HomeMy WebLinkAboutContracts & Agreements_236A-2003_CCv0001.pdf Recorded in Official Records.County of San Bernardino 12/08/2003
LARRY WALKER LMd AM
RECORDING REQUESTED �.�. Auditor/Controller — Recorder
BY AND WHEN RECORDED a .
RETURN TO: 1,111 R Regular Mail
Cita-Clerk's Office Doc#: 2003—0906764 Tines: 1 Pages: 128
City of Redlands
Fees 0.00
Post Office Box 3005
Taxes 0.00
Redlands. California 92373 ether 0.00
PAID $0.00
Fees Not Required
Per Government Code
Section 6103
DEVELOPMENT AGREEMENT NO. 16
BETWEEN
CITY OF REDLANDS
AND
REDLANDS COMMUNITY HOSPITAL,
A CALIFORNIA NONPROFIT PUBLIC BENEFIT CORPORATION
(Ordinance No. 2563)
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EXHIBIT A
To Redlands Community Hospital Development Agreement
Legal Description of Property
PARCEL ONE:
350 Terracina Blvd.
Redlands, CA 92372
APN No. 0172-131-23, 25,26
PARCEL NO. 1 OF PARCEL MAP 7782, IN THE CITY OF REDLANDS, COUNTY
OF SAN BERNARDINO, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 78 OF PARCEL MAPS, PAGES 50 AND 51, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
PARCEL TWO:
Brookside Avenue
Redlands, CA 92373
APN 0172-131-24
PARCEL NO. 2 OF PARCEL MAP 7782, IN THE CITY OF REDLANDS, COUNTY
OF SAN BERNARDINO, STATE OF CALIFORNIA AS PER MAP RECORDED IN
BOOK 78 OF PARCEL MAPS, PAGES 50 AND 51, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
PARCEL THREE:
220 Terracina Blvd.
Redlands, CA 92372
APN Nos. 0172-121-05, 06
ALL OF LOT 13 AND THAT PORTION OF LOT 12 OF TERRACINA BLUFF LOTS,
IN THE CITY OF REDLANDS, COUNTY OF SAN BERNARDINO, STATE OF
CALIFORNIA, AS PER MAP RECORDED IN BOOK 9 PAGE 38 OF MAPS, IN THE
OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE MOST NORTHERLY CORNER OF LOT 12;
THENCE SOUTHEASTERLY ALONG THE SOUTHERLY LINE OF CRESCENT
BOULEVARD 44 FEET;
EXHIBIT A-Page I EXHIBIT A-RCHDEVAGR03
THENCE AT RIGHT ANGLEOl?r 44 FEET DISTANT THEREFROM O THE
PARALLEL WITH THE MOST
WESTERLY LINE OF SAID LOT
SOUTHERLY LINE OF SAID LOT 12;
THENCE ALONG THE SOUTHWESTERLY LINE OF LOT 12 TO THE
SOUTHWESTERLY CORNER OF SAID LOT;
THENCE NORTHEASTERLY AL � �RDC
LINE BETWEEN LOTS 12
AND 13, TO THE SOUTHERLY � FESENT BOULEVARD, TO THE
POINT OF BEGINNING.
PARCEL FOUR:
204 Terracina Blvd.
Redlands, CA 92372
APN: 0172-121-04
THAT PORTION OF LOTS 1 OFF REDLANDSAND 15, �COUNTY OF SAN BERNARDINO,
RDING TO MAP OF TERRACINA
BLUFF LOTS, IN THE CITY
STATE OF CALIFORNIA, AS PER PLAT TEREF
DESCRIBED AS FOLLOWS:IN BOOK 9 OF
MAPS, PAGE 38, RECORDS OF SAID OUN
BEGINNING AT A POINT SOUTHEASTERLY FROM THE CENTER10LOT 14,
LINE OF
WHICH IS 350 FEET SOUTHWESTERLY
CRESCENT BOULEVARD;
THENCE NORTHWESTERLY
FEETRIGHT
THE NORTHWESTERLY SOUTHEASTERLY
LINE OF SAID
LINE OF SAID LOT 14,
LOT 15;
THENCE AT RIGHT SAID LOT 15,GLES 0RT380 EET TO THE CENTER LINE OF
ASTERLY ALONG SAID
NORTHWESTERLY LINE OF
CRESCENT BOULEVARD
THENCE SOUTHEASTERLY ALONG THE CENTER LINE OF CRESCENT
BOULEVARD, 160 FEET TO THE POINT OF INTERSECTION OF THE
SOUTHEASTERLY LINE OF SAID LOT 14, EXTENDED NORTHEASTERLY;
THENCE SOUTHWESTERLY ALONG
350 FEET THE POINT OBEGI2TERLY Lr INNING.OF SAID
LOT 14, AND ITS EXTENSION,
SAVING AND EXCEPTING FROM THE ABOVE DESCRIBED PROPERTY, THE
FOLLOWING PORTION THEREOF:
BEGINNING AT A POINT ON THE NORTHWESTERLY LINE OF SAID LOT 15,
WHICH IS SOUTH 3802' WEST 204.6 FEET FROM THE MOST NORTHERLY
CORNER OF SAID LOT;
EXHIBIT A—Page 2 EXHIBIT A-RCHDEVAGR03
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THENCE SOUTH 380 2' WEST 95.4 FEET ALONG NORTHWESTERLY LINE OF
SAID LOT 15;
THENCE SOUTH 51° 58' EAST 39.32 FEET;
THENCE NORTH 120 40' EAST 52.08 FEET;
THENCE NORTH 180 39' EAST 51.27 FEET TO THE POINT OF BEGINNING.
PARCEL FIVE:
PROPERTY AT THE CORNER OF
TERRACINA BLVD. AND BROOKSIDE ROAD
REDLANDS, CA 92373
APN 0172-141-19
THAT PORTION OF LOTS 21 & 22 TERRACING BLUFF LOTS, IN THE CITY OF
REDLANDS, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS PER
PLAT RECORDED IN BOOK 9 OF MAPS, PAGE 38, RECORDS OF SAID
COUNTY, DESCRIBED AS FOLLOWS:
BEGINNING ON THE NORTHWESTERLY LINE OF SAID LOT 21, 231.5 FEET
SOUTHWESTERLY FROM THE INTERSECTION OF THE WESTERLY LINE OF
TERRACINA (FORMERLY CRESCENT BLVD.) AND THE SOUTHERLY LINE OF
FERN AVENUE; THENCE NORTHEASTERLY ALONG SAID NORTHWESTERLY
LINE OF SAID LOT 21 TO SAID INTERSECTION; THEN SOUTHEASTERLY
ALONG THE EASTERLY LINE OF SAID LOTS 21 & 22; 145 FEET; THENCE
SOUTHWESTERLY AND AT RIGHT ANGLES TO TERRACINA BOULEVARD
AND PARALLEL TO THE NORTHWESTERLY LINE OF SAID LOT 22, 178.85
FEET; THENCE NORTHWESTERLY IN A STRAIGHT LINE, 35.46 FEET, MORE
OR LESS, TO THE POINT OF BEGINNING.
NOTE: TERRACINA BOULEVARD WAS REDUCED IN WIDTH FROM 100 FEET
TO 80 FEET BY RESOLUTION OF THE SAN BERNARDINO COUNTY BOARD OF
SUPERVISORS ON JUNE 7, 1893, IN BOOK "A" OF ROAD BOOKS, PAGE 196.
EXCEPTING 'THEREFROM THE NORTHERLY 7 FEET IN FERN AVENUE, AS
CONVEYED TO THE CITY OF REDLANDS BY DEED RECORDED APRIL 21,
1967, IN BOOK 6807, PAGE 849, OFFICIAL RECORDS.
EXHIBIT A—Page 3 EXHIBIT A-RCHDEVAGR03
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PARCEL SIX:
244 TERRACINA BLVD.
REDLANDS, CA 92373
APN 0172-121-14
ALL OF LOTS 10 AND 11 AND THE SOUTH 36 FEET OF LOT 12, TERRACINA
BLUFF LOTS, IN THE CITY OF REDLANDS, COUNTY OF SAN BERNARDDINO,
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK. 9 OF MAPS, PAGE
38. IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL SEVEN:
250 TERRACINA BLVD.
REDLANDS, CA 92373
APN 0172-121-10, 11
LOTS 8 AND 9 OF TERRACINA BLUFF LOTS, IN THE CITY OF REDLANDS,
COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS PER PLAT
RECORDED IN BOOK 9 OF MAPS, PAGE 38, RECORDS OF SAID COUNTY.
EXHIBIT A—Page 4 EXHIBIT A-RCHDEVAGR03
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EXHIBIT B
Conditional Use Permit
DEVAGRMT03
9
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Redlands
CommunityHospital
{li
Conditional Use
Permit
July 2000
I
A
S
Conditional Use Permit
Table of Contents
I. Introduction
/►
H. Project Overview
III, Traffic/Parking
Meyer, Mohaddes Associates, Inc.
IV. Building Utility Systems
04 ME Engineers/Havakawa Associates
+�R V. Acoustics
�► Martin Newson & Associates
VI. Exhibits
NA
104t -
Lee Burkhart Liu
July 2000
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am
06
so
Conditional Use Permit
Introduction
Lee Burkhart Liu
July 2000
Red[ands 350 TerraonA Blvd.
PC),Box 339!
Coni7mpity ('-I923-3-0'7�:
Hospital 909-3-55-5500
June 30, 2000
Mayor Pat Gilbreath and Members of the City Council
City of Redlands
30 Cajon Street
Redlands, CA 92373
Dear Mayor Gilbreath and Members of the City Council,
This is a request to modify Redlands Community Hospital's Conditional Use Permit
(CUP) so that the CUP reflects the Facilities Master Plan recently adopted by the
hospital. The-hospital's Facilities Master Plan takes a long-term view of building
placement on the Redlands Community Hospital campus. We believe it is important at
this time to receive a CUP reflective of the Facilities Master Plan in order that hospital
do planning and construction activities can be undertaken in a coordinated and efficient
go manner, and with future hospital buildings in mind.
or Redlands Community Hospital(RCH)needs to add facilities in response to legal,
demographic, and technological factors. SB 1953, the Alfred E. Alquist Seismic Safety
Act of 1994,requires substantial structural upgrades and/or building replacements for
California hospitals, including RCH,by the years 2008 and 2030. With RCN's response
to SB 1953 in mind, and also considering area population growth, technological trends,
and the functional limitations of our older hospital buildings, RCH established a Facilities
Master Plan to guide future facility development on the RCH campus. We are motivated
to submit our CUP application at this time so we can coordinate our required response to
SB 1953 by January 1, 2001 within the context of the City's planning process.
Olt In requesting this modification to our Conditional Use Permit,we are sensitive and
responsive to City requirements. We propose an approach and final design that also
achieves the hospital's purposes and results in a modem, flexible facility that will
continue to provide service to the community for many years to come.
We appreciate the opportunity to work with the City in the process of reviewing our
application and receiving approval of this request for modification of our Conditional Use
Permit.
Sincerely,
A
James R.Holmes
President and Chief Executive Officer
r
Conditional Use Permit
Or,
Project Overview
ISO
I-CC Burkhart Lite
July 2000
-ids
Redlai 350
Conm-mmitv P.O B=3391
Hospital Ro:lan&CA 92373-0742
909-335-5500
`-sc 909-335-G497
Redlands Community Hospital
Conditional Use Permit
Proiect Overview
Redlands Community Hospital began serving Redlands residents and resident o
neighboring communities in 1929. Subsequent hospital building additions were f
completed in 1939, 1958, 1965, 1971, and 1983. For over seventy years, Redlands
0o Community Hospital has successfully met its mission of service and improving the health
0" of the community by responding= to and anticipating changes in demographics,
technology, and regulatory requirements. RCH hasagain responded to changes in these
0" factors by preparing, a Facilities Master Plan, which is the basis for this request est for
No on of our Conditional Use Permit.
or
A. ng Factors
SB 1_953: One of the most significant regulatory requirements ever for California
hospitals is SB 1953. the Alfred E. Alquist Seismic Safety Act of 1994. SB 1953 requires
California hospitals to assess and categorize the structural compliance of each hospital
building, and to likewise assess and categorize the non-structural systems essential to
patient care and communications in the event of an earthquake. Hospital buildings
W* housing essential patient care functions that are determined to be non-com pliant with
00 1953 structural requirements are to be upgraded, or decommissioned for patient care, orb
demolished by 2008, and are required to meet, with the same alternatives, hi
No structural standards by higher
2030. Non-structural upgrades (primarily anchoring for major
equipment and utility systems, communications systems, fire alarm systems, and
emergency lighting) are to be provided for all facilities by 2002 and 2008.
Community Hospital is required to submit a plan to the State by January 2001Redlands describing
how we intend to comply with SIB 1953.
Various portions of Redlands Community Hospital are either exempt compliant
compliant relative to SB 1953 structural requirements. The older portions of the hospi
, or no
(1929, 1939, and 1958 construction) are exempt because they do not house patient care
tal
activities or essential support systems. The newest patient tower and other portions of e
hospital constructed in 198'3 are compl, th
compliant. The remainder of the hospital (1965 and 1971
construction) is non-compliant and needs to be upgrastruct�uraIpequ
ed or 1953 requirements.In order to cOmPIv with the 2008 irementsorder of SBmeet 1953,
Page
R-edhinds 350 Termcm2 Bled.
�.O.Box 3391
Conununity Red1wi&CA 92373-0742
Hospital 909-335-5500
F=%9-3354A97
RCH will remove existing 1929, 1939, and 1958 buildings and construct a new building
in that location. RCH will also seismically upgrade the 1965 patient tower, other 1965
buildings, and the 1971 building so that all clinical areas will comply with the 2008
standards. However, all 1965 and 1971 buildings will need to be replaced prior to 2030,
as the 2008 upgrade will not be sufficient to meet 2030 seismic requirements.
The new building, to be completed prior to 2008, will house our Labor and Delivery
service, Cesarian Section rooms, Post Partum beds, Nursery, and the Neonatal Intensive
Care Unit The areas vacated by these services will be remodeled for additional
Medical/Surgical beds.
Demo2raphics and Service Growth: Redlands Community Hospital is Licensed for 172
beds, and our average occupancy rate exceeds 80%, whichis high for a hospital our size.
During the past three winters (December-March), hospital occupancy has been at or near
capacity much of the time-even to the point of having to queue patients in the
Emergency Department, Recovery Room, and Operating, Rooms while patients wait for
an available nursing unit bed.
In late 1999, RCH engaged the Camden Group to conduct a bed need analysis. Camden's
recommendations are based on their knowledge of the market; publicly available data; site
visits; discussions with various planning agencies. Chambers of Commerce and
interviews with hospital management. Service area population Growth, demographic
changes, and health status of the population were considered, along with utilization rates
and trends to estimate future RCH bed requirements.
Camden concluded that economic and demographic factors support sustained long-term
population growth in the RCH primary service area, particularly east of Redlands.
Camden recommended a flexible approach to RCH facility growth, due to the risks
associated with the changing healthcare economic and technological environment.
Camden recommended an increase in beds from 172 beds currently to 207 beds in 2009.
which supports the need for additional inpatient facilities within the next few years.
Technoloa-v and Functional Limitations: A number of Redlands Community Hospital
patient care areas date from 1965. These areas include the Operating Rooms and
Recovery Rooms (1965), Behavioral Medicine (1965), Transitional Care Units (1965),
Labor and Delivery (1965), Laboratory (1971), and Radiology(1971). The Labor and
Delivery service will be relocated to the new"2008" facility, and all the other services
will continue to operate in seismically upgraded facilities for a period of time. However,
Page
'7
Redlands
35GTcn=tnaBim
Collimulutv ?.O.Sox 3391
Hospital r Rrdiands.CA 92373-0742
909-335.5500
ax 909-335-6497
replacement facilities will be.required for these services in the 2015—2020 time frame
due to ongoing technological changes in medicine. And regardless of changes in medical
technology, replacement facilities for these services will absolutely need to be established
for seismic compliance reasons prior to 2030.
Older RCH patient care areas do not have the square footage or volume of space and
levels of mechanical, plumbing, electrical and electronic capacity needed for
contemporary medical equipment that is used to support patient diagnosis, care, and
treatment. For example, the amount and sophistication of monitoring, safety, and
interventional equipment in modern operating rooms has increased significantly since
1965 so that larger operating rooms are the norm for today. As another example, the
patient rooms in our 1965 patient tower are semi-private rooms, with two beds per room,
and about eighteen beds per unit. While this was the standard in 1965, it is now expected
that patients will have private rooms, and modern nursing units are designed and operated
at a more operationally efficient bed configuration of at least thirty beds per nursing unit.
B. Master Plan Approach /Phasing
The preceding technological, demographic, and regulatory considerations motivated RCH
to consider alternative solutions for future hospital facilities needs. Lee Burkhart Lui, an
architectural planning and design firm, was engaged to develop a twenty-five year
Facilities Master Plan for Redlands Community Hospital. The approach to the Facilities
Master Plan, and this application, takes into account a number of planning considerations,
which are outlined below.
Site. Redlands Community Hospital is situated on over twenty acres, but due to the slope
of this topography not all of the land is suitable for buildings. All proposed future
buildings will respect existing and neighboring uses and will be designed to conform to
existing setbacks and building heights. Placement of future buildings takes into account
existing utilities in order to minimize disruption of services, and the Facilities Master Plan
is attentive to improving on-site traffic flow and providing adequate parking for
anticipated future needs.
Development Pattern /Building Blocks: In order to minimize construction disruption,
- maximize long term use, and provide flexibility with respect to incremental construction
timing, future buildings are organized in a building block format. Future buildings will be
more or less separate from other future buildings, except for shared elevator and service
cores, and all new buildings will be joined by a common public hallway. This will allow
Page 3
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P.O.Box 3391
Conuznunity Redlands.G93373-074?
Hospital 909-335-5500
=axe"-335-M97
RCH's existing primary hallway, which is now used by patients, staff, and visitors. to be
used for non-public purposes. The concept is to use the new buildings adjacent or near
the existing hospital for clinical and clinical support services. Non-clinical and
administrative services will be housed, as needed, in a separate and less expensive
business occupancy building on the RCH campus.
Major construction activity for the Facilities Master Plan has been organized to reflect
Short-Term, Mid-Term, and Longi Term facilities needs.
Phase 1: Short-Term Need: Phase 1 consists of remodeling work to be completed by
2004. No demolition and no new construction will be required. Fifteen to seventeen
additional Medical/Surgical beds will be provided in the 1965 Tower, as an interim
measure to help meet current demand for beds. Existing space will be remodeled to
provide three additional Behavioral Medicine beds and Surgery will be remodeled to
provide one additional operating room and two remodeled operating rooms, plus one new
endoscopy room.
Phase 2: Mid-Term Need: Phase 2 will require demolition of the 1929, 1939, and 1958
buildings prior to 2008 in order to meet seismic requirements and provide space for a new
three story building. This new building will accommodate Labor and Delivery, Cesarian
Section rooms, Post Partum beds,Nursery,Neonatal Intensive Care Unit, and support and
ancillary services. The area now housing Post Partum in the 1983 Tower will be
renovated to accommodate additional Medical/Surgical beds, which will provide
necessary inpatient bed capacity. 1965 and 1971 buildings will be seismically improved
by 2008.
Phase 3: Lona-Term Need: This phase will probably occur between 2015 and 2020, but
the specific services affected by this phase have not been confirmed. Our planning
assumption is that by this time we will abandon the use of the 1965 and 1971 buildings
for patient care and critical support functions, rather than upgrade them again to achieve
2030 seismic standards. During this phase we will add a new nursing tower for additional
Medical/Surgical and Intensive Care Unit (ICU) beds and to replace the services in the
1965 patient tower. A clinical ancillary services building(e.g., for Radiology and
Surgical Services) and a new support services building will be added to the hospital
campus. Vacated areas in the 1965 patient tower and 1971 building will be renovated for
use by various support functions.
