriate: • During the review and approval of subsequent Precise Plans, Tentative Tract/Parcel Maps, Conditional Development Permits, and other planning entitlements, as appropriate. • During the review of construction documents, and prior to the issuance of grading and/or building permits. • Prior to the issuance of a certificate of occupancy for any building within the Specific Plan area. • Prior to the recordation of any parcel map or final map within the Specific Plan boundaries. 6.1.4 Office of Statewide Health Planning and Development The Office of Statewide Health Planning and Development (OSHPD) is responsible for overseeing all aspects of the design and construction of general acute care hospital, psychiatric hospital, and skilled nursing home and intermediate care facility construction in California. Its responsibilities include establishing building standards that govern construction of these types of facilities; reviewing the plans and specifications for new construction, alteration, renovation, or additions to health facilities; and observing construction in progress to ensure compliance with the approved plans and specifications. In addition, OSHPD is responsible for establishing the building standards for freestanding licensed clinics, but plan review and construction observation functions are the responsibility of local building departments. For two types of clinics —dialysis clinics and surgical clinics —local building departments may defer these functions to OSHPD or the facility owner may request that OSHPD provide plan review and construction oversight services. 6-2 MEN Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 OSHPD's responsibilities are carried out by its Facilities Development Division (FDD). The FDD design, construction, and quality assurance oversight process entails the following: construction drawings and specifications are submitted to the FDD and reviewed for code compliance by division architects; structural, electrical, and mechanical engineers; and fire and life safety personnel assigned to the specific regional group defined by the geographical location of the project. Upon approval of the project plans, specifications and Test, Inspection, and Observation (TIO) Plan, a building permit is issued and construction begins. The facility owner hires one or more FDD-certified Inspectors of Record (IOR), who work under the direction of the registered design professional throughout the construction phase and reports to FDD field personnel and the owners on the progress of the construction. The scope of authority for OSHPD FDD extends to many types of healthcare buildings. It does not normally include medical office buildings or other non -hospital buildings on a campus. Other elements of the medical campus such as the right to site an acute care facility, grounds and landscaping, parking lot construction, and the general aesthetics of the site remain in the domain of the local government. Site development may also come under the requirements of the California Environmental Quality Act (CEQA). Local health departments govern issues related to operation of food preparation areas in acute care buildings. Hospitals must recognize and account for local jurisdiction entitlements, design review, and site engineering approvals, which are completed outside of OSHPD jurisdiction but are required to be completed prior to issuance of an OSHPD permit. OSHPD requires proof of local jurisdiction approvals. For Queen of the Valley Hospital, OSHPD will require proof the City of West Covina approval, pursuant to this Specific Plan, prior to issuance of an OSHPD permit for new construction under its authority. To the extent that there is any inconsistency between the requirements of this Specific Plan and OSHPD requirements concerning development under OSHPD jurisdiction, OSHPD requirements shall control. 6.1.5 Appeals For development in the City of West Covina, an appeal of any determination, decision, or requirement of City of West Covina staff or the Planning Commission shall be made in conformance with the procedures established by the West Covina Municipal Code, unless modified by this Specific Plan. Chapter • Implementation MEN 6-3 6.2 Specific Plan Modifications and Amendments Final development plans for Development Projects within each land use designation of the Specific Plan Area may be adjusted or modified based on final design and engineering and the precise development plans proposed by Queen of the Valley Hospital. Documentation related to modifications or amendments must be submitted for the review and approval of the Planning Department, its Community Development Director or his/her designee, as applicable pursuant to the provisions described in Section 6.1 of this Specific Plan. The Community Development Director or their designee shall have the authority to identify and approve, on behalf of the City of West Covina, as applicable, minor adjustments or modifications, as defined herein, which substantially conform to the approved Specific Plan and relevant sections of other City codes. Minor Site Plan Adjustments Minor modifications to the Specific Plan shall not require a Specific Plan amendment and shall be subject to a "substantial conformance" determination —an administrative mechanism by which minor modifications to the Specific Plan that do not result in significant impacts and are consistent with the intent of the plan shall be permitted without a formal amendment process. The Community Development Director or his/her designee shall make determinations of substantial conformance. Minor modifications that satisfy the substantial conformance determination's requirements may result from the final design and engineering that cause adjustments in: roadway alignments; locations of utilities or other infrastructure; development of innovative product design; distribution of permitted uses within the Specific Plan; application of design guidelines; or other similar modifications deemed to be minor and which implement the provisions of the plan. Minor modifications or technical adjustments may include, but are not limited to: • Modifications necessary to comply with final conditions of approval or mitigation measures. • Addition of information to the Specific Plan (including maps or text) for purposes of clarification that does not change the intent of any standard, regulation, or design guideline under the Specific Plan, as well as correction of any clerical or grammatical errors. • Adjustments to the alignment, location, and sizing of utilities and facilities or a change in utility and/or public service provider may be approved by the City of West Covina Engineering or Public Works Department, as applicable, so long as the adjustments or changes are found to be in compliance with applicable plans and regulations of the agency responsible for such utilities and facilities. • Changes in roadway alignment, project