Pace 4
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V1Conua-luiL ` P.O.anx3391
Has ital
Ardiandt,6-4 92.173-0742
904.335-5500
F=9 .33 5.6-497
Because we have not confirmed at this time the specific services that will be included in
Phase 3, it is important to establish in our Facilities Master Plan the locations where we
will be permitted to construct future replacement facilities for clinical and other functions
and for future growth. Establishing the maximum build out of the hospital site and related
no building locations helps establish optimal sequencing of construction and building
No positions. This will allow buildings to be optimally placed and work to be efficiently
phased with minimal interference of future building sites.
so C. Benefits to Redlands Community Has ital
oo Redlands Community Hospital will benefit from a Conditional Use Permit that takes a
long term, Facilities Master Plan view of the development of the hospital campus.
Confirming at this time the location, height restrictions, set backs, and other important
considerations necessary for conformance with City requirements is efficient on several
19 counts: RCH will not need to prepare multiple applications for CUP revisions for each
future new building or phase of construction. RCH will be able to take into account
known future locations of yet to be built buildings when designing and phasing individual
buildings over time. Elapsed time for design and construction will be reduced, and less
expensive. Lona term capital planning will be more accurate.
D. Benefits to the Community
04 The City of Redlands and citizens of Redlands will also benefit from a Conditional Use
04 Permit that takes a long term, Facilities Master Plan view of the development of the
Redlands Community Hospital campus. Limited City resources will be efficiently used
04 when staff provide a thorough, comprehensive review of a single CUP application,rather
than multiple, episodic reviews of multiple applications. Eventual development of the
04 RCH campus will become known in advance of the final build out. The Master Planning
approach provides a coordinated and consistent application of City requirements and
04 conditions at one time, rather than possibly different interpretations over time.
got E. Conclusion
_ Redlands Community Hospital needs to add facilities by 2008 in response to legal,
04 demographic, and technological factors. In order to meet SB 1953 requirements for 2030
RCH will again need to expand and replace facilities in the 201.5-2020 time period.
■
Although a great deal of uncertainty exists in the healthcare environment, particularly
during the next thirty years and including the twenty-two years between 2008 and 2030, it
Page 5
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909-335.5500
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is prudent and advantageous for both Redlands Community Hospital and the City of
Redlands to take a long term Facilities Master Plan approach to the hospital's anticipated
facilities requirements.
Redlands Community Hospital respectfully suggests that the hospital's Facilities Master
Plan become the basis for modifying the hospital's existing Conditional Use Permit, and
that a phased approach to development of the hospital campus be provided in the revised
1110 CUP.
so Redlands Community Hospital and our advisors believe that the enclosed application and
00 supporting materials provide a thoughtful and responsible approach to the eventual build
Z
00 out and maturation of the RCH campus, and we look forward to presenting and discussing
so our application with the City.
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July 2000
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n are sufficient
The proposed parking areas associated with the Reditiandss } a total of Hospitalmmunity 0 parkin paceacilities Master swill be available
to meet anticipated demand. With the build-out o Q required by code.
on-site. This represents 16 percent more parking capacity than the 791 parking,spaces req
The future Redlands Community Hospital expansion will have minor or no circulation impacts on adjacent streets.
Provision of a three lane configuration at Circle Drive on the hospital's property — one entrance and two exiting
lanes,one for right and a second for left turns—will mitigate additional impacts at that location.
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July 2000
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■
PARKING AND CIRCULATION
ANALYSIS
for
Redlands Community Hospital
Master Plan - Revised Conditional
Use Permit
Prepared for
Redlands Community Hospital
Prepared by
Meyer, Mohaddes Associates
900 Wilshire Boulevard, Suite 1200
Los Angeles, CA 90017
July 2000
J00-038
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no Redlands Communiry Hospital Master Plan Circulation and Parking Study
Table of Contents
00
STUDY OVERVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I
CURRENT CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Parking Facilities and Utilization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Current Parking Demand . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Circulation Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
FUTURE CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Future Parking Demand . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Circulation Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Future Conditions With the Proposed Project . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
SUMMARY OF FINDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
APPENDIX - LEVEL OF SERVICE ANALYSIS
Meyer, Mohaddes Associates, Inc,
—Okw
00
we Redlands Community Hospital Master Plan Circulation and Parking Study
Figures
1. Study Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Study Area Street System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Existing Lane Configurations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. Existing AM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
5. Existing PM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
6. Future Without Project AM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
7. Future Without Project PM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
8. AM Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
9. PM Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . 18
10. Added Project Trips AM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
11. Added Project Trips PM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
12. Future With Project AM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
13. Future With Project PM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Tables
1. Current and Projected RCH Physicians and Staff . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. RCH Existing Parking Space Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3. RCH Parking Utilization by Parking Area (April 2000) . . . . . . . . . . . . . . . . 4
4. Current RCH Parking Demand and Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
5. Current Level of Service Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
6. Current and Projected RCH Parking Demand and Capacity . . . . . . . . . . . . . . . . . . . 11
7. Future Level of Service Analysis Without Project . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
8. Project Trip Generation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
9. Future Level of Service Analysis With Project . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Mever, Mohaddes Associates, Inc.
Redlands Community Hospital Master Plan Circulation and Parking Study
!l!� STUDY OVERVIEW
�l1
This report presents the results of a Parking and Circulation Study prepared in support of the Redlands
Community Hospital Master Plan developed by Lee, Burkhart, Liu, Inc. and approved by the Hospital
Board in March 2000. The purpose of this study was to further define parking and circulation conditions
related to the future expansion of the Redlands Community Hospital in support of a request for a revised
Conditional Use Permit.
Background
Redlands Community Hospital is situated on 23 acres in the City of Redlands south of the I-10 Freeway
} in San Bernardino County as illustrated in Figure 1 on the following page. The Hospital fronts on to
Terracina Boulevard and is edged on the south by Fern Avenue and on the west by San Timoteo Canyon
Road. Redlands Community Hospital is located in the City of Redlands Medical Facilities Zone, with
additional medical development across Terracina Boulevard. The Hospital site drops away to agricultural
uses and open land to the west.
The City of Redlands parking standards for the Redlands Community Hospital are: one parking space for
each bed, plus one parking space for each physician and one parking space for every three employees.
Beds: The proposed master plan calls for the expansion of Redlands Community Hospital facilities from
the current 172 beds to 292 beds during the master plan timeframe. No major programmatic changes are
planned and the proposed increase in beds is distributed throughout the Hospital's current program. The
planned increase in beds will result in a corresponding increase in employee staffing and on-site physicians
as shown in Table 1 below.
Emplovees: Hospital employees include significant portions of part-time (10 percent) and on-call (24
percent) staff, many of whom do not work every day. The Hospital also contracts with outside
organizations to provide certain staff. Hospital staff typically work eight-hour, ten-hour or twelve-hour
shifts which start at various times during the day, with the most common shifts starting at 7:00 am, 3:00
pm and 11:00 pm. Peak parking demand occurs between 2:30 pm and 3:30 pm, prior to and following
the change of shift at 3:00 pm.
Hospital employees can be counted in a variety of ways: 1)total employees on the payroll, including part-
time and on-call staff; 2) employees paid during a pay period; 3) paid full-time equivalent (FTE)
employees (assumes 80 paid hours per pay period, or ten eight-hour days in a two week period); 4)
adjusted paid FTE employees (assumes 112 paid hours per pay period, or fourteen eight-hour days in a
two week period, which is a partial correction for distributing paid hours over weekend days); and 5)
productive FTEs (assumes 80 productive hours per pay period, i.e., excludes holiday, vacation and sick
leave pay).
Conservative estimates of employee parking demand have been used in this study. For current employee
parking demand, total employees on the payroll (method 1), plus contract employees was used. For
estimating future parking demand, the analysis used productive FTEs (method 5) associated with the
dr increase in specific types of services during each phase of the master plan.
Meyer, Mohaddes Associates, Inc.
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REDLANDS COMMUNITY FIGURE 1
HOSPITAL Study Area Map
Redlands Community Hospital Master Plan Circulation and Parking Study
or Physicians: Except for Hospital-based physicians (e.g., emergency medicine, anesthesiologists,
radiologists and pathologists) and surgeons, most physicians do not spend a great deal of time at the
Hospital. Physicians typically make hospital rounds to visit patients in the early morning prior to office
hours and again in the evening after office hours. Neither of these times coincides with a period of high
parking demand. A growing trend in medicine, particularly for larger multi-speciality group practices,
such as the Beaver Medical Group, is the use of a "hospitalist" physician who is responsible for the care
of hospitalized patients of many of the primary care physicians in the group. This, along with the
increased use of physician assistants and nurse practitioners by the physicians in the same speciality call
group, places less physician parking demand on the Redlands Community Hospital (RCH) than has been
seen in the past. Most Hospital meetings involving physicians occur prior to office hours or in the
evening, again placing low demand on Hospital parking facilities.
Table 1: Current and Projected RCH Hospital Physicians and Staff
Parking Facility Current Number Future Number
Physicians on-site 36 50
L loyee
mES 1,158 1.348
_
CURRENT CONDITIONS
In this task, an existing parking and circulation baseline was identified and evaluated for Redlands
Community Hospital. An assessment of current parking, demand was compared with actual parking
utilization levels to understand existing Hospital parking conditions. At the same time, an assessment was
undertaken of existing traffic circulation conditions through an identification and evaluation of current
circulation patterns to and from the Hospital site.
Parking Facilities and Utilization
In order to understand existing Hospital parking conditions, an evaluation of the current Hospital-related
parking demand along with parking utilization levels and patterns was prepared. Working with the existing
Hospital number of beds, staff and physicians, the current parking demand was identified and compared
with the existing parking spaces to identify any shortfalls. As illustrated below in Table 4, there are
currently no parking shortfalls at Redlands Community Hospital.
Redlands Community Hospital has a current total of 669 parking spaces located in eight par-Icing areas and
distributed as presented below in Table 2.
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a Table 2: RCH Existinje!Parkinp,Space Distribution
me Parking Area Patient/ Disabled Physician Volunteer Employee Total
00 Visitor
A. Main 130 15 10 60 215
A. New 127 127
B. Heliport 18 19 10 47
C. Miller Building 2 193 M
D. Garagc 30 30
E. Circle Drive 7 7
E. Emergency 12 1 0
IF Administration 35 35
Total Parking Spaces 1 160 18 40 19 432 669
1 i0o
I W 24% 3 % 6% 3 % 64% 100%
In April 2000,Hospital parking utilization was assessed at three times during a typical weekday: 4:00 am
during the night shift, 12:00 noon in the day shift and 3:30 pm during the evening shift. The results are
it presented below in Table 3. During the night shift,20 percent of the Hospital's parking spaces are typically
occupied. The highest utilization occurred during the day shift when the percentage of parking utilization
increased to 70 percent of capacity. During the evening shift,parking utilization was identified as 64 percent.
Table 3: RCH Parking Utilization by Parking Area(April 2000)
Parking Area/Facility 4:00 AM Noon 3:30 PM
Spaces Percent Spaces Percent Spaces Percent
Occupied Utilization Occupied Utilization Occupied Utilization
A-Main Lot 68 32% 179 83% 215 100%
A-New Lot 3 2% 80 63 % 50 39%
B-Heliport 17 36% 47 100% 10 21 %
C-Miller Building 1 0.5% 112 57% 72 37%
D-Physician/Under 18 60% 20 67% 18 100%
E-Circle Drive - - 6 96% 6 86%
E-Emergency 11 85 % 13 100% 4 31 %
F-Administration 13 37% 14 40% 27 77%
Total Average 131 20 % 471 70 % 429
Meyer, Mobaddes Associates, Inc.
4
i
Redlands Community Hospital Master Plan Circulation and Parkinf; Study
Current Parking Demand
Based on the City of Redlands parking requirements,which are as follows:
• 1 space per bed
• 1 space per three Hospital employees
• I space per physician
the current parking demand at Redlands Community Hospital was calculated to be 594 spaces as shown
below in Table 4. With 669 existing parting spaces,the Hospital currently provides 13 percent more parking
spaces than that required by City code. The provision of more parting than required by City code is reflected
Ii in the actual Hospital parting utilization,which shows a 51 percent average utilization during the three April
2040 sample periods.
Table 4: Current RCH Parking Demand and Ca adty
Current Number Demand Parking Spaces Required Cut. I Capacity
09 by City Code
00 Beds 172 172 197
00 staff 1.158 386 432
so Physicians 36 36 40
Total 594 669
O.
Circulation Context
An assessment of existing traffic circulation conditions was prepared through an identification and evaluation
of current circulation to and from the Hospital site. As illustrated in Figure 2,the streets providing access
to and from the Redlands Community Hospital are one and two lane facilities. Field observations at key
locations throughout the surrounding area did not identify any circulation constraints such as street capacity,
we traffic signal,turning movement or residential neighborhood impacts.
io A detailed assessment of existing operational conditions was performed at two locations immediately
adjacent to the Hospital as illustrated in Figure 3:
I. Terracina Boulevard and Fern Avenue; and
2. Terracina Boulevard and Circle Drive.
r�
Traffic count information was collected on Thursday,June 8,2000 during the morning peak period(6:04 to
9:00 am)and evening peak period(3:00 to 6:00 pm)and a Level of Service(LOS)analysis was performed.
LOS A and B indicate free flow travel,while LOS C reflects good operation with some delay such as behind
ri turning vehicles. LOS D indicates fair operation with some delay during short peaks. LOS E and F represent
unstable traffic flow with increasing levels of significant delay. Assessment of intersection Level of Service
is based on both Volume to Capacity(V/C)ratio and delay in seconds per vehicle.
Meyer, Mohaddes Associates, Inc.
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1( The results of the LOS analysis are presented below in Table 5, which shows both locations are operating
at a high level of operation during both peak periods. The unsignalized Terracina Boulevard and Fern
so Avenue intersection is currently operating at LOS B, while the entry to the Hospital at Circle Drive is
go operating at LOS C. The detailed LOS analysis is presented in the Appendix,
so Table 5: Current Level of Service Analvsis
so Intersection Existing Conditions
so AM Peak Hour PM Peak Hour
so
LOS V/C Delay LOS V/C Del2v
1.Terracina
Boulevard/ B 0.671 9.7 B 0.554 6.2
so Fern Avenue
2.Terra m'
me Boulevard/ C — 10.8 C — 10.1
me Circle Drive il
10 The existing morning peak period volumes at both locations are presented in Figure 4. During the three hour
morning peak period,a total of 136 vehicles were observed entering and exiting the Hospital. A majority
(80 percent)were entering the Hospital site with 61 percent of the entering movements made by southbound
traffic making a right turn from Terracina Boulevard into the Hospital. Only 27 movements were counted
exiting the Hospital site with a majority (74 percent) making a left turn to travel north on Terracina
Boulevard. At the Fern Avenue/Terracina Boulevard intersection,64 percent of the traffic was northbound
with the remaining 36 percent almost evenly divided among the other three directions.
The existing evening peak period volumes at both locations are presented in Figure 5. Evening peak period
traffic volumes were observed to be 76 percent of the morning peak period volumes. During the three hour
evening peak period,a total of 148 vehicles were counted entering and exiting the Hospital site. A majority
(84 percent) of the movements were exiting, with 70 percent making a left turn to travel northbound on
Terracina Boulevard. At Terracina Boulevard and Fern Avenue,52 percent of the traffic traveling through
the intersection was circulating southbound on Terracina Boulevard. The remaining travel was divided
among eastbound(8 percent), westbound(13 percent)and northbound(27 percent)traffic.
The daily peak of Hospital-related traffic activity occurs between 2:45 and 3:15 pm due to the overlapping
of the day and evening shifts. As this peak occurs early in the evening peak period(3:00-6:00 pm),analysis
show that it appears to have little or no impact on other area traffic. Analysis of the morning peak period
00 (6:00-9:00 am)shows a similar result with a negligible impact by Hospital traffic on the immediate area's
00 street operations during the change between night and day shifts(6:45 -7:15 am).
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Redlands Community Hospital Master Plan Circulation and Parking Study
FUTURE CONDITIONS
The proposed master plan calls for the expansion ofRedlands Community Hospital facilities from the current
172 beds to 292 beds during the master plan timeframe. No major programmatic changes are planned and
the proposed increase in beds is distributed throughout the Hospital's current program.
The increase in beds will result in a corresponding'increase in staffing. The Hospital's current total of 1,158
employed and contract staff is anticipated to increase by 190 FTEs during the master plan timeframe. The
number of on-site physicians will increase from 36 to 50 during the same time period.
0
115
Future Parking Demand
Based on the City of Redlands parking requirements,the future parking demand at the Redlands Community
Hospital can be calculated to be 791 spaces as shown below in Table 6. With the proposed build out of the
master plan,a total of 920 parking spaces will be available on-site. This represents 16 percent more parking
capacity than required by City code.
Table 6: Current and Proje ed RCH Parkin Demand and Capacity
Current Current Current Future "med Proposed
Number Parking Capadty Number Parking C"my
Demand Demand
(Chy Codol (City Codd
Beds 172 172 197 292 292 330
Staff 1,158 386 432 1,348 449 530
Physicians 36 -1 36 1 40 50 50 60
T02 594 669 791 920
6 .1
Circulation Impacts
Future traffic conditions in the immediate vicinity of the Redlands Community Hospital were modeled using
TRAFFEK(a traffic evaluation model software)to identify how the Hospital expansion might affect fixture
conditions at the two locations studied in the existing conditions analysis. In order to assess whether the
proposed project could cause any traffic impacts,it was first necessary to identify future conditions without
it the project(i.e.,future baseline conditions).
While no specific development projects are proposed in the immediate vicinity of the Hospital,a generalized
background growth factor was developed to reflect the growth in traffic in the Redlands area over the next
20 years. This ambient growth factor was developed by reviewing future forecasts in the Riverside-San
Bernardino (RIVSAN) subregional travel demand forecasting model developed by SCAG. The future
volumes in the RIVSAN model 'indicate that a background (non-Hospital-related) growth factor of 1.5
percent per year or 29 percent over the next 20 years would represent the level of traffic increase in the
Redlands area.
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Redlands Community Hospital Master Plan Circulation and Parking Study
RL The Future Without Project traffic volumes are shown in Figures 6 and 7 for the morning and evening peak
hours,respectively. Level of service analysis was conducted at the two study intersections for the future,
assuming no change in the Hospital operations,but with the identified level of ambient growth.
pe
The Future Conditions With the Proposed Project(Hospital Master Plan) are summarized in Table 7. At
the Terracina Boulevard/Fern Avenue intersection, conditions will change from LOS B to LOS C in both
peak hours,but this will remain a good level of service with only minor delays.
Table 7: Future Level of Service Analysis Without Project
Intersection ExistingConditions
Future Without Project
AM Peak Hour PM Peak AM Peak Hour PM Peak Hour
LOS VIC Del LOS V/C Del LOS V/C Del LOS V/C Del
1. Terracina
Boulevard/ B 0.671 9.7 B 0.554 6.2 C 0.867 19.7 C 0.715 10.9
Fern Avenue
2.Terracina
Boulevard/ C — 10.8 C — I0.1 C — 15.4 C — 14.8
Circle Drive
Future Conditions With the Proposed Project
The increased trip generation of the expanded Hospital was estimated based on trip generation rates
published by the Institute ofTransportation Engineers(ITE). The ITE,publication Trip Generation provides
trip rates for a wide range of land uses, including hospitals, based on empirical traffic count data at
comparable land uses around the country. As shown in Table 8 on the next page,the net increase in trips
expected to be generated by the expanded Hospital is 886 daily trips. In the morning peak hour, the net
increase will be 128 trips, and in the evening peak hour,the net increase will be 146 trips.
The distribution of future trips was assumed to be similar to the existing pattern since the main entrance to
the Hospital parking area will remain on Terracina Boulevard. The distribution patterns for morning and
00 evening peak hours are shown in Figures 8 and 9, respectively. The large majority of project-generated
traffic is oriented to/from the north on Terracina Boulevard. Only about five to six percent of the Hospital
trips are oriented toward the two directions on Fern Avenue. Between 15 and 22 percent of the Hospital trips
00 are oriented toward the south on Terracina Boulevard.
The number of trips added to each movement at the two study intersections by the proposedproject is shown
in Figures 10 and 11,respectively. Figures 12 and 13 show the total future volumes. The future levels of
service at the two intersections are shown in Table 9.
Meyer, Mohaddes Associates, Inc.
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'Table 8 - Project Trip Generation
f
Scenario No. of Daily
AM Peak Hour PM Peak hour
Beds In Out in Out
Rate Trips Rate Trips °lo No % No Rate Trips % No % No
uti 5� �
Existing 172 17.37 2988 1.07 184 72 133 28 52 1.22 210 34 71 66 138
Future 242 13.26 3874 1.07 312 72 225 28 87 1.22 356 34 121 66 235
Net Increase 124 886 -
128 92 - 36 - 146 - 50 - 97
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Table 9: Future Level of Service Analvsis With Project
Intersection Existing Conditions
Future Without Project
!!! AM Peak Hour PM Peak
AM Peak HtDPOLOS
M Peak Hour
LOS
V/C Del LOS V/C Del LOS V/C V/C Del
1. Terracing
Boulevard/ C 0.867 19.7 C 0.715 10.9 D
Fern Avenue 0.888 21.3 C0.741 11.9
2.Terracina
Boulevard/ C — 15.8 C _
Circle Drive 14.8 D — 21.2 D — 26.6
F
At the Terracina Boulevard/Fern Avenue intersection, the morningeak hour level P of service will chan
from LOS D to E.but the average vehicular delay will only be increased by 1.6 seconds,which would not
ge
be considered a significant impact. In the evenin
LOS C. g peak hour, the intersection will continue to operate at
At the Circle Drive/Terracina Boulevard intersection, the main Hospital access point, vehicles exiting the
Hospital site will experience increased delays with the LOS degrading from C to D. It should be noted that
the LOS at this location reflects the delay only to vehicles exiting the Hospital,since the through traffic on
Terracing Boulevard is not stopped. The increased delay means that traffic exiting the Hospital may have
to wait between 21 and 26 seconds to make a left turn onto Terracina Boulevard. This delay could be
reduced by providing separate exit lanes for left turns and right turns. It should be noted that this is a worst-
case analysis, since it was assumed that all of the additional Hospital traffic associated with the Hospital
lie expansion will access the parking areas via this intersection,when in fact some will use alternate driveways.
SUMMARY OF FINDINGS
10
Study efforts have identified that the future Redlands Community Hospital expansion will have minor or
no circulation impacts on adjacent streets. Other study area traffic growth over the next 20 years will have
N a larger impact than the Hospital expansion. Provision of a three lane configuration at Circle Drive on the
Hospital's property - one entrance lane and two exiting lanes, one for right and a second for left turns
would mitigate any additional impacts at
�p flus location.
The proposed parking areas associated with the Redlands Community Hospital Facilities Mast
er Plan
sufficient to meet anticipated demand. With the build-out of the master plana total of 920parkingsp are
will be available on-site. This represents 16 percent more parking than required spred by code. aces
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DEVELOPMENT AGREEMEI�sT
This Development Agreement (hereinafter "Agreement") is entered into effective on the
date it is recorded with the San Bernardino County Recorder (hereinafter the "Effective Date")
by and between the CITY OF REDLANDS (hereinafter the "CITY"), and REDL ANDS
COMMUNITY HOSPITAL, a California nonprofit public benefit corporation (hereinafter
"HOSPITAL").
RECITALS
WHEREAS, CITY is authorized to enter into binding development agreements with
persons having legal or equitable interests in real property for the development of such property,
pursuant to Section 65864 et seg. of the Government Code; and,
WHEREAS, CITY has adopted rules and regulations for consideration of development
agreements, pursuant to Section 65865 of the Government Code; and,
WHEREAS, HOSPITAL has a legal or equitable interest in certain real property and may
acquire a legal or equitable interest in certain additional real property (the "Property" as
hereinafter defined) located in the CITY; and,
WHEREAS, HOSPITAL intends to add certain facilities and improvements to its
existing facilities in response to legal, demographic, economic, and technological changes and
has adopted a certain twenty-five year facilities master plan responsive thereto; and,
WHEREAS, HOSPITAL'S facilities master plan can be implemented under the terms of
that certain Conditional Use Permit No. 355 (Revision No. 9) and Variance No. 611, approved
by CITY'S Planning Commission November 14, 2000, and as may be amended and further
revised from time to time at HOSPITAL'S request; and,
WHEREAS, HOSPITAL has requested CITY to enter into a development agreement and
proceedings have been taken in accordance with Section 65864 et seq. of the Government Code
and the rules and regulations of CITY; and,
WHEREAS, by electing to enter into this Agreement, CITY shall bind future City
Councils of CITY by the obligations specified herein and limit the future exercise of certain
governmental and proprietary powers of CITY; and,
WHEREAS, the assurances provided by this Agreement are necessary in order to provide
the certainty which will allow HOSPITAL to make the long-term commitments involved in
expanding its facilities and operations in the CITY; and,
1 DEVAGRMT03
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✓,n.,.,,r,..4.,. ..,.. ....r.-.,e'^���F� "s�...,.,^ svr �a'��'/' ,..rz.,.:,_,q!'`�...'"'_.wf./1�,�a__r., sr.;n..,_i'7r,y,...�_, _ :,..a,.rTM"L,_.....c��',.a.w o:' 1.M �a���.z v..�,lour ?r,. w�„,�� .�krt,.,h_,a., <...r, .
WHEREAS, the terms and conditions of this Agreement have undergone extensive
review by CITY, its Planning Commission and City Council and have been found to be fair,just
and reasonable; and,
WHEREAS, all of the procedures of the California Environmental Quality Act (Public
Resources Code Section 21000 et seci. have been met with respect to this Agreement; and,
WHEREAS, this Agreement is consistent with the CITY's General Plan; and,
WHEREAS, all actions taken and approvals given by CITY have been duly taken or
approved in accordance with all applicable legal requirements for notice, public hearings,
findings, votes, and other procedural matters; and,
WHEREAS, development of the Property and implementation of the HOSPITAL'S
facilities master plan in accordance with this Agreement will provide substantial benefits to
CITY and will further important policies and goals of CITY; and,
WHEREAS, this Agreement will eliminate uncertainty in planning and implementation
of HOSPITAL'S approvals for development of the Property pursuant to its facilities master plan,
provide for the orderly additional development of the Property, ensure flexibility for phased
installation of necessary additional improvements, and generally serve the purposes for which
development agreements under Sections 6864, et seq. of the Government Code are intended:
and,
WHEREAS, HOSPITAL has incurred and will in the future incur substantial costs in
order to assure further development of the Property in accordance with this Agreement; and,
WHEREAS, the Planning Commission of the CITY has considered this Agreement after
a duly-noticed public hearing and has made written findings and recommended its adoption to
the City Council; and,
WHEREAS, the City Council has reviewed and hereby approves the provisions of this
Agreement, adopts the findings of the Planning Commission, and further finds that this
Agreement is in conformance with the CITY General Plan and that its implementation is in the
best interests of CITY and the health, safety and welfare of its residents.
NOW, THEREFORE, in consideration of the above recitals and of the mutual covenants
hereinafter contained and for other good and valuable consideration, the receipt and sufficiency
of which is hereby acknowledged, the parties agree as follows:
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OPERATIVE PROVISIONS
1. DEFINITIONS AND EXHIBITS.
1.1 Definitions. The following terms when used in this Agreement shall be defined as
follows:
1.1.1 "Agreement" means this Development Agreement.
1.1.2 "CITY" means the City of Redlands, a municipal corporation
organized and existing under the laws of the State of California.
1.1.3 "CUP" means the Conditional Use Permit No. 355 (Revision 9) and
Variance No. 611, approved by CITY'S Planning Commission on November 14, 2000, and
attached hereto as Exhibit "B," for HOSPITAL'S development of the Property consistent with
HOSPITAL'S facilities master plan referenced therein, and shall include, without limitation, any
further amendments or revisions thereto as may be approved by CITY prior to the Effective
Date.
1.1.4 "Development," "development," and "develop" mean the
improvement of the Property for the purposes of completing the structures, improvements and
facilities comprising the Project including, but not limited to: grading; the construction of
infrastructure and public facilities related to the Project whether located within or outside the
Property; the construction, demolition, reconstruction and redevelopment of buildings and
structures; and the installation of landscaping.
11.5 "Development Agreement Regulations" means the regulations
adopted by the CITY pursuant to Section 65865 of the Government Code establishing
procedures and requirements for the consideration of development agreements which are
contained in Chapter 18.220 of the Redlands Municipal Code.
1.1.6 "Development Approvals" means all permits and other entitlements
for use subject to approval or issuance by CITY in connection with development of the Property
including,but not limited to:
(a) CUP;
(b) Other conditional use permits, site plans and variances;
(c) Tentative and final subdivision and parcel maps, if any;
(d) Grading and building permits; and,
(e) Occupancy permits.
DEV AGRMT03
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1.1.7 "Development Exaction" means any requirement of CITY in
connection with or pursuant to any Land Use Regulation or Development Approval for the
dedication of land, the construction of public improvements or public facilities, or the payment
of fees in order to lessen, offset, mitigate or compensate for the impacts of development on the
environment or other public interests.
1.1.8 "Development Plan" means the facilities master plan to be
implemented under the CUP and the other Existing Land Use Regulations applicable to
development of the Property.
1.1.9 "Effective Date" means the date this Agreement is recorded with the
San Bernardino County Recorder.
1.1.10 "Existing Land Use Regulations" means all Land Use Regulations in
effect on the Effective Date, including without limitation the CUP.
1.1.11 "HOSPITAL" means Redlands Community Hospital, a California
Nonprofit Public Benefit Corporation, and its successors in interest to all or any part of the
Property.
1.1.12 "Land Use Regulations" means all ordinances, resolutions, codes,
rules, regulations and official policies of CITY governing the development, improvement and
use of land, including, without limitation: the permitted use of land; the density or intensity of
use; subdivision requirements; the maximum height and size of proposed buildings;
Development Exactions; regulations regarding the rate, time or sequence of development; and
the design, improvement and construction standards and specifications applicable to the
development of the Property. "Land Use Regulations" includes, without limitation, any CITY
ordinance or regulation adopted by initiative or referendum.
1.1.13 "Mortgagee" means a mortgagee of a mortgage, a beneficiary under a
deed of trust, or any other secured lender, and their successors and assigns.
1.1.14 "Project" means the development of the Property as provided by the
Development Plan as such Development Plan may be further defined, enhanced or modified
pursuant to the provisions of this Agreement.
1.1.15 "Property" means the real property described on Exhibit "A" in which
HOSPITAL has a legal or equitable interest at the time of final adoption of the ordinance
approving this Agreement.
1.1.16 "Subsequent Development Approvals" means all Development
Approvals required subsequent to the Effective Date in connection with development of the
Property.
1.1.17 "Subsequent Land Use Regulations" means any Land Use Regulations
adopted and effective after the Effective Date of this Agreement.
4 DEVAGRMT03
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1.2 Exhibits. The following documents are attached to, and by this reference made a
part of this Agreement:
Exhibit"A" - Legal Description of the Property.
Exhibit "B" - CUP.
2. GENERAL PROVISIONS.
2.1 Binding Effect of Agreement. The Property is hereby made subject to this
Agreement. Development of the Property is hereby authorized and shall be carried out in
accordance with the terms of this Agreement.
2.2 Ownership of Property. HOSPITAL represents and covenants that it is the owner
of a legal or equitable interest in the Property.
2.3 Term. The term of this Agreement shall commence on the Effective Date and
shall continue for a period of thirty (30) years thereafter unless this term is modified, extended or
terminated pursuant to the provisions of this Agreement.
2.4 Assignment. HOSPITAL shall have the right to sell, assign or transfer the
Property in whole or in part (provided that no such partial transfer shall violate the Subdivision
Map Act, Government Code Section 66410 et seg.) to any person, partnership, joint venture,
limited liability company, firm or corporation at any time during the term of this Agreement.
Any such sale, assignment or transfer may include the assignment of those rights, duties and
obligations arising under or from this Agreement which are applicable to the Property or part
thereof being assigned, transferred or sold. No sale, transfer, or assignment of any right or
interest under this Agreement shall be made unless made together with the sale, transfer, or
assignment of all or a part of the Property. The express written assumption of any or all of the
obligations of HOSPITAL under this Agreement by such assignee, transferee or purchaser shall
relieve HOSPITAL of its legal duty to perform such obligations under this Agreement. Any
purchaser, assignee or transferee of HOSPITAL shall have all of the rights, duties and
obligations of HOSPITAL under this Agreement insofar as such rights, duties and obligations are
applicable to the Property or part thereof purchased, assigned or transferred.
2.5 Amendment or Cancellation of Agreement. This Agreement may be amended or
cancelled in whole or in part only by written consent of all parties in the manner provided for in
Government Code Section 65868. This provision shall not limit any remedy of CITY or
HOSPITAL as provided by this Agreement.
2.6 Termination. This Agreement shall be deemed terminated and of no fiuther effect
upon the occurrence of any of the following events:
5 DEVAGRMT03
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�.. �. .,,..: '.:..:. 'h' ��...:. ,� rrn!...:: t l� ..:,c � ,„.r3 ✓/ i/r„^,l1 �. ,� .... :,__rrr.�s'aF�:,�,%� ,r,r,'�'. ��%r:. 'i�'3�F %�
a/,:..,. .� .°.�.� .,. � -..,r/ o/ =�l, ,v� - aJ,n' Mr.., %.,N��r" •✓.'� � .�'"x.,a, � .,.?-. . s ;'... .� �. ,,"'� r:,<r>�,' ,,:f .r'.,.. .r�' 4•
/;? .�'x :r�s. �: ,.,.. .,i,�r�. .r�f°c' .:/. 1J, �' 7 ✓-7 r r .y ..<+... ,- ......;n >ir`/fir l„ Yom. /l:/.,�// r / r
...,..�.. .<.:�^.-'`� sir;� . -..,.f,'//�r°l .1 rr l' J ?. /.;rror' a. ✓.. � °_ e.n.,.,.: s, ....,v r.,i ,.� ,,,r,��.��r. 9,f..,+r'a..✓ , ,:ate,
/.,.,--'--''a'`..��.�:..���.u�t,..i...wC<..<sx.? �✓'. ,til„}a/„rsr,d,�.i rr �<t,F,^``r,i,�ry:�r, ,,,,r, F,s,< c„m<r ., ,..3,s�::, ✓,,.r.....,:... F t.......�� f,,..,.�....r„�:.�£�'; 'z"r�sl ��� n.,�,�,r..,,;,>ft�.'��r<<����..�_rra:,x,.,y,
(a) Expiration of the stated term of this Agreement as set forth in Section 2.3.
(b) Entry of a final judgment setting aside, voiding or annulling the adoption
of the ordinance approving this Agreement or otherwise invalidating this Agreement.
(c) The adoption of a referendum measure repealing the ordinance approving
this Agreement.
Termination of this Agreement shall not affect or constitute termination of any other
Development Approvals approved for the Property.
2.7 Notices.
(a) As used in this Agreement, notice includes, but is not limited to, the
communication of notice, request, demand, approval, statement, report, acceptance, consent,
waiver, appointment or other communication required or permitted hereunder.
(b) All notices shall be in writing and shall be considered given either: (i)
when delivered in person to the recipient named below; or (ii) on the date of delivery shown on
the return receipt after deposit in the United States mail in a sealed envelope as either registered
or certified mail with return receipt requested, and postage and postal charges prepaid, and
addressed to the recipient named below; or (iii) on the date of delivery after transmission by
electronically confirmed facsimile to the recipient named below. All notices shall be addressed
as follows:
If to CITY: City of Redlands
35 Cajon Street
P.O. Box 3005
Redlands, California 92373
Fax: (909) 798-7510
Attention: City Manager
With a copy to: City of Redlands
35 Cajon Street
P.O. Box 3005
Redlands, California 92373
Fax: (909) 798-7595
Attention: City Attorney
If to HOSPITAL: Redlands Community Hospital
350 Terracina Blvd., P.O. Bax 3391
Redlands, CA 92373
Fax: (909) 335-6497
Attention: President
6 DEVAGRMT03
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,, �.r. .'wx`aa . r �r`.x ,,f rir�, ��'-''�fti'?'., i ..;r� �d� „� o �... �K�,,. �.. � �.., r�,la.�sa`,k n"� -.�..^t,�>r? S, �'�!%.✓.fair;`".;
� � '"�'� �.�� �_,��. �� '���'.a'���rrr��t�;�F_.�"�:��,•rrr!,x/rte„i�"t_�__� �, �� � � r�;�;'s'r�'?.;s������r.3rr��iai , r'� a5�""<
�r .J'.rr '� �' ✓ /r*" 9 :r,.r 1".^" .aP v%'& llu ✓% rJ 4" )',y � ..� .' - ,..� '2 ,-' /,sem: .,f.z. a "`. .•tel ' r �.:
../� '� ,...�,..�::v� ..�,.. .;._M:,...,c..,:. �....u!�_ro�r�.r2'x'.,r'�r'ana.��+...'"'>w s'^.s�u �,?.66„����,;,;k".'i^�"r��i,�1;.,,;.M...,^'w *"S.`'r '^,�:. " '�'i ,.. x'll�� "�i���;�.� r r°.�°✓'rf1
With a copy to: McPeters McAlearney Shimoff& Hatt
A Professional Corporation
4 W. Redlands Blvd, 2nd Floor
P.O. Box 2084
Redlands, CA 92373
Fax: (909) 792-6234
Attention: .lames R. Harper, Esq.
(c) Either party may, by notice given at any time, require subsequent notices
to be given to another person or entity, whether a parry or an officer or representative of a party,
or to a different address, or both. Notices given before actual receipt of notice of change shall not
be invalidated by the change.
3. DEVELOPMENT OF THE PROPERTY.
3.1 Rights to Develop. HOSPITAL shall have a vested right to develop the Property
in accordance with, and to the maximum extent provided in, the Development Plan. Specifically,
HOSPITAL shall have a vested right to develop the Property to the maximum extent allowed
under the M-F (Medical Facilities) Zone provided that the development standards and
performance standards of such zone and the CUP, as applicable, are satisfied. Except as
otherwise provided in this Agreement, the permitted uses of the Property, the density and
intensity of use, the maximum height and size of proposed buildings, provisions for reservation
and dedication of land for public purposes and construction standards and specifications
applicable to development of the Property shall be those set forth in the Development Plan.
3.2 Effect of Aareement on Land Use Regulations. Except as otherwise provided
under the terms of this Agreement, the Land Use Regulations applicable to development of the
Property shall be the Existing Land Use Regulations, and no Subsequent Land Use Regulation
shall be applicable to the Project. If there is any conflict between any Existing Land Use
Regulation and any other provision of this Agreement, such other provision of this Agreement
shall be controlling.