ingress/egress locations and configurations, width, or improvements through the final engineering/improvement plan process so long as minimum rights -of -way meet the standards outlined in the Specific Plan. • An adjustment of any land use district acreage, of up to five percent (5%) of the designated acreage. • Minor adjustment up to five percent (5%) of any quantitative standard, such as heights or setbacks, that are defined in Section 5 of this Specific Plan. 6-4 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Any building height extensions over ten feet shall require Planning Commission approval. • Minor changes to the architectural design guidelines, which are intended to be conceptual in nature and flexible in implementation. • Modification of any design element in this Specific Plan that improves circulation, reduces grading, improves drainage, improves infrastructure, or provides similar utility and reduces operations and maintenance costs. • In instances where there is not enough right-of-way width to have sidewalks on both sides of a secondary roadway, a minor modification process may be used at the discretion of the Community Development Director or his/her designee. This process would waive or reduce the requirements for a roadway that does not have sufficient right-of-way width for sidewalk improvements on both sides of the street. The minor modifications described above are not comprehensive. Any modification that is deemed by the Community Development Director or their designee to be in substantial conformance with the purpose and intent of the Specific Plan shall be permitted. The application for and documentation of substantial conformance shall include text and/or maps that describe the nature of all proposed modifications or adjustments to the Specific Plan. This application shall undergo any necessary technical review by City agencies and the Community Development Director, or his/her designee, deems necessary to provide for updated conditions of project approval. A request for a minor modification shall be subject to all associated fees. Chapter • Implementation MEN 6-5 Amendments to the Specific Plan Specific Plan amendments are governed by California Government Code Section 65456 and require a Zone Change application and fee to be submitted to the City's Planning Department. The application shall state the reasons for the proposed amendment. If Queen of the Valley Hospital seeks a modification to the Specific Plan that the Community Development Director or their designee determines does not satisfy the requirements of a Minor Modification, then the Community Development Director shall have the discretion to refer any such requests to the Planning Commission of West Covina, for review and consideration as an amendment to the Specific Plan. Amendments to the Specific Plan require a public hearing before the Planning Commission, which will make a recommendation to the City Council for action. The City Council may approve, deny, or conditionally approve amendments to the Specific Plan. An amendment to the Specific Plan is required in the event of any of the following: • Changes to the overall Specific Plan boundaries, including an expansion of the Specific Plan Area. • A change in any other provision, purpose, orstandard of the Specific Plan that would significantly alter the basic intent, spirit, identity, or concepts of the Specific Plan. • Relocation or proposed construction of parking structures without primary access to a primary or secondary roadway. • An increase in maximum building square footage. • An increase in the overall development density thresholds within the Specific Plan. The Specific Plan shall not be amended unless the following findings are made by the Planning Commission and City Council: • The Specific Plan amendment implements and is consistent with the applicable General Plan in compliance with Government Code Section 65454. • The Specific Plan amendment allows for a coordinated and cohesive development. • The Specific Plan amendment provides for the construction, improvement, or extension of transportation facilities, public utilities, and public services required for the long-term needs of the project and/or other area residents, and complements the orderly development of the City. 6-6 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 6.3 Temporary Use Permit Processing 1. Filing. Ana plalication for a Temporary Use Permit shall be filed with the Department together with the required fee in compliance with the City's Fee Schedule. The application shall be filed with the Department at least 30 days before the date that the proposed temporary use is scheduled to take place. 2. Temporary Use Permit Review Procedures. Temporary Use Permits shall be processed in the same manner as described in Section 26-602 of the West Covina Municipal Code. Conditions of Approval 1. May Impose Conditions. In approving a Temporary Use Permit application, the Community Development Director may impose conditions that are deemed reasonable and necessary. 2. Appropriate Conditions. These conditions may address any pertinent factors affecting the operation of the temporary event, or use, and may include the following: • Fixed period of time; • Operating hours and days; • Regulation of temporary structures; • Police/security and safety measures; • Signs; • Other conditions. 3. Condition of Site Following Temporary Use. Each site occupied by a temporary use shall be cleaned of debris, liter, or any other evidence of the temporary use upon completion or removal of the use, and shall continue to be used in compliance with this Specific Plan. 6.4 Certification of Environmental Impact Report (EIR) An EIR has been prepared to analyze environmental impacts of the full build -out of the Specific Plan Area (subject to the average daily population limitation, building floor area limitation, building densities, building heights, and other regulations set forth in the Specific Plan), discuss feasible alternatives, and recommend feasible mitigation measures in compliance with the provisions of CEQA. The EIR analyzes the entire Specific Plan Area and addresses potential impacts associated with future development and improvements as related to the implementation of the Specific Plan. The EIR includes a Mitigation Monitoring and Reporting Program and analyzes implementing actions allowing development and other physical changes to the Specific Plan Area. The Mitigation Monitoring and Reporting Program is included in Appendix C. The EIR was prepared in conformance with the applicable CEQA Guidelines and pursuant to State Law. Chapter • Implementation MEN 6-7 6.5 Subdivision Maps Tentative tract maps will be approved by the City of West Covina for the project indicating the approximate boundaries and dimensions of lots and grading for the project site. Following approval by the City of the tentative tract maps, final maps will be prepared for City approval. Following recordation, final maps become the legal documentation defining parcels that be developed. 