3.3 Phasing and Timing of Development. The parties acknowledge that, although
HOSPITAL may add improvements and develop the Project in various phases, HOSPITAL
cannot at this time predict when or the rate at which the Project or any phases thereof will be
developed. Such decisions depend upon numerous factors that are not within the control of
HOSPITAL, such as legal, demographic, economic, technological, insurance, functionality of
existing facilities, and other similar factors. Since the California Supreme Court held in Pardee
Construction Co. v. City of Camarillo (1984) 37 Cal.3d 465, that the failure of the parties therein
to provide for the timing of development resulted in a later adopted initiative restricting the
timing of development to prevail over such parties' agreement, it is the parties' intent to cure that
deficiency by acknowledging and providing that HOSPITAL shall have the right to develop the
Property in such phases and increments and in such order and at such rate and at such times as
HOSPITAL deems appropriate within the exercise of its subjective business judgment. In the
event any Subsequent. Land Use Regulation is enacted which relates to the rate, timing or
7 DEVAGRNIT03
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v.✓/ .. �� „. ., f ,.l:�s� �� ;ni,. ,f�,r--', ,t.,;. r r.. .✓ic �.n:.. s.,,:. rl'. l^.v. ... „... ,,..r.> :.«a' �J-,�'/”�a,'l„�i �'.rf.r' ..a
.�.. .�f fir,.... >i� ��'9 ri sr .i a'il J/. /. �.°, � Ysl ,�. .+- ,�✓i /��y ..s�.; 1;.:�„ ,l:-. :,..^r. 5
, ��`�. � r -, i,T� ✓ � . � �� °M1_ �i �' ,fir' �ori r. >
✓^..>sr^' `a+r 5✓ k'w°.�'''� ..��L"..... .'sr a' u,,� �!r>!,:.,!' 7 .! .,..�` ✓,..r. ;. „/ ;a. ;.+ .r.. ..,. �?� `-Gl.' ,: ,r .ln'/� s''?'. r ,.�.!,. ,.... v
� ✓� �.., r .. .. �r .rh,^ p 1 z a f s .s- .E.fir.- rf � .?li/,' , ,� .f�.
.�;a:.�_uiu✓ ,rn� ra!,.G�.�r_Hum. .—,�.„r� Nv<<...,.i.
sequencing of development of property within the CITY, CITY agrees that such Subsequent
Land Use Regulation shall not apply to the Project. In addition to and not in limitation of the
foregoing, CITY agrees that no moratorium or other limitation affecting subdivision maps,
building permits or other entitlements for use within the CITY or any part of the CITY shall
apply to the Project.
3.4 Duration of Development Approvals. Notwithstanding any provision of the
Existing Land Use Regulations, all Development Approvals shall remain valid and effective for
all purposes during the term of this Agreement unless HOSPITAL consents in writing to earlier
termination.
3.5 Subsequent Development Approvals Implementing the Develonrnent Plan.
Completion of development in accordance with the Development Plan may require the approval
and issuance by the CITY of Subsequent Development Approvals, including without limitation
zone changes, grading permits, building permits, and occupancy permits. CITY acknowledges
and agrees that all such Subsequent Development Approvals required to implement and complete
development in accordance with the Development Plan shall be approved consistent with the
vested rights granted to HOSPITAL by this Agreement. In acting on such Subsequent
Development Approvals, CITY shall act promptly, reasonably and in accordance with the
Development Plan. No later than thirty (30) days after receipt of an application for any
Subsequent Development Approval, CITY shall notify HOSPITAL in writing whether the
application is complete, specifying any information required to make the application complete.
Whenever an application for a Subsequent Development Approval does not require an
environmental impact report under the California Environmental Quality Act, Public Resources
Code Section 21000 et secl. ("CEQA"), CITY shall approve and issue any such Subsequent
Development Approval within one hundred five (105) days after CITY accepts an application
therefor as complete, provided such application complies with the Development Plan. When an
application for a Subsequent Development Approval requires an environmental impact report
under CEQA, CITY shall approve and issue any such Subsequent Development Approval within
one (1) year after CITY accepts an application therefor as complete, provided such application
complies with the Development Plan.
3.6 Changes and Amendments to Existing Development Approvals. The parties
acknowledge that refinement and further development of the Project may require Subsequent
Development Approvals which change the Development Plan. In the event HOSPITAL finds
that a change in the Development Plan is necessary or appropriate, HOSPITAL shall apply for a
Subsequent Development Approval to effectuate such change and CITY shall promptly process
and act on such application in accordance with the Existing Land Use Regulations, except as
otherwise provided by this Agreement. If approved, any such change in the Development Plan
shall be deemed incorporated herein, and may be further changed from time to time as provided
in this Section. Unless otherwise required by law, a change to the Development Plan shall be
deemed "minor" and not require an amendment to this Agreement provided such change does
not:
(a) Alter the permitted uses of the Property as a whole; or,
8 DEVAGRMT03
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!: "�"y :��3�'✓.".,� a^ .�' 1.r. r ���i"J l�ia�,�✓ 1 ar.�,a / r u�-^� „c ^.4 v .i` „'3,'s;.,f f i � '�.rr-. ,' /,r. �a :
'/.,'+✓'.'ss+a ...,, �...::.. F ""9 ".)r 'nr::y.. ;,.. ...r ..,�z.. sc.. v /. J ;-•F.i Cl �
� � ,: a._.__�..��'1r�r13 „�� '�.�r"_c._. � />r ,rwN, x ._ � ks ',,!Il,�/?���i�;�4��J`l��r �� r�m'�•�,".r`>✓ ,..ia�,
(b) Materially increase the density or intensity of use of the Property as a
whole; or,
(c) Increase the maximum height and size of permitted buildings.
3.7 Reservations of Authoritv. Notwithstanding any other provision of this
Agreement, the following Subsequent Land Use Regulations shall apply to the development of
the Property:
(a) Generally applicable processing fees and charges imposed by CITY to
cover the actual costs to CITY of processing applications for Development Approvals or for
monitoring compliance with any Development Approvals granted or issued. Such processing
fees and charges shall not exceed the reasonable estimated costs of providing such services.
(b) Regulations which are not in conflict with the Development Plan. Any
Land Use Regulation which increases the costs of development (except for development fees
imposed as provided by this Agreement) and any Land Use Regulation, whether adopted by
initiative or otherwise, limiting the rate or timing or sequencing of development of the Property
shall be deemed to conflict with the Development Plan and shall therefore not be applicable to
the development of the Property.
(c) Regulations which are in conflict with the Development Plan provided
HOSPITAL has given written consent to the application of such regulations to development of
the Property.
(d) Development fees imposed on City approval of a "development project,"
as defined by Government Code Section 66000 et sea., and necessary to cover 100% of such
development's pro rata share of the cost of any public infrastructure or facility required as a
result of City approval of such"development project".
1 Development Exactions. All Development Exactions currently applicable to the
Project are included in the Development Plan. CITY shall not impose any Development Exaction
on development in accordance with the Development Plan except as set forth therein or as
authorized under subsection (d) of Section 3.7 above. HOSPITAL may challenge any
Development Exaction by appropriate judicial action.
1 Regulation by Other Public Agencies. It is acknowledged by the parties that other
public agencies not within the control of CITY possess authority to regulate aspects of the
development of the Property separately from or jointly with CITY and this Agreement does not
limit the authority of such other public agencies. CITY shall support any application by
HOSPITAL to any other public agency for any permit or approval which is required for the
Project. Within fifteen (15) days of any request, CITY shall provide to HOSPITAL or to such
other public agencies information possessed by CITY and necessary for processing such
applications.
9 DEVAGRMT03
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r���:� �,..�':�^.�.' �.'��. . ! .,.,,,/:J�:�r���rt li,'�'X.���,n,.�,"',��"-�„�� rSTx .�u;L��is � :��. r#•�, ,;r'. s ,��:�����,a���' ..cu3 �x� „�iz'_,>a.�+`1�H��`x
3.10 Assessment District or Other Financing. HOSPITAL may, at its sole election,
request that CITY initiate and complete proceedings under the Municipal Improvement Act of
1911, the Municipal Improvement Act of 1913, the Improvement Bond Act of 1915, the
Landscaping and Lighting Act of 1972, the Mello-Roos Community Facilities Act of 1982, or
any and all other available financing mechanisms to provide public financing for all or parts of
the Project and/or public improvements relating thereto. If so requested by HOSPITAL, CITY
shall cooperate with HOSPITAL and use CITY'S best efforts in taking all necessary steps to
cause the applicable district or other entity to be formed and to issue bonds for such purposes.
4. CONFLICTS OF LAW.
4.1 Conflict with State or Federal Laws or Action of Other Governmental
Jurisdiction. In the event that State or Federal laws or regulations, enacted after the Effective
Date of this Agreement or the action by any governmental jurisdiction other than the CITY,
prevent or preclude compliance with one or more of the provisions of this Agreement, such
provisions of this Agreement shall be modified or suspended as may be necessary to comply
with such State or Federal laws or regulations or non-City governmental action; provided,
however, that this Agreement shall remain in full force and effect to the extent it is not
inconsistent with such laws, regulations or non-City governmental action and to the extent such
laws, regulations or non-City governmental action do not render such remaining provisions
impractical to enforce.
4.2 Notice. Any party which determines that it cannot perform any act authorized or
required by this Agreement due to a conflict described in Section 4.1 shall, within fifteen (15)
days of making such determination, provide all other parties with written notice stating the
conflict with the provisions of this Agreement.
4.3 Modification Conference. The parties shall, within thirty (30) days after notice is
provided in Section 4.2, hereof, meet and confer in good faith in a reasonable attempt to modify
this Agreement to comply with such law, regulation or non-City governmental action.
4.4 City Council Hearing. Within thirty (30) days after the modification conference,
regardless of whether the parties reach an agreement on the effect of such law or regulation upon
this Agreement, the matter shall be scheduled for hearing before the City Council. Notice of such
hearing shall be given pursuant to Sections 65090 and 65091 of the Government Code. The City
Council, at such hearing, shall consider the exact modification or suspension which shall be
necessitated by such law, regulation or non-City governmental action. HOSPITAL shall have the
right to offer oral and written testimony at the hearing. No modification or suspension of this
Agreement shall be effective unless approved by the affirmative vote of not less than a majority
of the authorized voting members of the City Council and by HOSPITAL.
4.5 Cooperation in Securing Permits or Approvals. CITY shall use its best efforts to
assist HOSPITAL in the timely securing of any permits or approvals which may be required as a
result of such modifications to, or suspensions of, all or any part of this Agreement.
10 DEVAGRMT03
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4.6 Challenge Regarding New Law or Regulation. HOSPITAL or CITY shall have
the right to challenge by appropriate judicial proceedings any such new law, regulation or non-
City governmental action preventing compliance with the terms of this Agreement. In the event
that such challenge is successful, this Agreement shall remain unmodified and in full force and
effect.
5. LIMITATION ON NEW GENERAL TAXES AND SPECIAL TAXES.
During the term of this Agreement, CITY shall not levy or collect any new general tax or
special tax on the Property or any business conducted on the Property. New general taxes and
new special taxes, as used in this Section, shall include any general tax or special tax which had
not been adopted and become effective prior to the Effective Date of this Agreement.
HOSPITAL shall be entitled to an exemption from any such new general tax or new special tax
or shall be entitled to a credit equal to the full amount otherwise payable as such new general tax
or new special tax. The limitations of this Section shall not prevent the CITY from levying or
collecting any lawfully adopted increase in any general tax or special tax applicable to the
Property or businesses conducted on the Property on the Effective Date, provided such increase
is generally applicable throughout the CITY and does not discriminate against the Property or
any business conducted on the Property.
6. RESTRICTION ON SPECIAL DISTRICTS.
During the term of this Agreement, no assessment district or special tax district,
including all or any part of the Property, will be created by the CITY or any agency or
instrumentality of the CITY, nor shall all or any part of the Property be annexed to any existing
assessment district or special tax district, unless HOSPITAL agrees in writing to such creation or
annexation and the terms and conditions of any assessments or special taxes to be levied
thereunder.
7. ANNUAL REVIEW.
7.1 Procedure. CITY shall, every twelve (12) months during the term of this
Agreement, review the extent of good faith compliance by HOSPITAL with the terms of this
Agreement in accordance with Government Code Section 65865.1 and the Development
Agreement Regulations and as further provided in this Section. HOSPITAL shall have the duty
to demonstrate its good faith substantial compliance with the terms of this Agreement at such
annual review. HOSPITAL shall furnish such evidence of good faith compliance as the CITY in
the exercise of its reasonable discretion may require. Either party may address any requirements
of this Agreement during the review. However, ten (14) days' written notice of any requirement
to be addressed shall be made by the requesting party. If at the time of review an issue not
previously identified in writing is required to be addressed, the review at the request of either
party shall be continued to afford sufficient time for analysis and preparation. CITY shall not
terminate or modify this Agreement except upon substantial evidence showing a failure of
HOSPITAL to perform a material duty or obligation under this Agreement which has not been
1 1 DEVAGRMT03
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°:e � ��'�``..'�..'-.. '� r cJ x 1 .,'rs�r'�.'"�'��'1���}%� m,/a'sr��=���`�, '�;Ll'•.•'•'�<„/'�,.,;'u.��"�'�� .1-<. ,.-�' t"�..,.... .,..�....,�..�._�43w:t>.s.�`"� .���..��`���s�.nJ�,.l,,,�
cured by HOSPITAL as provided under Section 9.1 of this Agreement. In the event this
Agreement is terminated pursuant to this Section or any other provision of law, all rights of
HOSPITAL under this Agreement shall terminate; provided, however, all rights of HOSPITAL
under any other Development Approval, the Existing Land Use Regulations and any
development permit or approval issued or granted by any other governmental agency shall not be
affected or diminished in any way by such termination of this Agreement.
7.2 Information to Be Provided HOSPITAL. CITY shall deposit in the mail to
HOSPITAL a copy of all staff reports, exhibits and other evidence concerning performance of
this Agreement a minimum often (10) calendar days prior to any such review or action upon this
Agreement by the Director of Community Development, Planning Commission or the City
Council.
7.3 Failure to Perform Periodic Review. The failure of the CITY to review at least
annually HOSPITAL'S compliance with the terms and conditions of this Agreement shall not
constitute or be asserted by either party as a breach by the other party of this Agreement.
8. ESTOPPEL CERTIFICATES.
Either party may at any time, and from time to time, deliver written notice to the other
party requesting that the other party certify in writing that to the knowledge of the certifying
ply:
(a) This Agreement is in full force and effect and is a binding obligation of
the parties.
(b) This Agreement has not been amended or modified and, if so amended,
identifying the amendments.
(c) No default in the performance of the requesting party's obligations under
this Agreement exists or, if in default, the nature and extent of any default.
A party receiving a request hereunder shall execute and return the certificate within
fifteen (1 5) days following receipt thereof. The City Manager shall have the right to execute any
certificate requested by HOSPITAL on behalf of CITY.
9. DEFAULT AND REMEDIES.
9.1 General Provisions. Subject to extensions of time by mutual consent in writing, or
as otherwise provided herein, failure or delay by either party to perform any term or provision of
this Agreement constitutes a default under this Agreement. In the event of default under this
Agreement or any of its terms or conditions, the party alleging such default shall give the alleged
defaulting party not less than thirty (30) days notice in writing, specifying in detail the nature of
the alleged default and, when appropriate, the manner in which that default may be satisfactorily
cured. During any such thirty (30) day cure period, the party charged shall not be considered in
default for purposes of termination or the institution of legal proceedings.
12 DEVAGR-MT03
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After proper notice and expiration of said thirty (30) day cure period without cure, or if
such cure cannot be completed within such thirty (30) day period, without commencement of
cure within such period and diligent effort to effect cure thereafter, the other party to this
Agreement, at its option, may institute legal proceedings to enforce this Agreement or give
notice of termination of this Agreement.
Failure or delay in giving notice of default pursuant to this Section 9.1 shall not
constitute a waiver of any default, nor shall it change the time of default. Except as otherwise
expressly provided in this Agreement, any failure or delay by either party in asserting any of its
rights or remedies as to any default shall not operate as a waiver of any default or of any such
rights or remedies or deprive either such party of its right to institute and maintain any actions or
proceedings which it may deem necessary to protect, assert or enforce any such rights or
remedies.
9.2 Cumulative Remedies. Each of the parties hereto may pursue any remedy at law
or equity available for the breach of any provision of this Agreement. Any parry may initiate any
judicial action or proceeding to cure, correct or remedy any default, to enforce any covenant or
agreement herein, or to enjoin any threatened or attempted violation of this Agreement, including
without limitation actions or proceedings requesting declaratory relief, specific performance and
relief in the nature of mandamus. All remedies shall be cumulative and not exclusive of one
another, and the exercise of any one or more of the remedies shall not constitute a waiver or
election with respect to any other available remedy. The parties acknowledge and agree that
specific performance and other non-monetary relief are appropriate remedies for the enforcement
of this Agreement and shall be available to all parties.
9.3 Attorneys' Fees and Costs. In any action or proceeding brought by any party to
interpret or enforce any provision of this Agreement, or otherwise arising under this Agreement,
the prevailing party shall be entitled to reasonable attorneys' fees (including reasonable in-house
counsel fees of CITY or HOSPITAL at private rates prevailing in San Bernardino County) and
all costs, expenses and disbursements in connection with such action or proceeding, including
the cost of reasonable investigation, preparation and professional expert consultation and
arbitration fees and costs, which sums may be included in any judgment or decree entered in
such action in favor of the prevailing party.
10. MORTGAGEE PROTECTION.
The parties hereto agree that this Agreement shall not prevent or limit HOSPITAL, in
any manner, at HOSPITAL'S sole discretion, from encumbering the Property or any portion
thereof or any improvement thereon by any mortgage, deed of trust or other security device
securing financing with respect to the Property. CITY acknowledges that the lenders providing
such financing may require certain Agreement interpretations and modifications and agrees upon
request, from time to time, to meet with HOSPITAL and representatives of such lenders to
negotiate in good faith any such request for interpretation or modification. CITY will not
unreasonably withhold its consent to any such requested interpretation or modification provided
such interpretation or modification is consistent with the intent and purposes of this Agreement.
13 DEVAGRMT03
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Any Mortgagee of the Property shall be entitled to the following rights and privileges:
(a) Neither entering into this Agreement nor a breach of this Agreement shall
defeat, render invalid, diminish or impair the lien of any mortgage on the Property made in good
faith and for value.
(b) The Mortgagee of any mortgage or deed of trust encumbering the
Property, or any part thereof, which Mortgagee, has submitted a request in writing to the CITY
in the manner specified herein for giving notices, shall be entitled to receive written notification
from CITY of any default by HOSPITAL in the performance of HOSPITAL'S obligations under
this Agreement.
(c) If CITY timely receives a request from a Mortgagee requesting a copy of
any notice of default given to HOSPITAL under the terms of this Agreement, CITY shall
provide a copy of that notice to the Mortgagee concurrently with the sending of notice of default
to HOSPITAL. The Mortgagee shall have the right, but not the obligation, to cure, or to
commence to cure,the default during the cure period allowed HOSPITAL under this Agreement.
(d) Any Mortgagee who comes into possession of the Property, or any part
thereof, pursuant to foreclosure of the mortgage or deed of trust, or deed in lieu of such
foreclosure, shall take the Property, or part thereof, subject to the terms of this Agreement.
Notwithstanding any other provision of this Agreement to the contrary, no Mortgagee shall have
an obligation or duty under this Agreement to perform any of HOSPITAL'S obligations or other
affirmative covenants of HOSPITAL hereunder, or to guarantee such performance; provided,
however, that to the extent that any covenant to be performed by HOSPITAL is a condition
precedent to the performance of a covenant by CITY, the performance thereof shall continue to
be a condition precedent to CITY'S performance hereunder.
11. MISCELLANEOUS PROVISIONS.
11. 1 Recordation of Agreement. This Agreement and any amendment or cancellation
thereof shall be recorded with the San Bernardino County Recorder by the City Clerk within the
period required by Section 65868.5 of the Government Code.
11.2 Entire Agreement. This Agreement sets forth and contains the entire
understanding and agreement of the parties, and there are no oral or written representations,
understandings or ancillary covenants, undertakings or agreements which are not contained or
expressly referred to herein. No testimony or evidence of any such representations,
understandings or covenants shall be admissible in any proceeding of any kind or nature to
interpret or determine the terms or conditions of this Agreement.
11.3 Severability. If any term, provision, covenant or condition of this Agreement shall
be determined invalid, void or unenforceable, the remainder of this Agreement shall not be
affected thereby and shall remain in full force and effect unless amended by mutual written
consent of the parties.
14 DEVAGRMT03
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.a. ,�,. est.� . .?�, lv, .,1 ��" ,' .: /..�,, /� is ✓s',,�i .� �7^-z`�.'�'.. t..?'U .�„'='.�• ,.':lrF 9 ,,�.,� ,✓��a fit .,.,� S /h
. .'i,�� r � ,;..� ... , i r�,✓ .,�.� �„ .. ,r ��. f. i 7/✓r'/r � .�✓ �' �, .� ., .:.;-",. .., �..rJ�1. ,ri-.�rfr Ji ti
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(' !'/J'/�.+ 4 / 1?l fJ,l,':l ,.#:aG' r1.✓:;.,-. i'l 9 �e} :s"p' '".`..+ "� ,! l l n :.� r.
11.4 Interpretation and Governing Law. This Agreement and any dispute arising
hereunder shall be governed and interpreted in accordance with the laws of the State of
California. This Agreement shall be construed as a whole according to its fair language and
common meaning to achieve the objectives and purposes of the parties hereto, and the rule of
construction to the effect that ambiguities are to be resolved against the drafting party shall not
be employed in interpreting this Agreement, all parties having been represented by counsel in the
negotiation and preparation hereof
11.5 Section Headings. All section headings and subheadings are inserted for
convenience only and shall not affect any construction or interpretation of this Agreement.
11.6 Rules of Construction. As used herein, the singular of any word includes the
plural and the masculine gender includes the feminine.
11.7 Consent. Where a consent or approval of a party is required or necessary under
this Agreement, such consent or approval shall not be unreasonably withheld.
11.8 Time of Essence. Time is of the essence in the performance of the provisions of
this Agreement as to which time is an element.
11.9 Waiver. No waiver of any provision of this Agreement shall be effective unless in
writing and signed by a representative of the party against whom enforcement of a waiver is
sought. No waiver of any right or remedy in respect of any occurrence or event shall be deemed
a waiver of any right or remedy in respect of any other occurrence or event.
11.10 No Third-Party Beneficiaries. This Agreement is made and entered into for the
sole protection and benefit of the parties and their successors and assigns. No other person shall
have any right of action based upon any provision of this Agreement.
11.11 Force Majeure. Neither party shall be deemed to be in default where failure or
delay in performance of any of its obligations under this Agreement is caused by floods,
earthquakes, other acts of God, fires, wars, riots or similar hostilities, strikes and other labor
difficulties beyond the party's control, (including the party's employment force), government
regulations, court actions (such as restraining orders or injunctions), or other causes beyond the
party"s control. If any such events shall occur, the time for performance by either party of any of
its obligations hereunder shall be extended by the parties for the period of time that such events
prevented such performance.
11.12 Mutual Covenants. The covenants contained herein are mutual covenants and also
constitute conditions to the concurrent or subsequent performance by the party benefited thereby
of the covenants to be performed hereunder by such benefited party.
11.13 Successors in Interest. The burdens of this Agreement shall be binding upon, and
the benefits of this Agreement shall inure to, all successors in interest and assigns of the parties
to this Agreement.
15 DEVAGRMT03
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_,...,r..,<.rc�t ,.:., ..N. .r�". ,r r � a,�.. �.s r! / r �' 3. Vii. �) .,,v�. .. -,.3,yf�.1y� ,"'. ,.'.. ✓ a.✓ia rr / ,✓
"�:.- .,,N ., ,,,. l�r� .r f r / 7 .,rt^'r' f. � '✓^,, ^` �,�3 �..a, ..-,r. .i �� l.,�r ..,.f ./ r" ::+N ?,. r",.. ;
✓. �„ . c"�.?�. to �r,r /1'-'',^ ��.a ,t.. s r ;^'.. !/ # r�..;,... TM^5. r. s5 ,:,.�' .��r ad
?�,,.> � s''=,*"---yv=».,..>.:a: r� ,,.r .0 lJnl r9��rf l * />"rfn l.,,�y,'' :,: ;rzwz .ln ra.n F�,. ,M,:-.:a=...,,... � �✓✓ s ri i 1ala ttie ':�="1.3��•'�" ,»'+�.:7T.f rf..
11.14 Counterparts. This Agreement may be executed by the parties in counterparts,
which counterparts shall be construed together and have the same effect as if all of the parties
had executed the same instrument.
11.15 Project as a Private Undertaking. It is understood and agreed by and between the
parties hereto that the development of the Project is a private development, that neither party is
acting as the agent of the other in any respect hereunder, and that each party is an independent
contracting entity with respect to the terms, covenants and conditions contained in this
Agreement. No partnership, joint venture or other association of any kind is formed by this
Agreement. The only relationship between CITY and HOSPITAL is that of a government entity
regulating the development of private property and the owner of such property.
11.16 Further Actions and Instruments. Each of the parties shall cooperate with and
provide reasonable assistance to the other to the extent contemplated hereunder in the
performance of all obligations under this Agreement and the satisfaction of the conditions of this
Agreement. Upon the request of either party at any time, the other party shall promptly execute,
with acknowledgment or affidavit if reasonably required, and file or record such required
instruments and writings and take any actions as may be reasonably necessary under the terms of
this Agreement to carry out the intent and to fulfill the provisions of this Agreement or to
evidence or consummate the transactions contemplated by this Agreement.
11.17 Covenant of Good Faith and Fair Dealing. Neither party shall do anything which
shall have the effect of harming or injuring the right of the other party to receive the benefits of
this Agreement. Each parry shall refrain from doing anything which would render its
performance under this Agreement impossible or impracticable. Each party shall do everything
which this Agreement contemplates that such party shall do to accomplish the objectives and
purposes of this Agreement.
11.18 IntegLrated Project. CITY acknowledges and agrees, by executing this Agreement
for the Project as a whole, that the Project is and shall be considered a single, integrated
development project and that each component of the Project is dependent upon the completion
and occupancy of each other component, and that the viability of each component of the Project
is and shall be dependent upon the completion and occupancy of each other component and the
full performance of this Agreement.
11.19 Authority to Execute.
11.19.1 CITY. By the execution hereof, CITY confirms and acknowledges that
CITY, acting through its City Council and the City Planning Commission, have complied in full
with the requirements of Section 65864 et seg. of the Government Code and the Development
Agreement Regulations for public hearing and the giving of notice of intention to consider
adoption of this Agreement, and that this Agreement has been approved by ordinance as required
by Section 65867.5 of the Government Code. CITY warrants and represents that the CITY has
given all notices, held all hearings and complied with all other legal requirements and procedures
required to make this Agreement a valid and binding agreement.
16 DEVAGRMT03
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s �s � L ��„ F� r',%�+/,a'r J yfl� rs � dv � .a, ."... -a r�� � ,.✓p"tr, ��r d Y
/" � � �` � s.,���� '�� lr,+,;-,�ter'# ,a,r ..yw�.,ti�H,t,";�ti,-,> p.tea:. �w.�. .��-_. _ 4/Js>,.��/y�t",r`'�r'�s: ��r:.�.y j✓ F,
� � :� �s>. ,.�- °-u ��: �„, "ir N pl}�(J/�r; � r af1,,,i�''.3.:.1.. �j.-J f 2.xis^. ✓- ,,, .'z ;'... ..0 � 7a1! / „�fiJr 1 �.a��.. ,;�/,yti'�a';/?:.
r. ,,. :�,. � .�,. r �,l�s,%'f�/. ��.� 1vx //��..�,f.,n' .x - ,v rr"��� „y �r/.ar✓�a�� ?�..,/"
,.a ,�.,,,a a. �� � � i ... ,. �P � ,r.,5 „l'y�/ll'..�,Inter �'� .S..✓f a�`f a r.� ��� :,.., w. ,s.r-r- n/i>' „',.,12,x' la'r.l'',r,.n T✓?i., z`
_,aa".,M:i."s`.., '_.�:,�, �,s,e,._,,;�.�.��. �.',�: �;j9, ��ir","<s,_�':'_f���/�,af 2_;r�",��,rti r<s✓��Y�.-�'�'��-<�� �z ..,,.n^�^ .,-: ...�`sa3r�f�,l���Jr�i�r`�,-�!�.w,,��,�3,��✓,.�'�e�;5 ,,.<,
zn,>,.r x: k,.aa^'`$ / �' ✓ :..� l „:� /�' i /lr>:r" F' .�""-..:r wi �. :,., I ,+/r ,.-ti f,i 1 F -:+i �,+,7^T £:.. �;
11.19.2 HOSPITAL. Persons executing this Agreement on behalf of HOSPITAL
warrant and represent that they have the authority to execute this Agreement and represent that
they have the authority to bind HOSPITAL to the performance of its obligations hereunder.
11.20 No Conflict with Current Law. CITY represents that there are no rules,
regulations, ordinances or policies of CITY as of the date of execution of this Agreement that
would interfere with the completion or use of the Project.
11.21 Indemnification. If any claim, action, or proceeding is filed against the CITY or
its agents, officers or employees to attach, set aside, void or annul, the approval by the CITY of
this Agreement, HOSPITAL shall defend (with attorneys selected and directed by HOSPITAL),
indemnify and hold harmless CITY and its agents, officers and employees. CITY shall promptly
notify HOSPITAL of any such claim, action or proceeding, and shall cooperate fully in the
defense. If CITY fails to promptly notify HOSPITAL of such claim, action or proceeding or if
CITY fails to cooperate fully in the defense, HOSPITAL shall not thereafter be responsible to
defend, indemnify or hold harmless CITY. Nothing contained in this Section prohibits CITY
from participating in the defense of any such claim, action or proceeding provided the CITY
bears its own attorneys' fees and costs and defends in good faith. HOSPITAL shall not be
required to pay or perform any settlement of any such claim, action or proceeding unless the
settlement is approved by HOSPITAL.
11.22 Liabilitv Insurance. In addition to its obligations under the provisions of Section
11.21, HOSPITAL agrees that any policy of liability insurance (which policy may include
coverage of bodily injury liability and property damage liability) which HOSPITAL maintains in
force with respect to the construction of the Project shall contain an additional insured
endorsement naming CITY, its elected officials, officers, agents and employees as additional
insureds. Such insurance shall be primary and non-contributing with respect to any insurance or
self-insurance maintained by the CITY. Coverage shall be evidenced by a Certificate of
Insurance in a form satisfactory to CITY, which shall be delivered to CITY prior to the
commencement by HOSPITAL of any construction on the Property.
END OF AGREEMENT
SIGNATURE PROVISIONS FOLLOW
17 DEVAGRMT03
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a��.� �....., 4 :. / ,��, ,d f,.>? ,,.t/ .��,✓�;Srxi/ f/� ,(/{�.. . a, "� ..= r: .” r ,'�u„r, r',i.^{:,rr•%'y �;:u I ,ao?
Y� � .....�` �., :3.,,;. .,'��.+a` �,,,.J''1iJ .� a arra. 'vr%.1`:,%a Ji.B � .a"�. 'c�. �'� ,,. „ Cr1,a,, ,, r r.. -. <r � . /r/C✓ r
/. ���"� ��. .�. ��� 1 �r„%xrf ./r.✓, .`. 7 5 para.. ✓i ,n..., ,,:. a't & .,<^v ”.,. ..r.%� d �r l ,-°. r
/.>„�'. a� yzw.> -z.�'..> ,. %�a�l r a.�1�..,,(�',^.'?.,✓n d^'. $3' � c k� ..:,� ... ,/Pfv x,:.: s'i ii",�'k, rr`
r.i,.,....:.,..... ..a. ,... Y"a-.`a�`,r? a.�:<..kr.:��. >.,.>ew.��a".�..�J..1.sri�d ,��,�,:;r,t._ .... _,.✓:�. r.vs...._o:.�,,,.>__,�,.,,". ... .. �.�f?s<a.. .�,<z.�.>,.,., ,ar,,,ad�a,G.,r 1aec�i�.4s'�,.rs,�v.,� � „.;,, d ,..l.,e..:
IN WITNESS WHEREOF, the parties hereto have executed this Agreement on the day
and year set forth below.
CITY:
CITY OF REDLANDS,
a municipal corporation
Dated: Decker 2, 2003 By:
Mayor
ATTEST:
By:, � / >>
C CLE OF REDLANDS
HOSPITAL:
REDLANDS COMMUNITY HOSPITAL,
A California nonprofit public benefit
corporation
Bv:
ames R. Holmes, President
18 DEVAGRM"1T03
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,.�^`'��.�._vz :,'�,::��. +1 £� ',.,., />,y�. ��r,''rr` 9 /"� �� /�<,�' G r �.._ l �r��.s ,fr ✓ ;F"r r°f
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a'�X4 �r �:.. .._,F ,.,... r�. -� ' .ter �" ,rr"�- „rJ Orli✓. ,.^,'l /!�'. � "�. "-�,',x.«.-,., _ .�u �. �%� �s�'f�,Y-"/ �� ��^'�Z;.�jl rN?��i'.:��
z .✓,v" .xr. .>��su.. •� , _���:l �r r�FT .��� ,�� l .' ,' %��� �� -r� r' �7 �' r-ll s'
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✓..�.,_�.�->.._�..�";.� _...x �.z� ����<t,1<'��� d.t/,ay_ �xss,�rn<r„��..a,r:�r .>x,.:..r.,::,„v .,,,»�_a�r.,,.,,---.....�'s.��..�_.� .�,�..� .�.- > ... .. »,�,fG�� � ,� „r /:_. �i„<r;r y��,.�.�,.
ALL-PURPOSE ACKNOWLEDGMENT
STATE OF CALIFORNIA
COUNTY OF SAN BERNARDINO SS
CITY OF REDLANDS
By the authority granted under Chapter 4, Article 3, Section 1181, of the California Civil Code,
and Chapter 2, Division 3, Section 40814, of the California Goverment Code, on December 2,
2003, before me, Beatrice Sanchez, Deputy City Clerk, on behalf of Lorrie Poyzer, City Clerk of
the City of Redlands, California, personally appeared Susan Peppler and Lorrie Poyzer
f Xj personally known to me - or - { } proved to me on the basis of satisfactory evidence to
be the persons whose names) are subscribed to the within instrument and acknowledged to me that
they executed the same in their authorized capacities and that by their signatures on the instrument
the persons, or the entity upon behalf of which the persons acted, executed the instrument.
WITNESS my hand and official seal.
0 E D LORRIE POYZER, CITY CLERK
ORA (P
By:
Beatrice Sanchez, Deputy City Clerk
(909)798-7531
/* t I F 0
000
CAPACITY CLAIMED BY SIGNER(S)
Individual(s) signing for oneself/themselves
Corporate Officer(s)
Title(s)
Company
Partner(s)
Partnership
Attorney-In-Fact
Principal(s)
Trustee(s)
Trust
x Other
Title(s): Mayor and City Clerk
Entity Represented: City of Redlands, a municipal corporation
THIS CERTIFICATE MUST BE ATTACHED TO THE DOCUMENT DESCRIBED BELOW:
Title or Type of Document: Redlands Community Hospital - Development Agreement
Signer(s) Other Than Named Above: James R. Holmes
STATE OF CALIFORNIA
ss.
COUNTY OF SAN BERNARDINO)
On October 27, 2003, before me, notary public, personally
appeared James R. Holmes, personally known to me to be the person whose name is subscribed to the within
instrument and acknowledged to me that he executed the same in his authorized capacity, and that by his
signature on the instrument the person, or entity upon behalf of which the person acted, executed the instrument.
WITNESS my hand and official seal.
ANNE
MA
RIC. MEAD
Comm, #1292626
"OTARY PUBLIC-
CALIFOFWI
A
My Conwr4s
SAN BE ARDINO COLT''
soon Expires r-abl-W.26, 2005
STATE OF CALIFORNIA
ss.
COUNTY OF
On 2003, before me, notary public,
personally appeared personally known to me (or proved to me on
the basis of satisfactory evidence) to be the person(s) whose name is/are subscribed to the within instrument and
acknowledged to me that he/she/they executed the same in his/her/their authorized capacity(ies), and that by his
signature on the instrument the person(s), or entity(s) upon behalf of which the person(s) acted, executed the
instrument.
WITNESS my hand and official seal.
20 DEVAGRMTO
PUBLIC WORKS DEPARTMENT
Engineering Administration Division
kED14fNDS
MEMORANDUM
TO: Jeff Shaw, Community Development Director
FROM: Ron Mutter, Public Works Director
DATE: November 7, 2000
SUBJECT: Traffic Mitigation Measure for CUP No. 355
Per the request of Richard Malacoff, I have reviewed the Mitigation Measure No. 21 that was
added by the Environmental Review Committee under Conditional Use Permit No. 355 for
Redlands Community Hospital. This mitigation measure requires that the applicant provide the
City with funding to enter into a contract with a traffic engineer during the life of the hospital's
master plan. The measure further states that this shall be in the form of a contract between the
City and hospital and then the City and the traffic engineer.
In my opinion, this mitigation measure will not provide any significant relief to transportation and
circulation problems. Simply entering into a contract with a traffic engineer does nothing. There
are no provisions as to what results the traffic engineer should provide to the City under this
contract. There are no provisions to actually correct any deficiencies that may be determined by
a traffic engineer. If streets need to be widened or a traffic signal installed to maintain an LOS
C or better, how is this to be accomplished?
Most of the streets in the vicinity of Redlands Community Hospital are at the ultimate design width
and configuration. Fern Avenue between Terracina Boulevard and San Timoteo Canyon Road is
the only roadway in the immediate vicinity not at its ultimate configuration. An appropriate
mitigation for the hospital would be to pay the applicable development impact fees for street
construction and traffic signal construction. This is covered under Mitigation Measure No. 20.
I would support the deletion of Mitigation Measure No. 21.
rm
FILE:CUP 355
�l
!
i
to have a sign program for all signs on the outside of the buildings that complies
with the Redlands Municipal Code.
To be monitored by the Community__Development Department, Planning Division
-_ ---and approved by the-Planning Commission prior to the issuance of a Building
Permit.
19. To mitigate the potential impacts identified in Section 13(C) of the Environmental
Checklist, the applicant shall submit a security lighting pian for the entire site prior
to the issuance of a building permit and subject to review and approval by the Police'
Department and the Community Development Director. In addition, the plan must
include details such as beam spreads and/or photometric calculations, location and
type of fixtures, exterior colors, details on the foundation, and arrangement of
exterior lighting to ensure that no outdoor fighting will create glare or hazardous
interference to adjacent streets or properties.
To be monitored by the Community Development Department, Planning Division
and Building & Safety Division,, and shown on the construction plans during plan
check review and installed prior to Certificate of Occupancy.
Mitigations Added by the Environmental Review Committee„
Circulation
20. To mitigate the potential impacts .identified in Section 6 of the Environmental
Checklist relative to circulation the applicant shall pay all fees as required by the
Public Works Department in regard to Traffic as prescribed the Redlands Municipal
Code.
To be monitored by the Community Development Department, Planning Division
and the Public Works Department and paid prior to the issuance of a Building
Permit.
21. To mitigate the potential impacts identified in Section 6 of the Environmental
Checklist relative to traffic and implementation of all traffic mitigations and
monitoring of the Level of Service, the applicant will be required to provide the City
with funding to enter into a contractt with an Traffic Engineer during the life of this
Master Plan. This shall be in the form of a Contract between the City and the
Hospital and then the City and the Traffic Engineer.
Initial Study for Conditional - 31 - City of Redlands
Use Permit No. 356 FORM "J"
(Revision No. 9)
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Il rWyI1111'lL0 XJLIL%J:r LJU•A A"%,k ATJ
a
FIR
FIRE PREVENTION BUREAU
CONDITIONAL USE PERMIT NO. 355 REVISION #9
DATE OF PREPARATION: September 13,2000
APPLICANT: Redlands Community Hospital
LOCATION: 350 Terracina Blvd.