6.6 Precise Plan All development projects within the confines of the Queen of the Valley Hospital Specific Plan shall be subject to the Precise Plan process as established in the City's Municipal Code. Pursuant to these provisions, Precise Plan constitutes a design review of project, site plans, preliminary grading plans, architectural plans and preliminary landscape plans. Adoption of the Specific Plan by the City includes adoption of the design guidelines contained within the Specific Plan which provide direction for the design of development projects. Where the Specific Plan development regulations are silent, the applicable development and design regulations and design guidelines contained within the City's Municipal Code shall apply. The design guidelines are intended to be flexible in nature while establishing basic evaluation criteria for the review of development projects by the City. 6.7 Project Phasing Phasing of development within the Specific Plan shall meet the following objectives: • Orderly build -out of the project based upon market and economic conditions. • Provision of adequate infrastructure and public facilities as determined and deemed necessary by the City concurrent with development of each phase. • Protection of public health, safety and welfare. It is anticipated that the build -out of the Queen of the Valley campus will occur over a 15- to 20-year period. It is anticipated that the initial phase will consist of converting the former park into an improved parking lot. Shortly thereafter, a medical office building, a new emergency room facility, and a new intensive care unitwill be constructed, totaling approximately 150,000 square feet of improvements. These improvements are anticipated to occur between 2019 and 2022. A new parking structure will also be constructed to accommodate the parking demand for these uses. 6-8 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 After 2022, up to two new hospital towers, a new medical office building, and another parking structure are currently contemplated for the build -out of the Specific Plan. It should be noted that actual build -out will be subject to market and economic conditions, demand for hospital services, infrastructure timing, and may vary from the phasing currently anticipated. All necessary infrastructure (e.g., sewers, water lines, storm drains, drainage improvements, etc.) shall be phased and installed concurrently with development. 6.8 Infrastructure Financing • Infrastructure improvements, which may or may not be specifically identified in this Specific Plan, shall be implemented consistent with City requirements and the adopted Development Agreement between Queen of the Valley Hospital and the City of West Covina. • Electricity, gas, telephone, and cable television lines shall be installed and maintained by the appropriate utility company. • Roadway and parking improvements (the timing and responsibility for construction/ funding of which shall be negotiated between Queen of the Valley Hospital and the City), which may include improvements to S. Sunset Avenue, traffic signalization at S. Sunset Avenue and W. Merced Avenue, street and parking lot restriping, parkway landscaping, land dedications, street and parking lot shall occur as required. • Water, sewer, and drainage improvements shall be financed on a fair share basis or financed through an assessment district, community benefits district, or other financing mechanism acceptable to both the City of West Covina and Queen of the Valley Hospital. • Queen of the Valley Hospital shall be responsible for installation, maintenance, and upkeep of all slope plantings, common landscape areas, hardscape areas, and irrigation systems within the Specific Plan Area. • All bicycle trails and regional trails shall be the responsibility of the City of West Covina or other public entity to design, fund, construct, and maintain. Chapter • Implementation MEN 6-9 This page is intentionally left blank. APPENDIX Definitions This chapter contains the definitions of words used in the Queen of the Valley Hospital Specific Plan. City Engineer He or she is the supervisor of the City of West Covina's Public Works Division and has also historically been known as the Public Works Director. All referenc- es shall mean this manager or equiva- lent position, or his/her designee. Community Development Director He or she is the supervisor in charge of the Planning Division and has also historically been known as the Planning Director. All references shall mean this manager or equivalent position, or his/ her designee. Inpatient A patient who needs to stay in a hospi- tal while being treated and have been formally admitted by a doctor. Outpatient A patient who is sent to the hospital for diagnostic testing or same -day surgery and has not been formally admitted by a doctor. AppendixA • Definitions MEN M This page is intentionally left blank. APPENDIX General Plan Consistency Analysis This Appendix contains a consistency analysis between The Queen of the Valley Specific Plan and the applicable policies and actions contained in the City of West Covina General Plan as required by Section 65454 of the California Government Code. As shown by this consistency analysis, The Queen of the Valley Specific Plan is consistent with the City of West Covina General Plan. Appendix B • General Plan Consistency Analysis ■EN B-1 Our Natural Community AM Continue to channel Federal, State and Local transportation funds to programs, and infrastructure improvements that reduce air pollution through the promotion of walking, biking, ride - sharing, public transit use, the use of alternative fuel vehicles or other clean engine technologies. All.3 Prepare and adopt a plan to reduce greenhouse gases as part of the Environmental Impact Report (to be concurrently approved with the West Covina General Plan) to achieve compliance with State mandates, and consistency with the Regional Transportation Plan/Sustainable Community Strategy to facilitate development by streamlining the approval process, and to improve air quality. The Specific Plan includes provisions that will encourage walking, biking, ride -sharing, and public transit services to the site, as well as minimum car charging requirements. Furthermore, the hospital does not include its vehicle fleet. An air quality analysis was prepared at part of the Project's Environmental Impact Report (EIR) and impacts are less than significant with the implementation of recommended mitigation measures. Consistency Analysis A1.5 Develop standards to increase pervious Pervious or open -grid paving is recommended surfaces to recharge groundwater basin, for use in parking areas to reduce the negative where appropriate. effects of stormwater runoff and facilitate groundwater recharge. Permeable paving and/ or recycled materials should be used to the extent feasible. B-2 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j August 2019 A1.6 Maintain the existing conservation areas A referendum was approved selling the Sunset and prohibit any development in spaces Fields to the hospital and using the funds from designated as parks and open space on that sale for park purposes elsewhere in the the land use plan. City. A1.6b • Continue to add public open spaces The project does not include any residential through developer dedication, in -lieu uses. Should residential uses be added, in - fees, or conservation easements. lieu fees and/or parkland dedication will be required per applicable City of West Covina MERNMEMEN —`dedication reauirements. A1.7c Identify and provide additional access Once the Wash has been improved to function points adjacent to the Walnut Creek as a trail, the Project can provide a minimum of Wash and existing and planned trails. one point of connection between the Wash and the primary entrance of the hospital. Standards within the Specific Plan require a 15-foot setback between the wash and any buildings. Consistency Analysis A1.9 Adopt development standards that Building placement and orientation will be protect public views and assess the designed so that views of buildings from impact to public views during the adjacent off -site locations and public rights -of - development review process. way are taken into consideration. Appendix B • General Plan Consistency Analysis MEN 3-3 A1.10 A1.11c Adopt development standards that prevent glare and light trespass and assess the impact of outdoor lighting during the development review process. Pursue an expanded and equitable distribution of trees and greening throughout the City. Fill in the gaps in canopy cover, address aging tree population, and identify vacant and new planting spots. Target planting where pedestrian and public realm improvements are prioritized such as safe streets to schools and parks. Set a citywide tree canopy coverage goal. All new parking lot and other security lighting shall be directed away from surrounding land uses and towards the specific location intended for illumination. State -of -the art fixtures shall be used, and all lighting shall be designed to minimize the production of glare and light spill onto surrounding uses. Section 4.5 Lighting, has additional provisions to limit glare and trespass. Landscape design standards and guidelines are established to give character and definition to the Queen of the Valley Hospital campus and to enhance the range of open spaces in the Specific Plan Area. Where appropriate, additional trees will be planted to reduce the heat island effect. B-4 ■EN Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 Our Prosperous Community A2.1a Co siren t ity's retail base. A2.1c Ensure that new development is not a fiscal burden to the City. Table 5.2, Permitted Uses, includes retail as a permitted use within the parts of the Specific Plan Area. In addition, Farmers, Food and Craft markets are allowed as a temporary use. The implementation of the project will be phased in a fiscally responsible manner not to be a burden on the City's infrastructure and budget. However, improvements to facilitate the project are not expected to occur beyond the project site, with the exception of some improvements to the access and utilities on the property to the southwest of the project site and the access points along Merced and Sunset Avenues. Project phasing and financing are discussed in Sections 6.7 and 6.8. A2.6b Explore opportunities for affordable The project site is designated as the primary senior housing. medical campus for the City of West Covina and is one of the leading campuses in the eastern San Gabriel Valley. Affordable housing is not considered for this site, but the project dR would not block implementation of this policy in other areas of the City. A2.7a Explore health/medical campus The Queen of the Valley Hospital Specific Plan opportunities. serves as a planning guide to implement this action with the intent to add and expand the medical campus. Job growth from the proposed project is expected to increase by about 50 percent over the next 10 to 15 years. Appendix B • General Plan Consistency Analysis MEN B-5 Our Well Planned Community A3.3 Adjust regulations for the The development regulations provided in Section neighborhoods, districts and corridors 5.4, Development Standards, translate the to reflect the nature of intended change. vision and guiding principles into prescriptive, physical standards to guide the development of the Queen of the Valley Hospital Campus. I Consistency Analysis OOM A3.5 Partner with Queen of the Valley The creation of this Specific Plan occurs hospital to develop a Corridor Plan before the Sunset Avenue Corridor Plan and and Development Code for Sunset Development Code has been undertaken. Avenue that accommodates future However, the General Plan identifies the subject hospital growth in a contextual manner property as being designated as a medical with enhancements to Sunset Avenue center. Uses within this Specific Plan are Corridor. consistent with that designation. Furthermore, the implementation of this Specific Plan will not impact the City's ability to create a future Sunset Avenue Corridor Plan. A3.6 Key land use adaptation strategies to reduce greenhouse gas emissions are: • Promoting transit -oriented infill development, and • Providing incentives for high- performance buildings and infrastructure. The Specific Plan Area is served by Foothill Transit, which has several bus stops located adjacent to the hospital campus. Bicycle lanes and sidewalks also exist adjacent to the Specific Plan Area, which facilitates alternative modes of transportation. Section 5.4 Development Standards requires compliance with Cal -Green Title 24, Part 11), California Energy Code (Title 24, Part 6), the City of West Covina's Municipal Code and General Plan or the guidelines found in Section 4.6.7 of this Specific Plan, whichever results in greater energy efficiency or reduced energy consumption. B-6 MEN Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 Our Accessible Community A4.5b A4.7a A4.8 Require the construction of pedestrian and bicycle facilities and amenities, where warranted, as a condition of approval of new development projects. Revise the municipal parking code as described in a following section of this document. As part of the green infrastructure plan, develop a strategy to increase the tree canopy along existing arterial streets by 25 percent. Short-term bicycle parking (bicycle racks) shall be provided for five (5) percent of the new visitor parking spaces provided. Long-term bicycle parking (bicycle lockers, enclosures, or rooms with anchored racks) shall be provided for five (5) percent of the new parking spaces provided for employees. As part of the project, a