PLANNING COMMISSION DATE: October 10, 2000
THE OWNER/APPLICANT SHALL MEET ALL THE FOLLOWING CONDITIONS:
1. - --The developer-shall install-Fire Sprinklers-NFPA-13. - - - -
2. Install additional on-site fire hydrant for increased fire flow.
3. The developer shall installed a Knox Box per Field Inspector.
4. The developer shall install Fire Alarm System or connect to existing alarm system.
Leonard E. Te ue Marshal
(L _
John Habant,bepuCllief'
CUP_355R9.wpd
:x�?^- ". .. .� ;,r..�*' .;o," ,3- '�tt�',�„�; : -s ��✓,�.f, s�.H�,/�s� � �,. ^.Y, �n+ :, r�i ".rr'y�l,'.:a''.�� '�*jw ���o
7, in compliance with the State Water Resources Control Board,
an ppro�o the
grading plan check approval, the designer, architectengineer
appropriate approval letter from the State Water Resources Control Board and
submit the letter to the building division for their review and approval. --
g, incompliance with the California Code of Regulationstit (Accessibility
he designer, Architect or
Standards) and prior to the building plan check approval,
Engineer must provide project designs for accessibility for the physically challenged
to the building division; and submit the design to the Building Division at the building
pian check submittal for their review and approvals.
g, in compliance with the City of Redlands Municipal Code (Title ov �ecorded
prior to the issuance of a building permit, the applicantP
easement documentation for water drainage,utilities,or private sewer(on site)lines
to the building division; and must submit the recorded easement documents to the
Building Division for their review and approval prior to the issuance of a building
permit.
10. in compliance with the Department of Justice (Office of the Attorney General) this
Condition is for the accessibility for the proposed project, the designer, Architect or
Engineers proposed building must comply with the Americans with Disabilities Act
(ADA) (Federal Register).
Richard Pepp
Chief Building Official
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COMMUNITY DEVELOPMENT
BUILDING AND SAFETY
-CUP No. 355 (Revision No. 9)
Date of Preparation: September 5, 2000
Planning Commission Date: October 10, 2000
Applicant: Redlands community Hospital
Location: 350 Terracina Boulevard
Phases under the Jurisdictions of the City of Redlands
1. In compliance with the Uniform Building Code (Application for Permit) and prior to
the plan check process. The applicant must submit three (3) sets of construction
pians and two (2) sets of specifications, engineering calculations, diagrams, soils
investigation reports, special inspection and structural observation programs and
other data to the building division for review and approval prior to the issuance of a
building permit. Plans and specifications shall be drawn to scale upon substantial
paper and shall be of sufficient clarity to indicate the location, nature and extent of
the work proposed and show in detail that it will conform to the provisions of codes
and all relevant laws, ordinances, rules, and regulations.
2. In compliance with the Redlands City Ordinances and prior to the plan check
process. The applicant must submit four(4) sets of fire sprinkler or fire alarm plans
for plan check review and approvals prior to building permit.
3. In compliance with the Uniform Building Code (Excavation and Grading) and prior
to the plan check process, the applicant shall submit three (3) sets of
excavation/grading plans and two (2) sets of preliminary soil reports to the Building
Division for review and approval prior to the issuance of a grading permit.
4. In compliance with the Uniform Building Code (Excavation and Grading) and prior
to the issuance of a grading permit, the applicant shall submit three (3) sets of
erosion control plans for review and approvals.
5. In compliance with ft-Uniform-Building Code (Excavation and Grading) and.prior
to the issuance of a building permit, a soil testing laboratory must submit a final
compaction report to the Building Division for review and approval prior to the
issuance of a building permit.
6. In compliance with the Uniform Building Code (Excavation and Grading) and prior
to the issuance of a building permit, the Civil Engineer must submit a letter of pad
certification to the building division for review and approval prior to the issuance of
a building permit.
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D. The following items are required prior to issuance of CERTIFICATE OF
OCCUPANCY.
1. All requirements as described in Sections A, B, and C of these conditions of
approval shall be met.
2. Owner's Civil Engineer shall furnish tie sheets for all points set or found in public
right-of-ways and one mylar copy of recorded parcel/tract map to the Public Works
Director.
3. Although this project will have an on-going inspection throughout construction, a
final inspection for all off-site improvements must be scheduled by developer to
certify that these improvements comply with City specifications and any corrective
work must be completed prior to final release of bonds.
4. All off-site work shall conform to the Standard Specifications for Public Works
Construction (Green Book), latest edition, and the City of Redlands Standard
Specifications. All work shall be completed to the satisfaction of the Public Works
Director.
5. Resurface existing roadway as directed by the Public Works Director due to utility
installations and construction damage.
6. All irrigation lines that exist within any street right-of-way shall be replaced with
C900 PVC or approved equivalent.
Prepared By: Approved By:
&4'4' J &�-1-1 t-4
ELSA S. PAISLEY RONALD C. MUTTER
Associate Engineer Public Works Director
FILE:CUP No.355(Rev-9)
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10. Bonds must be posted for the total estimated cost of off-site improvements as
follows:
Performance 90% in bond form
10% in cash (minimum $500.00)
Labor and Materials 50% in bond form
11. The 10% performance cash deposit will be retained for one year after completion
of project for warranty of off-site work.
C. The following items are required prior to issuance of the ENCROACHMENT
PERMIT.
1. Cash cleanup deposit shall be submitted ($ 1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request.
(Required unless previously submitted under Section A or Section B.)
2. The contractor is to notify all utility companies prior to work or excavation to
,_-&temii enact brat ons-of.ttndergr_o-,nd_lines._
3. The approximate locations of existing underground utilities shall be shown on the
site plans. The utilities shall be plotted from record and field data. The Engineer
assumes no liability as to the exact location of said lines whose locations are not
shown.
4. Section 4216/4217 of the Government Code requires a Dig Alert Identification
Number be issued before a "Permit to Excavate" will be valid. For your Dig Alert
Identification Number, call Underground Service Alert toll free, 1-800-227-2600,
two working days before you dig.
5. Encroachment Permit application, three (3) sets of signed plans and fees must be
submitted for any off-site improvements prior to construction.
6. A California OSHA Permit Number for all work that is five feet deep or deeper
shall be provided. Call (909)3$3-4321.
7. Survey points shall be reset that were destroyed during construction and a second
Corner Records filed for those points prior to completion of the project to San
Bernardino County Surveyor.
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B. The following items are required prior to issuance of the BUILDING PERIVIIT.
1. Fees to be paid shall be established by City Council and in effect at the time a
permit is issued.
2. Pay the required development impact fees per ordinance in effect at time of issuing
the building permit.
3. Cash cleanup deposit shall be submitted ($ 1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request.
4. Truck route permit is required ($55.00) for all construction vehicles five (5) tons
GVW and over using streets other than established truck routes.
5. The project shall be part of a street Iighting and landscape maintenance district in
which the cost of operating and maintaining public street lights and street trees shall
be paid for by the property owners.
6. Applicant must have all plans approved and delivered to the Public Works
Department ten (10) calendar days prior to the date the applicant requests final
approval
7. Requirements for Terracina Boulevard.
a. Repair/replace altered, broken or substandard curb/gutter and sidewalk to
the project boundary.
8. Requirements for Fem Avenue.
a. Repair/replace altered, broken or substandard rock curb/gutter and street
pavement to the project boundary.
b. Install 2 (100w) sodium vapor ornamental street lights.
9. Provide adequate drainage facilities.
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PUBLIC WORKS DEPARTMENT
ENGINEERING ADMINISTRATION DIVISION REQUIREMENTS
Applicant: Redlands Community Hospital
Location: 350 Terracina. Boulevard (APN-172-131-23, 25, 26)
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Preliminary Review No. 247 08/17100 NIA N/A ylA
Development Review CUP No. 355 09121/00 09112/00 N/A 09112/00
(Rev.9)
Environmental Review CUP No, 355 09/11/00 09112/00 NIA 09112/00
(Rev.9)
Planning Commission CUP No. 355 10/10/00 09/12/00 NIA 09/12/00
(Rev.9)
The applicant-shall-comply with the following Engineering requirements as necessary because the
required construction is a necessary prerequisite to the orderly development of the surrounding
area and for public health and safety:
A. The following items are required prior to issuance of the GRADING PEIZNM.
1 Grading plans shall be coordinated with the existing off-site improvements.
2. Storm water pollution prevention plan shall be submitted.
3. Cash cleanup deposit shall be submitted ($ 1,000.00). Deposit will be reimbursed
after the work is completed and accepted by the City upon written request.
4. Truck route permit is required ($55.00) for all construction vehicles five (5) tons
GVW and over using streets other than established truck routes.
NOTE: Cash cleanup deposit and truck route permit submitted during the grading
process could be transferred to be used during building construction or off-site
improvement construction if it is within the time limit specified in the-truck route
permit, otherwise a new truck route permit must be issued.
5. For all development of five acres or more, the developer shall be required to
acquire an identification number from California Regional Water Quality Control
Board, a notification of intention to develop. Call (909)782-4130.
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CONDITIONAL USE PERMIT NO. 355 R9
October 24, 2000
Page 2
6. Comply with the Water Conservation in Landscaping Act of 1990 (AB 325) prior to the
issuance of a Building Permit, and submit a landscape irrigation plan, prepared by a Iicensed
landscape architect, to the Municipal Utilities Department for review and approval.
7. Relocate the existing 20 inch Bear Valley pipeline through the parking lot as required and
approved by the Bear Mutual Water Company and the Municipal Utilities Department.
SFWER SECTION:
THE DEVELOPER SHALL:
1. Pay the Sewer Capital Improvement Charge at $1740 per 100 gpd estimated flow as a
condition of issuance of the Building Permit.
$730,000
SOLID WASTE:
THE DEVELOPER SHALL:
1. Pay the Solid Waste Capital Improvement Charge of$52 per pound per day estimated waste
stream flow as a condition of issuance of the Building Permit.
$ 50-000
2. Comply with the Solid Waste Recycling Access Act of 1991 (AB 1327), install double solid
waste bin enclosure(s) as approved by the Municipal Utilities Department. Prior to the
issuance of a Building Permit, submit a plan, prepared by a licensed engineer on a copy of
the site plan showing bin enclosure location(s) and turning and/or turn around movements,
and areas, for solid waste collection trucks.
Foomote: Any oversizing of water mains will be subject to oversizing reimbursement in
accordance with the Redlands Municipal Code, Chapter 13.24.
-,�k�=7
GARY G. P LPS
Municipal Utilities Director
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MUNICIPAL UTILITIES DEPARTMENT
DEVELOPMENT REQUIREMENTS
CONDITIONAL USE PERMIT NO. 355 R9
Date of Meeting: October 24, 2000
Applicant: Redlands Community Hospital
Location: 1700 W. Fern Avenue
The specific fee amounts to be paid by the applicant or its successor shall be those established by
the City and in effect on the date the permit or other conditioned approval noted below is issued.
The fees estimated herein are based on estimated flows for Hospital use as shown on the submitted
plans. If there is a change in use or tenant improvement resulting in higher estimated flows due
to proposed use, the fees for the additional flows will be due at that time. The fees estimated
herein are advisory only, as follows:
GENERAL:
Comply-with-Title,-13-and-other-seet-ions-owe-Redlands-Municipal-Code-in_effect-at-the time of
............
approval or issuance of permits, as applicable.
WATER SECTION:
THE DEVELOPER SHALL:
1. Pay the Water Source Acquisition Charge at $30 per 100 cu. ft. estimated monthly
consumption as a condition of issuance of a building permit.
50,
2. Pay the Water Capital Improvement Charge at $150 per 100 cu. ft. estimated monthly
consumption as a condition of issuance of a building permit.
-2;52.000
3.
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by the Nimnicipal Utifitic
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4. Install fire hydrants as required by the Redlands Fire Department.
5. Install reduced pressure principle backflow devices on all water services as approved by
the Municipal Utilities Department, and double detector check valve backflow devices on
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• The type of glass and color that compose the windows.
Approved by:
Jeffrey L. Shaw
Community Development Director
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30. In order to comply with Mitigation Measure No. 14 of the Negative Declaration, all
equipment including chillers and steam boilers not exceed 84dBA under any
operating conditions-when-measured in accordance-with-ARI-Standard 575-94 and
to comply with Table 1 of the attached Acoustics Study which has standards for the
dBA level at property line.
Note: For Mitigations 10-14 there is specific reference to equipment and this is a Master
Plan over 20 years. It is assumed that it is the equipment or the equivalent that may
be used at a future date and is unavailable now.
31, In order to comply with Mitigation Measure No. 15 of the Negative Declaration, the
applicant shall be required to provide the City with funding to enter into a contract
with an Acoustics Monitor during the life of this Master Plan. This shall be in the
form of a Contract between the City and the Hospital and then the City and the
Acoustics Consultant.
32. In order to comply with Mitigation Measure No. 16 of the Negative Declaration, the
applicant shall limit grading, demolition, and construction activities to the hours
between 7:00 a.m. to 6:00 p.m.
33. In order to comply with-Mitigation-Measure-No.17-of the Negative Declaration, the
applicant shall provide line-of-sight diagrams that show roof screening from
Terracina Boulevard north of the site, Terracina Boulevard south of the site, Fern
Avenue east of Terracina Boulevard,and Fern Avenue west of Terracina Boulevard.
These shall be included in the building plans.
34. In order to comply with Mitigation Measure No. 18 of the Negative Declaration, the
applicant shall be required to have a sign program for all signs on the outside of the
buildings that complies with the Redlands Municipal Code.
35. In order to comply with Mitigation Measure No. 20 of the Negative Declaration,
applicant shall pay all fees as required by the Public Works Department in regard
to Traffic as prescribed the Redlands Municipal Code.
36. in order to eon iply with Mjtig8,Ryn-Me83tj-- ,,-
8PPlicantwill be requiied to provide the Gity wit!i funding to enter into a
Engineer.
37. The following architectural issues shall be reviewed and approved by the
. .C_ommunity Development Director-prior-to-submittal of the-plans-to-the State:
• The size, type, and color of the reveals used throughout the building.
• The details concerning the window and door frames such as material and
color.
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In order to comply with the assumptions of the Acoustics Study
the two cooling towers shall be located on the roof of the new
Central Plant Enclosure.
The Cooling towers shall be no noisier in any octave band
then the manufacture's data for Model 33269 which is included
in the attached acoustics study.
The acoustic screens shall be constructed on all sides of the
cooling towers with a height that visually screens the material,
acoustically insulates the sound, and will not reduce the
cooling efficiency of the equipment. The screen shall be meet
the requirements of Page 3 of the attached Acoustics Study of
the sound study and match the building.
The cooling tower closest to the site boundary shall be setback
7.5 feet from the southernmost parapet screen to reduce noise
transfer to the property line.
The cooling towers shall be configured with air intakes facing
away from the property line as shown on Figure One of the
attached Acoustic Study.
27. In order to comply with Mitigation Measure No. 11 of the Negative Declaration, the
applicant shall install two chillers, steam boilers, pumps for chilled and condensate
water, medical air compressors, and medical vacuum pumps to be located inside
the new Central Plant Enclosure as required by the attached Acoustics Study.
28. In order to comply with Mitigation Measure No. 12 of the Negative Declaration, the
ventilation louvers of the new Central Plant Building shall be limited to the north wall
as required by the Acoustics Study.
29. In order to comply with Mitigation Measure No. 13 of the Negative Declaration, the
applicant shall be required to have acoustic lining on the interior of the equipment
enclosure for the Central Plant which will control build up of reverberant noise. The
-minimum area of treatment--shalt be-equal to-the floorarea-of the enclosure and
match the specifications on Detail TR1 of the attached Acoustics Study.
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��� ���<, ��: . l�r�'drl���7 ,„„,�1`=�� .'�r "' .'I�,�,.�✓�!fij„F7r,a�.�'"��"°�^�-�.�:�xw�k,,,.c,,.,..._ v �....,...��r,-tea”',.��v„�.h�.�,.,�.�a CJs„av:!f,v�
17. In order to comply with Mitigation Measure No. 1 of the Negative Declaration, the
applicant shall submit a Hydrologic Analysis to determine what mitigation, if any, are
warranted for a level-of non-significance-of-these issues and said mitigation shall be
implemented in accordance with the analysis.
18. In order to comply with Mitigation Measure No. 2 of the Negative Declaration, the
applicant shall be required to adhere to all Federal Emergency Management
Agency regulations and Redlands Municipal Code (Flood Damage Prevention)
requirements.
19. In order to comply with Mitigation Measure No. 3 of the Negative Declaration, the
applicant shall be required to comply with all requirements of the NPDES permit
issued by the Santa Ana Regional Water Quality Control Board.
20. In order to comply with Mitigation Measure No. 4 of the Negative Declaration, the
applicant shall perform on-site daily watering during construction.
21. In order to comply with Mitigation Measure No. 5 of the Negative Declaration, the
applicant shall obtain a permit from the South Coast Air Quality Management
District (SCAQMD) prior to demolition of the buildings.
22. In order to comply with Mitigation Measure No. 6 of the Negative Declaration, the
applicant shall be required to submit and have approved a Ridesharing Plan with
the City of Redlands on an annual basis. The plan shall include the following
elements: preferential parking for employees who rideshare, ridesharing incentives
and shower facilities for both men and women who cycle or walk to work.
23. In order to comply with Mitigation Measure No. 7 of the Negative Declaration, the
applicant shall be required to install one bicycle rack per thirty (30) parking
spaces. Based on the Municipal Code requirement, the proposed nine hundred
twenty (920) parking spaces would require a minimum of thirty-one (31) bicycle
racks.
24. In order to comply with Mitigation Measure No. 8 of the Negative Declaration, the
applicant shall be required to have a passenger loading zone.
25. In.order to comply with Mitigation Measure No. 9 of:the Negative Declaration, the
applicant shall provide a phasing circulation system which shall detail the internal
circulation during construction for each phase.
26. In order to comply with Mitigation Measure No. 10 of the Negative Declaration, the
_:. ppllcant.shall incorporateAhe following elements into the project as recommended
by the attached Acoustics Study:
- To reduce steady audible tones the cooling tower shall be
fitted with variable frequency drives.
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• Provision of a landscape key which shall include the species of landscape
material used, its frequency, and whether it is deciduous or evergreen. All
trees shall have a-minimum height of six feet (6'), minimum caliper size of
one (1) inch one (1) foot above grade, a size of at least fifteen (15) gallons,
and at least 50% of the species be evergreen. All shrubs shall have a
minimum size of five (5) gallons.
• Placement of a concrete mow strip between turf and other surfaces.
• Provision of a detail that shows all trees shall be double staked and have
arbor guards if they are in a turf area.
• Inclusion of a conceptual Irrigation Plan that has a sleeving detail.
• Clear indication where landscaping will be used to screen mechanical,
electrical, or irrigation equipment.
• The evergreen trees identified on the landscape plan shall serve the purpose
of being a full canopy tree which is the intent of this approval.
Identification of measures such as root barriersanddeep watering system
to be utilized to minimize heaving of parking lot pavement by tree roots..
13. The project site shall be kept in a weed and dust free condition throughout all
periods of development.
14. A security lighting plan shall be prepared, subject to review and approval by the
Police Department and Community Development Director, prior to issuance of
building permits. Outdoor lighting shall maintain a minimum of one foot candle of
illumination for all parking and pedestrian areas. In addition, the plan must include
details such as beam spreads and/or photometric calculations, location and type of
fixtures, exterior colors, details on the foundation, and arrangement of exterior
lighting that does not create glare or hazardous interference to adjacent streets or
properties. (This is also a requirement of Mitigation Measure No. 19)
15. .-Exterior._fire and/or. mechanicaLequipment shall be appropriately screened or
painted to match the building color, except for equipment designated by the Fire
Chief as being exempt from this requirement.
16. Pursuant to Government Code Section 66020(d), certain fees, dedications,
___reservations or exactions_ imposed by.the, City as a condition .of approval of this
project are subject to a statufory ninety (90) day protest period. Please be advised
that the ninety (90) day protest period for those fees, dedications, reservations and
exactions which are subject to Government Code Section 66020(a) has
commenced to run on the date this project was approved by the City.
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Screening of air conditioning and other equipment on the buildings shall be
incorporated into or be compatible with the architectural design of the buildings. All
equipment shall be screened from view of adjacent roadways.