comprehensive parking study was conducted to evaluate the parking demand for Queen of the Valley's facilities. The requirements identified in Section 5.5 Parking Standards, include specific parking requirements based on the parking demand on this site. Furthermore, Section 5.5.1, Parking Standard Modifications allows for the modification of parking standards by implementing the recommendations of a parking study and required by a Conditional Use Permit. Section 4.4, Landscaping, highly encourages the installation of trees in the landscape area between the building and the parkway, which would increase the overall canopy along Sunset Avenue. Appendix B • General Plan Consistency Analysis MEN B-7 nderstanding that increased adoption The parking study prepared for the project of TNCs and future introduction of identifyoparking shortage atthecurrent campus. autonomous vehicles may reduce In order to implement future improvements parking needs, seek to limit the scale and for the facility to grow, additional parking of investments in expensive parking will be necessary for the immediate future. infrastructure (parking structures). Therefore, parking structures are permitted Consider investing instead in surface within the Specific Plan, albeit at more restrictive parking lots and on -street spaces that height limitations than buildings. Recognizing can be more easily repurposed for other the possibility of future reduction of parking needs. demand, Section 5.5.1, Parking Standard Modifications allows for the modification of parking standards by implementing the recommendations of a parking study. A4.11 b Consider ways to facilitate use of Most hospital campuses have a minimum of TNCs and taxis by considering their one drop-off and pick-up area for the campus. infrastructure in new development, for The Specific Plan includes design guidelines example by requiring TNC/taxi loading that direct the design and location of drop-off zones in large developments areas (Section 4.4.1). B-8 ONE Queen of the Valley Hospital Specific Plan (Draft #I I • August 2019 Our Resilient Community A5.1 A5.2 Adjust development regulations and review processes to require new development and redevelopment projects to provide a fine-grained, interconnected, multimodal transportation network with a balance of motor vehicle, pedestrian, bike, and transit amenities. Adopt form -based codes for downtown and corridors and require applicants to comply with the standards. Chapter 3, Plan Elements, includes pedestrian & bicycle circulation, transit network, and vehicular circulation. The sections cover details of how the multimodal transportation network operates in and around the Specific Plan area. The Queen of the Valley Specific Plan is located along the Sunset Avenue corridor. The corridor plan for this street has not been implemented yet. Although hospital campuses may have unique design criteria, implementation of this Specific Plan will not prohibit a future form - based code for the Sunset Avenue corridor. Furthermore, this Specific Plan includes design guidelines intended to implement a high-level of design for the campus. Appendix B • General Plan Consistency Analysis ■EN B-9 A5.3 A5.6d Adjust development regulations and review processes to incorporate pedestrian scale place -making in the design of streets and open spaces. Chapter 4, Design Guidelines includes design standards and guidelines that are intended to identify and establish visual themes that are aesthetically pleasing, ensure that the Specific Plan area remains compatible with surrounding residential areas, and create a cohesive sense of place for the Queen of the Valley Hospital campus. Adjust development regulations and Chapter4, Design Guidelines includes guidance review processes to require assessment on building placements and orientation, and appropriate response to local architectural design, and landscaping design context. that will ensure the project develops as a quality medical center with consistent design elements - that fit in with the local context. Consider providing an incentive program for new buildings that exceed California Energy Code requirements by 15%. Section 5.4, Development Standards requires compliance with Cal -Green (Title 24, Part 11), California Energy Code (Title 24, Part 6), the City of West Covina's Municipal Code and General Plan or the guidelines found in Section 4.6.7 of this Specific Plan, whichever results in greater energy efficiency or reduced energy consumption. B-10 ■EN Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 A5.7a Reduce demand through water conservation techniques. W� Along with any new or modified project, a landscape, irrigation, hardscape and outdoor furniture plan shall be submitted for plan check review to the City of West Covina, to determine consistency with Specific Plan requirements and to determine compliance with applicable City of West Covina Water Efficient Landscape Ordinance (MWELO) requirements and California's Water Conservation Act. A5.7c Set conditions of approval for each new The project's EIR includes an analysis on development to ensure adequate water anticipated future water demand. Additionally, supply prior to occupancy. prior to construction of each individual phase that involves an increase in water use, the future applicant will be required to obtain a "Will -Serve" letter from the applicable water purveyor. Pursue enlargement or extension of the sewage collection system where necessary to serve new development, with the capital costs & benefits allocated equitably & fairly between the existing users &new users. The project's EIR includes an analysis on anticipated future sewer capacity from the project. It is anticipated that the development intended within this Specific Plan will potentially need some sewer enlargements within on -site mains, as well as a main within the access drive to the southwest of the project site. However, it is anticipated that adequate capacity exists within the sewer mains in Merced and Sunset Avenues. Appendix B • General Plan Consistency Analysis MEN B-1 1 AS.IOc Amend Zoning Ordinances to allow Section 4.4.1, Open Space Types encourages Community Gardens throughout the the development of gardens and park spaces City. within the landscape areas of the Project site. B-12 ■EN Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Our Healthy and Safe Community AM b A6.3b The development review bodies should consider active living as a development criteria and encourage: • Where practical, locating the building near transit and a diverse mix of uses; • Siting the building to encourage walking; and • Securing bicycle parking, and where feasible, other cycling friendly facilities such as showers and lockers. The Specific Plan area abuts Sunset Avenue, which has two routes operated by Foothill Transit. Chapter 4, Design Guidelines includes numerous guidelines about connecting buildings to encourage pedestrian activity and transit use. Section 5.4.2, Secondary Development Standards also includes requirements pertaining to bicycle storage. Encourage the use of stairs between The buildings within the Specific Plan will floors by designing internal staircases to include stairs between floors, which will be be visually prominent and attractive. clearly identified to help facilitate use by the patients, workers and visitors. Support health fairs with information, health care screenings and services, and activities celebrating active living. The event should be sponsored by a range of health service partners. The health fair should have a strong focus on active living, healthy eating, and mental health. The Queen of the Valley Hospital serves the residences of West Covina with their medial needs and includes screenings and services to support this. Appendix B • General Plan Consistency Analysis MEN B-13 Increase access to safe, comfortable, Different types of open space, which together and interesting public spaces. compose the Queen of the Valley Hospital campus open space system, are described in section 4.4.1, Open Space Types. LL AM- A6.9 Partner with health care providers, The Specific Plan allows for both in -patient and caregivers, schools, senior center out -patient facilities, which allow for additional to increase access to mental health mental health programs and services to local information and resources residents. ncreasl a public access to police services The project's EIR analyzes impacts to police by: services and no significant impact will occur. • Increasing police staffing to As individual developments progress, the coincide with increasing population, implementing projects will pay the applicable development, and call for services; impact fees. • Require the funding of new services from fees or assessments from new development. A6.12a Incorporate Crime Prevention Through Design Guidelines state that buildings should Environmental Design (CPTED) incorporate Crime Prevention Through principles and best practices into zoning Environmental Design (CPTED) design ordinances and development review measures where appropriate to create safer processes for new development and environments. Entrances should be well lit, well major rehabilitation. defined, and have active frontages. B-14 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 A6.13a Resolve extended response time problems by: • Increasing fire staffing to coincide with increasing population, development, and call for services; • Require the funding of new services f f tf A6.15a A6.15c A6.15d rom ees or assessmen s rom new development._ J Require all development to comply with the provisions of the latest California Building Code, including provisions related to design and engineering to mitigate potential impacts from seismic events, fires, and other hazards. Require CEQA environmental reviews to analyze and as necessary mitigate potential natural hazards on a site - specific basis I � Require Specific Plans to recognize the findings of this Safety Element as critical land use guidelines are developed for specific areas The project's EIR analyzes impacts to fire services and no significant impact will occur. As individual developments progress, the implementing projects will pay the applicable impact fees. The Office of Statewide Health Planning and Development (OSHPD) is responsible for overseeing all aspects of the design and construction of general acute care hospital, psychiatric hospital, and skilled nursing home and intermediate care facility construction in California. More information is listed in Section 6.7.4, Office of Statewide Health Planning and Development. Iction 6.4, Certification of Environmental Impact Report (EIR), states an EIR has been prepared to analyze environmental impacts of the full build -out of the Specific Plan Area, discuss feasible alternatives, and recommend feasible mitigation measures in compliance with the provisions of CEQA. Section 4.Z Site Planning, includes surveillance and safety guidelines to be incorporated in the design process. Appendix B • General Plan Consistency Analysis MEN B-15 A6.23a &6 A6.24 Require new developments to reduce exterior noise levels for any usable outdoor area to the "normally acceptable" range in the City's land use/noise compatibility matrix, shown in Table 6.4 of this Noise Element. Through the environmental review process, require applicants for new development to analyze potential noise impacts on nearby noise -sensitive receivers. If noise levels generated exceed the "normally acceptable" range shown in Table 6.4 of this Noise Element, require appropriate noise mitigation so that these levels would no longer be exceeded. All areas with utility, mechanical, trash and recycling equipment should be located in strategic areas to minimize the effects (noise, visual qualities, etc.) such equipment may have on adjacent uses, and should be screened by landscaping, a fence, or a wall and designed to be visually compatible with other site elements. Sound attenuation will comply with the applicable noise mitigation measures in the project's EIR. The project's EIR includes a noise analysis and appropriate mitigation measures that would reduce potential impacts from noise sources to below a level of significance. B-16 MEN Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Consider, where appropriate, tools for mitigating noise impacts of transportation facilities on new and existing development. Such tools may include noise insulation for interior spaces, site design solutions, and noise barriers such as sound walls and berms. Site design solutions such as setbacks are frequently preferable to barriers, and berms are frequently preferable to sound walls, for reasons of aesthetics and potential noise reflection effects. The Queen of the Valley will implement the appropriate noise mitigation measures contained in the Project's EIR, which would reduce potential impacts from transportation facilities to below a level of significance. Appendix B • General Plan Consistency Analysis MEN B-17 Our Creative Community Examine current zoning, licensing, and permitting requirements with the recreation, education and assembly objective of supporting and facilitating Specific Plan area. Section 5.3, Temporary community groups planning festivals Uses, also includes language to support and events. outdoor events, farmers markets, and other A7.7 Require development to avoid archaeological and paleontological resources, whenever possible. If complete avoidance is not possible, require development to minimize and fully mitigate the impacts to the resources. Notify California Native American tribes and organizations of proposed projects that have the potential to adversely impact cultural resources. Table 5.2, Perm special events. uses of in the The project's EIR analyzes impacts to cultural and Tribal resources. All impacts to these resources are reduced to a less than significant level. B-18 ONE Queen of the Valley Hospital Specific Plan (Draft #1 j • August 2019 Our Active Community A8.1 Develop variety of new park types of Different types of open space, which together different sizes and require them in new compose the Queen of the Valley Hospital development. campus open space system, are described in section 4.4. 