8. Ground mounted equipment shall be screened from public view on all sides subject
to review and approval by the Community Development Director, prior to issuance
of building permits.
9. Transformer cabinets and commercial gas meters shall not be located within
required setbacks and shall be screened from public view either by architectural
treatment orwith landscaping. Multiple electrical meters shall be fully enclosed and
incorporated into the overall architectural design of the building(s). Backflow
preventers shall be enclosed with landscaping that will provide complete screening
upon maturity. The location and method of enclosure or screening of this
equipment shall be shown on the final working drawings prior to building permit
issuance. Location of said equipment shall be coordinated with appropriate utility
company (i.e., Southern California Gas Company or Souther California Edison
Company)The applicant shall submit plans showing details of screening subject to
review and approval by the Community Development Director, prior to issuance of
building permits.
10. The applicant shall prepare plans that include a trash enclosure(s) and/or trash
compactor(s) as specified by the Municipal Utilities Department. Trash enclosure
design and location(s) shall be subject to review and approval by the Municipal
Utilities Director and Community Development Director prior to issuance of building
permits. Trash storage areas shall be completely enclosed with solid masonry walls
that have a decorative cap and solid metal gate(s). The exterior design and finish
of the trash enclosure shall be designed to match or be compatible with the
structures on site.
11. All freestanding walls shall be designed and constructed to incorporate design
features such as tree planter wells, variable setbacks, split face block, columns,
decorative caps, or other such features to provide visual and physical relief along
the wall surface and shall be subject to review and approval by the Community
Development Director prior to issuance of building permits.
12. Prior to the issuance of any permits the applicant shall submit a Landscape Plan to
the Planning Commission as an addendum item which shall include the following
features:
• Placement of one (1) tree per three parking spaces and one (1) tree per
twenty (20) feet of property perimeter. The plan shall clearly document the
existing and proposed materials
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COMMUNITY DEVELOPMENT DEPARTMENT
PLANNING DIVISION
CONDITIONS OF APPROVAL AND DEVELOPMENT INFORMATION FOR
CONDITIONAL USE PERMIT NO. 355 (REVISION NO. 9)
AND
VARIANCE NO. 611
Date of Preparation: September 20, 2000
Planning Commission Date: November 14, 2000
Applicant: Redlands Community Hospital
Location: 350 Terracina Boulevard
1. The issuance of any permits shall comply with all provisions of the Redlands
Municipal Code.
2. Unless construction has commenced pursuant to a building permit, or a time
extension is granted in accordance with Code, this application shall expire on
November 14, 2010.
3. No Certificate of Occupancy shall be granted until all conditions of approval have
been satisfied.
4. This project is for the expansion of Redlands Community Hospital from 172 beds
to 192 beds and from 301,290 square feet to 482,111 square feet.
5. All plans submitted to the City shall reflect all Planning Commission approvals and
any other changes required by the Commission and/or staff. This condition applies
to site plans, landscape plans, elevations, grading, and all other illustrations, text,
or plans submitted to the City in connection with the project.
6. All utilities shall be placed underground. Plans shall be submitted that detail the
andei=grounding of-'all ori-site utilities, subject to review and approval by the
Community Development Director, prior to issuance of building permits.
7. Prior to the issuance of building permits, the applicant shall submit plans detailing
that roof screening shall be of adequate height to screen any roof-top equipment
from public view on all sides subject to review and approval by the Community
Development Director.
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y �� ,?;; 1 ,rzfa i tea? r: ✓✓ �,.. ... 4a:^ � ,r, �.
s 2 x..,m_.__��_�=_ _ .:x.�. .�:.'y,'�`.� �s�:r3a'✓�!'.r,.;n.?a�cs„rr�??l,a„�x�r'�.,:i, rr .✓�a< � ,,.,..r ✓,..,..:. .. ..�.�_�r._.U.,.;.Vis,.>:,a ..���.,> ''.rus„�'���r.�.,ar�,%��',rr�3�L.�r`r,��a'�,s�F,.
yf
November 14, 2000
Mr. Harvey Hansen NOV 17 2000
Vice President of Professional and General Services
Redlands Community Hospital
350 Terracina Boulevard
Redlands, California 92373
Dear Mr. Hansen,
Re: Application for Conditional Use Permit No. 355 (Revision 9) and
Variance No. 611 for Redlands Community Hospital
Your application for a Conditional Use Permit was approved by the Redlands Planning
Commission at its November 14, 2000 meeting. The Planning Commission's decision
is the final action in this matter, unless you wish to appeal any part of their decision to
the Redlands City Council. The deadline to appeal this project would be November 27,
2000. Attached for your information is a list of the Conditions of Approval for this
project.
If you have any questions regarding your project, please contact, Richard Malacoff at
798-7555. Please note that your next step will be to submit plans to the Building and
Safety Division for plan check and building permits. The Planning Division will be
involved in the review of those plans to ensure that Conditions of Approval are
addressed.
Sincerely,
Richard Malacoff, P
Associate Planner
cc: Pat Meyer, Urban Environ
P.O. BOX 3005 REDLANDS, CA 92373
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Conditional Use Permit
Exhibits
The following drawings are hereby submitted as exhibits to the Redlands Community Hospital Conditional Use
Permit application.
Sheet Description
AO.1 Cover Sheet
ALOO Existing Parking Site Plan
A1.01 Site Plan
ALOIA Site Plan
A2.00 Basement Floor Plan
i
A2.01 First Floor Plan
A2.02 Second Floor Plan
A2.03 Third Floor Plan
A2.04 Fourth Floor Plan
E.
A2.05 Fifth Floor Plan
A3.00 North Elevation
i A3.01 Partial North Elevation
A3.02 Partial Elevations
A3.03 Partial Elevations
A3.04 Support Services Elevations
Lee Burkhart Liu
July 2000
xa'" 'x» >F. � ;,,.•r .,:,,s"��. ��� !?f! fir� �"'.�Y� .;,:�'a`S. ,r ''/�,.'r��. fz✓✓q�vi'a ,.N Y','�:'u`{y�"�j,� � :`�x3�.:x' r ,- i .�lz f r''��".. j ra' �.0 y`�,�
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Conditional Use-Permit
NO
00 Exhibits
Lee Burkhart Liu
July 2000
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r?�..�� .....�,,.� rvrt�._�-.. chca=:. ... r-,�wo� lkf..�'�,r�p�.lxz�✓/x��J.a,r.,:rrr.�,J, i.'.,:.<�. ,.', .n„�.ro, r,.�,.�,fi.. re.,.3, f# ...ar..x:.s.,�s°,�...zz.,uu��”, r �,na�1:,�'J_��.^�;y.zr��,�.��:.�...�6%��,e.�,rser,_�2raxao_
K.R.WATTS CO.INC Q006/01
Baltimore Aircoil Company
00Series 30001JE Sound Rating Program, 5/4/2000 Rel.
I Q5/1212000
we Model : =69 JS=69 Tap (L)
00 No.of Fans:(1)7 ft Diameter Fan Per Cell OCTAVE DISTANCE
00 Fan Type: Standard SAND S r, so ft
Slade Passage Frequency-49 Hz.at Full Speed 1 53
Mo Motor HP: 16 HIP per fan 2 77111
1 so
Fan Speed & Fan Power Used :75%of-full speed, 6.3 BHP 3 78 66
so 4 72 58
Sound P"--=Lwe Levels(Lp)we expressed In decibels(d2)raise w ce 0.0002 microbar. 5 74 61
0* Sound Power Levels(Lw)are apreased In decibel (M)retermcb one Pico W&M 8 75 61
Frequencies we expressed In Hertz. 7 72 58
00 1 8 68 59
00 &--Igd ao 67
09
00 AIR INLET(L) END
OCTAVE DISTANCE OCTAVE DISTANCE
amo BAND
5 f so It 5 rt S!!
1 54 39 1 61 49
2 63 46 2 61 53
3 66 54 3 GS 56
4 69 54 4 66 52
5 72 57 5 68 58
6 71 57 6 65 54
7 64 so 7 58 47
a 59 47 8 S2 46
JA wtgd 76 62 A-,td 71 61
END (L) IWQI AIR I14LET(L
OCTAVE
DISTANCE OCTAVE DISTANCE
BAND Sft so It BAND 5 It so It
61 AS 1 54 39
2 61 53 2 63 46
3 66 56 3 66 S4
4 GG S2 A 69 S4
5 68 se S 72 57
6 65 64 6 71 S7
7 so X7 7 64 so
a S2 4s a I 5947
J_
A."d 71 61 A-WW 1 76 1 62
Calculated Sound Power Level(Lj
game Band Fmmwncy 4'
1 63 NZ 73
2 125 Hz 93
3 250 Hz 87
4 sm HZ 97
1K Hz 90
6 ZKKz 89
7 4KHz as
8 K Hz as
05/12/00 11:02 FAX 3107834718 K.H.RATTS CO.INC Q005/019
Baltimore Aircoit Company-
Series 3000/JE Sound Rating Program, 1/6/2000 Rel.
10/14/98
Model : 33269/JE3269 ITOP (L
T� No.of Fans:(1)7 ft Diameter Fan Per Cell ocrAVE DISTANCE
Fan Type: Standard BAND s r, so it
Blade Passage Frequency: 49 Hz at Full Speed 1 57 as
Motor HP: 15 HP per fan 2 75 s4
3 82 80
re
Sound Pre mrs Levels(Lp)are expressed in decibels(dH)reference 0.0002 m=rabw. a 76 62
Sound Porgy Levels(Lw)are expressed in decibels(d$)relemnce one Pico wall 5 78 65
Frequencies are expnsaaed in hierM 8 79 65
7 76 62
s 1 72 1 63
A-rAgd 84 71
AIR INLET(L) JEND(L) -
OCTAVE DISTANCE OCTAVE DISTANCE
BAND 5 R 50 R BAND 5 R 50 tt
1 58 43 1 65 S3
2 67 s0 2 65 S7
3 70 erg 3 70 60
d 73 58 4 70 56
5 76 61 6 72 62
6 75 61 6 69 S8
— 7 68 54. 7 52 57
8 1 63 1 51 8 S6 SO
A44gd 80 65 A wtgd 75 65
T
END(L AAIR INLET(L)
OCTAVE DISTANCE. OCTAVE DIVANCE
BAND 5 R 50 ft BAND S tt so h
1 as 53 1 58 43
2 65 57 2 67 5o
3 70 60 3 70 SB
4 70 Ss 4 73 58
5 72 62 5 76 61
a B9 5g 676 61
7 62 61 7 68 S4
se 8 83 51
A-1 9d75 6S
Calculated Soured Power Level(L)
1� Octave Band Ream= L�.
_ 1 63 HZ 62
2 125 HZ 87
3• 250 HZ 91
4 500 HZ 91
5 IKHZ 24
8 2 K Hz 93
7 4KH2 89
8 8 K HZ e9
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ATTACHMENT I
EQUIPMENT NOISE DATA
t
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fir,..„._..__ ,,.. ...,xi-..�.... .36,.=.,.,�.�.; �^ .<•�,+,.-"'..�n��>�,,,5�� �,f%y?�F��.x,.s..�,1 r a .,...,y.:,,✓.m,,.,:.. i,,i..,�,.....�.. ..w;x..r .r�;b.'�`.,....s.L.>;..z^r4,:�.>^r����arx.J_„t;�>a�',.�„>r,�f, ,,,,,.,�_:1�.m,�;r�i:�/�,�a xi���, �_�..
FIEERGLAS
WIRE MESEH, AS REO
FOR PROTECTION
MOM
jj
1
EX P
r
CONSSRDUCTION
PSR ARCHITIE T
r TYPICAL WALL TREATMENT DETAIL (ELEVATION)
ACOUSTICAL TREATMENT
2" THICK BLACK FACED DUCT LINER BOARD AS SHOWN ON DRAWINGS
SOUND ABSORPTION COEFFICIENTS AT OCTAVE BAND CENTER FREQUENCIES (Hz)
Product Thickness 125 250 500 1000 2000 4000 NRC
Type II (rigid) 2.0" .12 .67 .99 .97 .91 B7 .90
r
Iwo
NOTE:
ATTACH FIBERGLAS BY MECHANICAL FASTENERS. THE FASTENERS SHALL
a BE CONSTRUCTED SO THAT NO SHARP POINTS OR EDGES SHALL PROTRUDE
THROUGH THE ACOUSTICAL MATERIAL PROTECTIVE ENDCAPS SHALL BE
UTILIZED OVER SPINDLE FASTENERS. FASTENERS SHALL BE LAID OUT
IN A REGULAR GRID PATTERN APPROVED BY THE ARCHITECT. THE
FAS 1 ENERS SHALL BE GEMCO INSULATION HANGERS OR APPROVED EQUAL
PREPARE SURFACE AND ATTACH FASTENERS WITH AN ADHESIVE
ACCORDING TO MANUFACTURE'S WRITTEN INSTRUCTIONS. USE
OF SELF ADHESIVE TAPE TO ATTACH FASTENERS IS NOT PERMITTED.
ACOUSTICAL TREATMENT DETAIL
LmMartin Hewson & Associates, LC oRwm smE ' mom ffr DATE FU
wConsuftonts in Acoustics
lmw 'A1 Sem Yeeios 8euWwmnq. SM MI Ssft Nwim GI MW
(31m 3 -13z Fes 010) 3IS-1w mmiamwommmmmm
,.
a n s
s
CTdaytimel.xls
�+ Redland Community Hospital Sheet 1_Transfer of Cooling Tower Noise to The Property Line
. ---- _
— Day-time Noise Analysis
_ --- – – -
----------
td
Octave Band Center Frequency 63 125 250 500 1000 2000 4000 8000 Aw--
y,
manufactuer's SPL @ 50 ft. FULL LOAD. 53 57 60 56 62 58 51 50
b
1� — — —
correction for no. of equipment items
3 3 3— 3 _3 __ — 3
_
no. of items 2 '
'3 -8' 3
_8 _8 _8 _8 _g -g -8
distance loss based on 120 ft _ _—_ - --- --- Sf
FW g' _6 _g =10 =1 1 —1` - --1 6-- -19 _20acousticl screening loss - see Fig. 2
- 42 44 45 40 43 37 27
I � predicted noise level —__— — ------
` i A weighted octave band level 16 _ 28 36 37 43_ 38 28 _ 24 _ 46
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`�` Page 1
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7.5' MIN.
1443
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1433
1418
HOSPITiAL
PROPERTY
1
LINE
13112
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1�
FIGURE 2— SECTION THROUGH SITE SHOWING PROPOSED
LOCATION FOR CENTRAL PLANT EXPANSION
Martin Newson & Associates, LLC sc&t a >Iy DATE FIE
Consultants in Acoustics
sol sm MW*n smimd She Sae Sane Mmom M%2mm
(310) 35—lZa Fu CMD) 31155-W WMANOMMMOMMM
WIROMMORMWAW, Mll 0
Martin Newson & Associates, LLC
Consuttonts; in Acoustics
"i Som Nwim B"Ibmt Soft SM Soft HwmcaL Ck 20401
C31M M-M F= (3101 3*-WV
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.r...>7 .Lr,.wm✓ts/,•rA �..>�—:..z:�u✓ ur�' �,-�; ,�!.. "� a,��„�7.- u;.T '„� sal ✓`` �'�`rr''✓i� `r' '.�'y -v.- ern �,y��'j'
page 6
Conclusion
Detailed noise criteria have been recommended above, compliance with which should prevent any
significant noise impact at the residential property line from the proposed Central Plant addition.
Preliminary calculations have been performed, based upon, typical equipment selections, to show
that it is feasible to achieve the recommended noise criteria, Detailed recommendations for noise
mitigation have been made. Given that the additional central plant equipment will not be ordered
for some time, alternative equipment and alternative noise control techniques may ultimately be
used. This will be acceptable subject to the noise criteria in Table 1 being achieved. It is
recommended that an acoustical consultant should be appointed by the hospital to review noise
mitigation measures once the project proceeds to detailed design.
Yours Sincerely,
rtin Newson Associates,LLC
Michael Brown
Technical Director
encL
O(W66
Redlands Community Hospital CUP/drafl=ptl
io
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✓ v�. ..✓�.. r.v� a �. �'8>l i��Er. 1 ,. nt. df� .� :�• r i �4.s.� ��.. .�i.. �n � ✓r;,,f:7`� !�,,.J 7:;.- l r� ✓sy.
. .: .,..rF.,m�. .- r � !!./. a .., r;1ir.�'. /,�r :.. .. �.....i ..<.m ..+�. r 4r,�.,r��- 1=„ ,�,rr,.-✓ -:a�, iF' as
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i ,n�.{,��. :-�/%���..a a/j�'� .�.G?.' !�: F i a;. ,.,�. a�.c-:��^ :.� �,��/rrfr� ..J1 l>�i1 .r�ate'3.. ✓
_..�I ':.y���.
Conditional Use Permit.
Acoustics Overview
Acoustical consultants were asked to evaluate potential sources of noise and related noise mitigation possibilities
associated with the proposed central plant addition needed to support Phase III of the Redlands Community Hospital
Facilities Master Plan, The proposed location for this central plant addition is at the west end of the existing main
hospital building. The consultants conclude that currently available equipment, construction materials, and
construction methods are sufficient to mitigate predicted noise from the future central plant to levels within City
noise standards for the Medical Facilities Zone and neighboring Residential Zone.
The following report summarizes the acoustical engineer's findings with regard to predicted Phase III central plant
noise and noise mitigation measures.
00
go
so
me
do
010
A
A
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Lee Burkhart Liu
00 July 2000
.martin Newson&Asoarta LIC
ConndMM in ACMWa
503 Santa mmca Pmievard
90. 2 August 2000 Suite 308
�+"'"" Sam Mp/llCa
40 CA 403131
010 Lee
HenryCastaneTeir3xKrre 310 3`t;3 3t+:
Lee Burkhart Liu, Inc..LuFa\310 3951447
2890 Colorado Avenue
4 q* Santa Monica CA 90404
Subject:Redlands Community Hospital,Modification to Conditional Use Permit.
Dear Henry,
As requested we have prepared this study in order to investigate any necessary noise mitigation
measures required in order to avoid any significant noise impact from a proposed expansion of the
hospital's Central Plant.
1.0 NOISE CRITERIA
Under section 18.68.180 of Chapter 18.68 `MF Medical Facility District', the City of Redlands
require the following:
"In the MF none, all noise-producing equipment, including, but not limited to compressors
and heating and air conditioning units shall be installed or enclosed so that the noise from
such equipment does not exceed zone "A" Clearly Compatible Community Noise
Equivalent Levels identified in Table 9.1 of the Redlands General Plan for all land use
categories".
The Noise/Land Use Compatibility Matrix of the Noise Element of the City of Redlands, in turn,
" recommends an exterior CNEL limit of 60 dBA for land use to be `clearly compatible' with
go residential and other land usage. It is the policy of the City of Redlands that no laud use adjacent
we to existing residential land shall generate noise in excess of this level unless appropriate mitigation
so measures are imposed to reduce the noise level on adjacent residential property to this standard.
me It is noted that noise mitigation work is currently in progress for the existing Central Plant
00 equipment at Redlands Community Hospital. Attached Figure 1 shows the proposed location for
00 the new Central Plant together with the location of the existing Central Plant. It is understood
to that the noise mitigation for the existing Central Plant is being implemented in accordance with
the recommendations made m the report dated 26 September 1996 prepared by Smath., Fause&
me Associates. This report concluded that with the proposed modifications, the existing Central Plant
00 would produce levels of 49.5 dBA(daytime) and 46 dBA (nighttime) at the property he of the
0( Fern Avenue residence across the street(south) from the Central Plant_ (Position 2 an Figure 1).
do � «
page 2
0
10
me Given the separation between the existing Central Plaut location and the proposed Central Plant
No Expansion, we would predict a minimum of 6 dBA 'distance attenuation' of existing Central Plant
no noise between positions I and 2 shown on the attached Figure 1.