1, Open Space Types. A8.2a Require dedication of land identified The Specific Plan includes an area that as linear park in conjunction with new is fully developed as a hospital campus. development. Improvements that are anticipated to occur do not include residential uses and therefore, impacts to parkland will be minimal and hMA6less than significant. However, no portion of the property is identified as a future linear park. It should be noted that the standards in Chapter 5, Development Standards include a minimum 10-foot landscape setback between the potential future Walnut Creek Wash trail to transition between the trail and campus uses. A8.4 Develop new neighborhood parks, pocket parks, and community gardens as feasible and appropriate to meet citizen needs and require them in new development. Different types of open space, which together compose the Queen of the Valley Hospital campus open space system, are described in Section 4.4. 7, Open Space Types. Appendix B • General Plan Consistency Analysis MEN B-19 � t' A8.6a Connect the open spaces to neighborhoods through a series of landscaped streets that provide green links to the Walnut Creek as well as stormwater drainage. _L Where feasible and appropriate, the Queen of the Valley Hospital Specific Plan encourages pedestrian -friendly connections to all buildings, structures, and to the public rights -of -way. Furthermore, Section 5.4.2, Secondary Development Standards requires that at least one connection be provided from the Specific Plan are to the future Walnut Creek Trail once the trail has been completed. A8.6b Revise zoning ordinance to require new The Specific Plan area includes connector development to connect their open spaces that are landscaped areas along spaces to the open space network. pathways that provide pedestrian access to buildings, parking and other open spaces. Institute an impact fee for capital improvements to mitigate the impact of new development on parks and open spaces. The Specific Plan includes an area that is fully developed as a hospital campus. Improvements that are anticipated to occur do not include residential uses and therefore, impacts to parkland will be minimal and less than significant. It should be noted that the standards in Chapter 5, Development Standards include a minimum 10-foot landscape setback between the potential future Walnut Creek Wash trail to transition between the trail and campus uses. Furthermore, the implementation of the Specific Plan will not impact the City's ability to institute a park impact fee. B-20 MEN Queen of the Valley Hospital Specific Plan (Draft #11 • August 2019 APPENDIX Mitigation Monitoring & Reporting Program The following pages contain the Mitigation Monitoring and Reporting Program (MMRP) found within the Queen of the Valley Hospital Specific Plan Program EIR. Appendix C • Mitigation Monitoring & Reporting Program MEN C-1 Mitigation Monitoring and Reporting Program Queen of the Valley Hospital Specific Plan Final Program Environmental Impact Report (GPA No. 18-02 and ZC No. 17-02) SCH No. 2018101068 July 2019 Lead Agency: CITY OF WEST COVINA Community Development Department 1444 West Garvey Avenue South West Covina, California 91790 Contact: Jeff Anderson Community Development Director Prepared by: Psomas 3 Hutton Centre Drive, Suite 200 Santa Ana, California 92707 C-2 ■NE Queen of the Valley Hospital Specific Plan Draft # 1 l • August 2019 TABLE OF CONTENTS Section Queen of the Vallev Hospital Specific Plan Paae Mitigation Monitoring and Reporting Program........................................................................I 1. Introduction................................................................................................1 2. Mitigation Monitoring Procedures..............................................................1 3. Mitigation Monitoring and Reporting Program...........................................1 4. Project Location.........................................................................................2 5. Project Description Summary ....................................................................2 Appendix C • Mitigation Monitoring & Reporting Program MEN C-3 Queen of the Valley Hospital Specific Plan Acronym List The following are acronyms used in the Mitigation Monitoring and Reporting Matrix: A ACM asbestos -containing material AES Aesthetics AIR Air Quality B BIO Biological Resources BMP Best Management Practice C CDFW California Department of Fish and Wildlife CEQA California Environmental Quality Act CGS California Geological Survey City City of West Covina Council City of West Covina City Council CPTED Crime Prevention Through Environmental Design CUL Cultural Resources D DIF Development Impact Fee DTSC Department of Toxic Substances Control E EIR Environmental Impact Report F Final EIR Final Environmental Impact Report, Queen of the Valley Hospital Specific Plan G GEO Geology and Soils GHG Greenhouse Gas Emissions H HAZ Hazards and Hazardous Materials HYD Hydrology and Water Quality L LID Low -Impact Development LUP Land Use and Planning M MBTA Migratory Bird Treaty Act MLD Most Likely Descendent MMRP Mitigation Monitoring and Reporting Program MWELO Model Water Efficient Landscape Ordinance N NAHC Native American Heritage Commission NPDES National Pollutant Discharge Elimination System P Program Mitigation Monitoring and Reporting Program PS Public Services and Recreation R:P je WC0UWC001010MM­SP MMRP-010819.dou II Table C-4 ONE Queen of the Valley Hospital Specific Plan (Draft #1I • August 2019 Queen of the Vallev Hospital Specific Plan Q QVHSP Queen of the Valley Hospital Specific Plan S SWPPP Storm Water Pollution Prevention Plan T TCP Traffic Control Plan TCR Tribal Cultural Resources TRA Transportation/Traffic U USEPA U.S. Environmental Protection Agency USGS U.S. Geological Survey UTL Utilities and Service Systems V VOC volatile organic compound W WCPD West Covina Police Department WQMP Water Quality Management Plan Appendix C • Mitigation Monitoring & Reporting Program MEN C-5 Queen of the Valley Hospital Specific Plan MITIGATION MONITORING AND REPORTING PROGRAM INTRODUCTION In accordance with the requirements of Section 21081.6 of the California Public Resources Code, and as part of its certification of the adequacy of Final Environmental Impact Report (Final EIR) for the Queen of the Valley Hospital Specific Plan (Project), the City Council (Council) of the City of West Covina (City) adopts the following Mitigation Monitoring and Reporting Program (MMRP or Program). The Council adopts this MMRP in its capacity as the lead agency for Final EIR in accordance with the provisions of the California Environmental Quality Act (CEQA) (California Public Resources Code Section 21000 at seq.), the State CEQA Guidelines (California Code of Regulations, Title 14, Section 15000 at seq.), and the City of West Covina Monitoring Requirements. MITIGATION MONITORING PROCEDURES The principal purpose of the MMRP is to ensure that the Council -approved mitigation measures and development requirements for the adopted Project are reported and monitored to ensure compliance with the measures' requirements. In general, City of West Covina, Community Development Department is responsible for overseeing implementation and completion of the adopted measures. This includes the review of all monitoring reports, enforcement actions, and document disposition, unless otherwise noted in the attached MMRP Table. However, the Council retains overall responsibility for verifying implementation of all adopted mitigation measures. MITIGATION MONITORING AND REPORTING PROGRAM The MMRP is provided in tabular format to facilitate effective tracking and documentation of the status of regulatory requirements and mitigation measures. The attached MMRP Table provides the following monitoring information: Regulatory Requirements. All adopted Regulatory Requirements for the Project from the Final EIR are included. Mitigation Measures. All adopted mitigation measures for the Project from the Final EIR are included. Responsible for Implementation. The Project Applicant or designated representative is the responsible party for implementing the measures, and the City of West Covina or a designated representative is responsible for monitoring implementation of the measures, unless noted differently. Timing of Mitigation. A time frame is provided for performance of the mitigation measures, and the specific action deadline is designed to ensure that impact -related components do not proceed without establishing that the mitigation is implemented. Responsibility for Monitoring. The City Department(s) or other public agency(ies) responsible for overseeing the implementation and completion of measures is listed. • Completion Date. The dates the measures are completed are to be filled in by the approving/verifying authority at a later date. Upon completion, the MMRP and associated documentation will be kept on file at the City of West Covina Community Development Department, Planning Division. R: P je WCOUWC 010MMRNOVHSP MMRP-010819— 1 Mitigation Monitonng and Reporting Program C-6 ONE Queen of the Valley Hospital Specific Plan (Draft #1I • August 2019 Queen of the Vallev Hospital Specific Plan PROJECT LOCATION The Queen of the Valley Hospital Specific Plan (QVHSP) Project site occupies approximately 28.8 acres and is located at 1115-1135 South Sunset Avenue in the City of West Covina. The property is at the north corner of South Sunset Avenue and West Merced Avenue, approximately one-half mile south of the Interstate 10 (1-10) Freeway in the east -central portion of the San Gabriel Valley. The City is approximately 18 miles east of downtown Los Angeles and 3 miles east of the I-10/Interstate 605 (1-605) Freeway Interchange. The site is located at 34' 3' 50" North latitude and 117° 56' 43" West longitude, within Section 20 of Township 1 South Range 10 West in West Covina. The property is in the Baldwin Park (1972) 7.5-minute series topographic map by the U.S. Geological Survey (USGS). PROJECT DESCRIPTION SUMMARY The Queen of the Valley Hospital (QVH or Hospital) currently includes 1,090,000 square feet of building area on 28.8 acres and is proposing to add 490,000 square feet of new buildings to support improved or new medical services on campus. This expansion would be accomplished in phases from 2019 to 2028+ depending on need and financing. Initially, four existing buildings (Marian Rooms A and B and Buildings A—C) would be demolished to accommodate new buildings. This initial work would also involve adding surface parking on the former City -owned 2.8-acre Sunset Field park property adjacent and to the north of the hospital grounds. The first phase (1A) of new construction would involve expansion and new construction of the emergency room and intensive care unit for a total of 66,000 square feet. Phase 1B will entail construction of a new medical office building and ambulatory surgery center and a new multi -story parking structure. Phases 1A and 1 B are expected to occur in the 2020-2022 time frame. Phase 2 construction would occur from 2022-2026 and include a new five- to six -story medical tower with 132,000 square feet of new building space. The final phase of long-range improvements planned for 2028 or later would involve consolidation of the two medical towers, a new medical office building with 90,000 square feet of space, a second multi -story parking structure, and a new hospital building with 132,000 square feet. New buildings may be up to six stories tall depending on location. Details of the Project Description are in Section 3.0, Project Description of the Program EIR. The Primary Development Standards from the Specific Plan are shown below. Appendix C • Mitigation Monitoring & Reporting Program MEN C-7 Queen of the Valley Hospital Specific Plan PRIMARY DEVELOPMENT STANDARDS Standard Requirement Building Orientation Toward internal roadway/pedestrian access Primary Entrance Toward open space area Secondary Entrance Height Primary building height 6 stories max. 4 stories max. within 50 ft. of Sunset Ave. 3 stories in Zone 3 Portions of the building that extend above the primary building height, 20 ft. max.' Parking structures' 60 ft. max. Modular structures' 30 ft. max. Separations° Building from internal roadways 5 ft. min. From South Sunset Avenue ROW 10 ft. min. From Specific Plan boundarys 15 ft. min. from Walnut Creek Wash, Residential, or Open Space Between primary buildings 15 ft. min. Portions of the building such as screened mechanical and electrical towers, chimneys, staircases, elevators, architectural elements such as towers, cupolas, domes, etc., and other integral parts of the building may project above the roofline of the uppermost floor, provided these elements do not constitute more than 15 percent of the roof area. Parking is allowed on the top deck of parking structures. Light standards and parapet walls exempt from height. Modular stmctums are prohibited from being visible from any public right-of-way. As measured from front of curb. When the boundary is not along South Sunset Avenue, it will be measured from the property line. Buildings may be physically connected to each other subject to applicable building and fire codes, and secondary buildings do not need to observe these setback distances. Surface parking lots are subject to separate standards provided in this Section. 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