1-0
Having considered all factors discussed above, the following noise criteria are recommended for
the detailed design of noise mitigation for the Proposed Central Plant Expansion:
so Equipment Time Period Recommended Noise Limit at
so Nearest Residential Property Line
To Proposed Central Plant
to Expansion (Position 1, on Figure
so 1)
go All equipment at Redlands Nighttime 50 dBA
Community Hospital, including 10 p.m.to 7 a.m..
go 40 dBA contribution from
so existing Central Plant equipment
so All equipment at Redlands Evening 55 dBA
Community Hospital, including 7 p.m to 10 p.m.
lk 44 dBA contribution from
so , existing Central Plant uipment
00 All equipment at Redlands Daytime 60 dBA
Community Hospital, including 7 a-n-L to 7 p.m.
00 44 dBA contribution from
WO existing Central Plant equipment
00 Roof mounted Cooling Towers Nighttime 47 dBA
10 p.m. to 7 am.
so Enclosed Central Plant Nighttime 45 dBA
00 Equipment 10 P.m. to 7 am.
Roof mounted Cooling Towers Evening 52 dBA
7 p.m. to 10 p.m.
Enclosed Central Plant Evening 50 dBA
Equipment 7 p.rrL to 10 pm.
Roof mounted Cooling Towers Daytime 58 dBA
7 am. to 7 p.m.
Enclosed Central Plant Daytime 56 dBA
L Equipment 7 a.m.to 7 p.m.
Table 1: Detailed Noise Criterion for Central Plant Expansion.
page 3
Furthermore, in order to mim=e any subjective annoyance, we recommend that equipment shall
be selected such that no equipment generates a steady audible tone, such as a whine, screech or
hum. Impulsive sounds (as may be generated by fan start-up) should also be avoided. For this
reason it is recommended that Cooling Tower fans should be fitted with variable frequency drives.
It will be noted that the recommended overall noise criteria in Table I above are 10 dB lower for
nighttime noise emissions and 5dB lower for evening noise emissions than for daytime. This
follows directly from the definition of CNEL, which imposes penalties of 5dB and 10 dB for
noise emissions in the evening and at night respectively.
2.0)ADDITION OF CENTRAL PLANT EQUIPMENT
According to information supplied by MEHA by memo dazed 4 May 2000, the following new
Central Plant equipment will be added for the Central.Plant Expansion.
r • Two 300 ton induced-draft cooling towers will be located outdoors on the roof of the new
Central.Plant Expansion enclosure.
• Two 300 tan water-cooled electric centrifugal chillers, two 200 BHP high pressure steam
boilers, pumps (for chilled and condensate water) medical air compressor and medical
vacuum pump systems,will be ksu ed inside a new enclosure to be constructed.
The proposed location of this equipment is indicated on the attached Figure 1.
3.0) ANALYSIS OF NOISE EMISSIONS FROM PROPOSED CENTRAL PLANT
EXPANSION WITH RECOMMENDATIONS FOR NOISE CONTROL
Cooling Towers
Cooling towers will be located approximately 120 feet from the site boundary on the roof of the
new Central Plaut Building. The fallowing noise mitigation is recommended:
• The Cooling Towers should be specified to be no noisier in any octave band than the noise
data included in Attachment 1, which is manu&cturer's data for model 33269 induced-
draft Cooling Towers,manufactured by Baltimore Aimoil Company(BAC.).
it • Acoustical screens should be constructed on all sides of the towers. The screen height
shalt be equal to that of the towers. This screen height represents the best compromise
between sound attenuation and energy efficiency (taller screens would provide more sound
reduction, but would reduce the cooling efficiency of the equipment). The screen should
be continuous, without gaps, constructed from a material with minimum rnass per unit
My
page 4
area of 2.2 Ib per sq. ft(%inch thick marine grade plywood for example),with a weather
proof acoustically absorbent finish on the screen surface facing the equipment, such as one
inch thick Pyrok Acoustement 30.
The closest Cooling Tower to the site boundary should be set-back at least 7.5 feet from
• the southern-mostparapet screen(increased set-back from the parapet would reduce noise
transfer to the property line by increasing acoustical screening loss and acoustical distance
loss). This 7.5 feet separation is also required to achieve efficient air flow to the Cooling
Tower air intake according to the manufacturer's representative for the assumed BAC
type Cooling Tower.
00
!! • The Cooling Towers should be configured with air intakes facing away from the property
line as illustrated on Figure 1.
The Cooling Tower fans should be fitted with variable frequency drives. This will
minimize impulsive type sounds, sometimes associated with fans turning on and running
up to 100% speed. It will also significantly noise emissions from the equipment when h is
running at less than 100%duty.
Attached Sheet 1 presents an acoustical analysis based upon incorporation of the mitigation
measures listed above which predicts Cooling Tower noise transfer to the closest property line of
w > at 100% load. This predicted noise level satisfies even
4b dBA based upon two towers running
the recommended nighttime noise criterion for Cooling Tower noise emissions (see Table 1
above).
irk
The acoustical screening correction used in the analysis has been based upon site geometry shown
on the attached Figure 2. The roof level of new Central Plant building has been assumed to be 15
feet above grade level If the building is taller, then this would provide more acoustical screening
than that assumed in this preliminary calculation.
E_
At nighttime we would expect the noise emissions from the Gaoling Towers to be at least 7 dBA
lower due to lower nighttime cooling loads resulting in a worst case nighttime operating scenario
of one tower only running,with Cooling Tower fans running a maximum of 75% of full speed.
It should also be noted that, if found to be required in the detailed design stage, it is technically
feasible to further reduce noise emissions from the Cooling Towers by the following rneasures:
• Slow down the fan speed by over sizing the equipment.
• Order the equipment with "low sound fans".
• Provide the equipment with sound attenuation.
� .�, �,�, �, ,��,,„ ,1'l sr/y Jar e« 7'�,�F--F"1` �,✓I!tr i �sz,��. �� �':' ^� f=1.r'�„z,"',lr J �" '� r
r �,�' ��.: �z ,. �/,1ry' t'n, f t.,1✓ „" :.r-Y.-..�?�r r' ?7 ✓�T. ,„t� ...r :J F' ,A' .;ra; a'tea':,, r rr,.r r• 1.8a7.
.r^�,�`�y:t+.,M' : ..,..+, .. r,.��,„j'Z i�,; � .r:L,,,7 zl r:r rd,1»2 ,'f..� r � 'mss ,+°r.. -,<s�. .: ;, �.,�:,''Jr"'ll.. r'i'l,�,rv,�s r../< r' r� ✓.
,w�,_ ... ,...�-...�:me „> �_�> r�,��.aJ ,.rr£ x� y� ?�.,�:%.i J,� r"ter ;� "� ..fix ✓L :r z � Y"�r r1's;`sr- ✓ J
page 5
We emphasize however, that our analysis suggests that none of these additional noise mitigation
strategies will be required,
Proposed Central Plant Enclosure
The following noise mitigation is recommended for the enclosed equipment.
• The ventilation louvers required should be installed in the north wall only of the new
Central Plant Building.
• In order to control build-up of reverberant noise within the enclosure, acoustical lining
should be added to the interior of the enclosure. See attached detail TRI. A minimum
area of treatment equal to the floor area of the enclosure is recommended.
• Each equipment item, including chillers and high pressure steam boilers should be
specified for noise levels not to exceed 84 dBA under any operating conditions when
measured in accordance with ARI standard 575-94.
• The enclosure walls and roof should be constructed from a material with a minimum
acoustical rating of STC of 34dB such as CMU, or 2 layers of 518 inch thick gypsum
board. Doors into the enclosure shall be fitted with acoustical seals.
Based upon the noise mitigation described above, we predict a level of noise transfer from the
enclosed equipment, operating at 100% load, to the property line, not exceeding 45dBA. This
predicted noise level satisfies even the recommended nighttime noise criterion provided in Table 1
above.
ri*
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Redlands Community Hospital,Redlands,California
MEP Systems Evaluation
OBSERVATIONS
The following sections are the result of our field observations and interviews with the
hospital engineers and is intended to provide a summary of existing conditions and
deficiencies.
00
I. MECHANICAL
A. Cooling Plant: Chilled water is produced by three chillers located in the
existing Central Plant. These chillers are 350 ton electric, 504 ton, and 270
ton absorber chillers. Two roof-mounted cooling towers provide condenser
water to these chillers. The chilled water produced by the chillers is
pumped to various air handling units located at the facility through constant
flow chilled water distribution pumps.
k
!! B. The Central Plant renovation that is currently proceeding is replacing two of
the existing absorber chillers with one 400 ton electrical, and one 500 ton
absorber chiller. The existing 350 ton electric chiller will remain in the
Central Plant and will become a standby chiller. The new cooling capacity
(900 ton total) has an equivalent of 277 s.f./ton, which seems to be of
K adequate to support the proposed Phase 2 project; but it does not have
enough capacity for the Phase 3 project.
C. Heating Plant: Steam is provided by two 125 psi steam boilers(300:BHP
each) located in the existing Central Plant. The steam provided by these
boilers is distributed to the heating hot water exchangers and medical
equipment through various pressure reducing stations. The heating plant
also consists of a condensate system, boiler feed water system, and
deaerator system.
60 D. The two existing steam boilers, (one is standby), has the equivalent of 33
btu/s.f. capacity, which seems to be adequate to serve the existing facility.
However, it is questionable if this capacity is enough to support the Phase 2
project. Since there is no space to add any more boilers, the standby boilers
may need to be brought on,if required. The current capacity, including the
standby boiler, does not have enough capacity for the Phase 3 project.
U. ELECTRICAL
A. The main 4160-volt service switchgear and distribution panels are enclosed
type manufactured by Westinghouse and are located adjacent to the central
plant in the main switchgear room. The equipment is original which was
MEHA 20020.01 2
May 26,2000
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Redlands Community Hospital,Redlands,California
MEP Systems Evaluation
INTRODUCTION
A Building Description: Building Description:Redlands Community Hospital is
located at 360 Terracina Boulevard, Redlands, California. The building is
approximately a 209,700 square feet structure and was built in different phases as
follows:
• The original 5 Story Tower(circa 1965)
• The 5 Story Tower(circa 1983)
• The Current Central Plant Upgrade (circa 2000)
B. Objective: The purpose of this report is to generally investigate, observe and
evaluate the existing Mechanical,Electrical, Plumbing and Fire Protection Systems
in order to identify any deficiencies in these systems, noncompliance with current
applicable Codes, and expansion capacities to handle proposed future buildings.
We have not performed any testing to verify capacity of the equipment and systems.
M.E. Engineers/Hayakawa Associates does not represent this document to be a
finite accounting of all possible MEP deficiencies or Code related issues facing the
buildings. The information contained in this report represents out best effort to
identify and document such issues, which may have a cost impact for future growth.
A detailed study may be necessary in order to evaluate the economic aspects of .
voluntary improvements in terms of time frame,life-cycle cost, and desirability:
This report will serve as a point f reference for further detailed development and
discussion between the review team and the owner.
C. Methodology: M.E.Engineers/Hayakawa Associates performed a general
observation of the building complex on April 27, 2000. A visual review of the
building systems was made. The team also conducted an interview with Gary
Craig, Chief Engineer. We extend our thanks to Gary for his hospitality and
assistance in our preparation of this report.
The Following is a Listing of Reference Documents Used in This Review:
we 1. California Building Code (CBC), 1998 Edition
2. California Mechanical Code (CMC), 1998 Edition
3. California Plumbing Code (CPC), 1998 Edition
4. California Fire Code (CFC), 1998 Edition
5. California Electrical Code (CEC), 1998 Edition
ME-1A 20020.01 1
May 26,2000
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Redlands Community Hospital,Redlands,California
MEP Systems Evaluation
wall. Insulation appears to be ready for replacement.
D. Medical Air System: The original 1966 installation duplex unit appears to
have outlived its useful life. Several parts were replaced and have excessive
vibration and noise. The second set installed later has hardly been used and
is in relatively good condition. Piping appear to be in good condition.
i
E. Medical Vacuum System: The Medical vacuum. Pump appear to be in fair
condition. No complaints were reported. Piping appears to be in good
condition. When running, the vacuum pumps were a bit noisy.
F. Fuel Gas: Existing meters appear to be of adequate size and the piping
system appears to be in good condition. No complaints were reported. The
meters, however, did not have earthquake shut-off valves.
G. Oxygen: The oxygen bulk storage system is new and is in very good
condition. The tanks are of adequate size for current and future expansion.
It does have all code required entities including alarms and emergency inlet.
Two 2" mains enter the building; one is dedicated to hyperbaric use and the
other to the building. Piping is in fairly good condition.
H. Nitrogen and Nitrous Oxide: The cylinder systems have been recently
relocated and appear to be in good condition and in compliance with current
codes. Both the systems serve the Operating Room areas.
I. Fire Protection: The existing automatic Fire System is a later addition,
lie
serving the complete complex. The system includes a centrifugal electric
driven fire pump and necessary connections. The pump appears to be
leaking at the shaft seals. The piping does not appear to be seismically
braced. Back-up power is supplied from the emergency generator system.
t J. Fuel Oil System; recently installed underground fuel oil tank is code
compliant and adequate for current and future Phase III requirements.
io RECOMMENDATIONS
t
i
L MECHANICAL
ligo
!# A. Based on the additional area(177,000 s.f.) proposed in Phase 3 of the
project, the estimated cooling capacity required for this addition will be
approximately 600 tons, based on the current cooling peak demand of 300
MEHA 20020.01 4
May 26,2000
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0 Redlands Community Hospital,Redlands,California
Pt MEP Systems Evaluation
installed over thirty years ago. The equipment is in good condition and
appears to be adequately maintained. Replacement parts are no Ionger
available for the draw-out and molded case breakers.
00
so
B. A mixture of General Electric,ITE and Square D panel boards and
switchboards are served from the main switchboards. The equipment is in
!* good condition and appears to be adequately maintained
C. Motor control centers in the basement and penthouse appear to be in fair
condition_
D. The existing electrical distribution system is not designed with provisions
for the three separate branches of the emergency system as required by the
current code. There is currently a renovation construction project in
progress that addresses this issue. It includes removal of the two smallest
generator sets and replacing them with a new 1000KW unit. This includes
new paralleling switchgear and automatic transfer switches for the
emergency loads.
E. The Fire alarm System does not have ADA approved strobes throughout the
r1.► facility.
F. The telephone system has recently been upgraded.
G. The fire alarm system is being upgraded on a ongoing basis.
III. PLUMBING
'! A. Sanitary Waste and Vent System: The waste and vent system appears to be
in fair condition. No problems were reported. Only the exception of cast
iron no-hub piping on discharge piping of sewage ejectors is not designed to
handle pressure and surges that are characteristic of discharge pressures.
B. Domestic Water System: The domestic water appears to be in fair condition
considering the age of the building. No complaints were reported.
C. Domestic Hot Water System: A series of hot water systems consisting of
single wall heat exchangers with or without storage tanks appear to be
functioning well and serving dedicated use and areas. Some are now a bit
oversized due to removal of use areas during renovation. The systems have
high temperature hot water drains and manual shut-off valves. The systems
appear to have exceeded their useful life and heat-exchanger units are single
rte.
MEHA 20020.01 3
May 26,2000
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Redlands Community Hospital,Redlands,California
MEP Systems Evaluation
3. The proposed new Central Plant will require 1000 kVA substation to
serve the new mechanical load. This may require approximately a
30' by 10' electrical space.
€
4. 4160V service will be extended from the main service room to each
new building. In each new building, a substation will be provided
to serve the load.
F. Emergency Power System
1. At the completion of the current Central Plant renovation, the
following generator capacities will be available
Generator#1 300kW
Generator#2 300kW
Generator#3(new) 1000kW
TOTAL 1600kW
2. We estimate the current building emergency load demand to be
._ 565kW. The expansion described in the Master plan is being built
in phases. At each phase, metering of the Emergency System will be
required.
e
Based on the demand metering the facility will have adequate
generator capacity to meet code required emergency load_ If the
1.
hospital wishes to provide non-code related items on the generator in
the future, then an additional generator may be required.
iII. PLUMBLNG
A. For the complete Phase 3 development to comply with SB-1953 SPC 5
requirement, year 2009 and beyond, it will need to include the addition of
three new buildings and a central plant to provide utilities to the new
building.
r�
B. Sanitary Waste and Vent System: Existing systems appear to be in fairly
good condition and no major changes are expected. The only modifications
required for the current upgrade will be required. The existing cast iron no-
hub piping on the discharge side of the sewage ejectors should be replaced
with pressure type piping.
MEHA 20020.01 6
May 26,2000
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Redlands Community Hospital,Redlands,California
MEP Systems Evaluation
s.f./ton figure. Two 300 tan water-cooled electric centrifugal chillers should
be placed in the new Central Plant along with some pumps. Two exterior
louvers (I6 s.f. each) should be placed on the exterior wall of the chiller
Ole
room for ventilation purposes. For sound reasons, these louvers should be
located on the west wall. Two induced-draft cooling towers (300 ton each)
to serve the chillers should be located on the Central Plant roof.
B. Steam System: The estimated steam capacity required for the proposed
additional area of 177,000 s.f., will be approximately 6,000,000 BTU based
on the current steam demand of 33 BTU/s.f. Two 200 BHP high pressure
steam boilers (one full standby) with condensate and feed water systems
should be placed in the new Central Plant. Sound information of the boilers
is not available. Usually, the sound from the boiler is not considered a
problem.
t
II. ELECTRICAL
A. To assure continued trouble-free electrical service, the 35-year old
equipment in the basement of the existing Central Plant should be
considered for replacement within the next ten years. With the current
Central Plant renovation some equipment is being replaced.
ilia
B. Consideration should be given to upgrade the Clock system, PA system and
MATY system. Each system as a whole, should be reviewed and analyzed
by the system vendors for future functionality and compatibility with new
systems proposed for the new facilities.
C. All modifications or additions of additional loads to the existing electrical
system will require a 30 day period of metering and recording the ampere
readings of all affected feeders and services.
D. The current Central Plant renovation appears to add the emergency load
capabilities for the proposed new facilities.
E. Normal Power System:
r
1. Existing 1200 amp,4160V service switchgear has spare for
additional breaker to accommodate future expansion.
2. Southern California Edison vault may have to be enlarged in the
future as buildings are added.
i
MEHA 20020.01 5
May 26,2000
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Redlands Community Hospital,Redlands,California
MEti m
Svstes Evaluation
A new waste system horizontal laterals and stacks at various location will
extend by gravity to five fee outside of each building for continuation under
site civil work. The fixtures below gravity main elevation will be routed to
sewage ejector(s) and pumped to the gravity main.
C. Domestic Cold Water System: The existing 6" water meter, a set double
backflow preventer, 8" main, and site distribution appear adequate for the
current improvements. No improvements will be necessary. The existing
piping system will require seismic bracing. The only other requirements
will be modification of the existing piping as required for current
renovations.
E
D. Domestic Water System: A new domestic water main will be extended
from the on-site water main and connected to all cold water using
!! ` equipment and fixtures. A Booster Pump System as required will be
provided. The Booster Pump System may be located in the Central Plant or
in individual buildings based on the physical location of each building. An
industrial cold water system with a branch-off from the cold water main and
backflow preventer will be provided and extended to equipment and fixtures
requiring the same. A duplex water softener will be provided.
E. Domestic Hot Water System: The existing single wall heat exchangers
should be replaced. All of the systems should be replaced by fewer systems
with new energy efficient heat exchangers and water heaters and piping
systems. This will help reduce energy costs. The need for insulation also
helps in the decision to remove complete piping system. High hot water
temperature alarms with automatic shut-off valves will be required.
A domestic hot water system consisting of duplex water heaters with
required redundancy will be provided and extended to fixtures and
equipment requiring the same. Each building will be provided with a
system as required, located in the equipment room. The maximum
temperature will not exceed I20°F. High hot water temperature alarms with
r automatic shut-off will be provided for all patient use systems.
F. Storm Drainage System: A roof drainage system will be extended from roof
drains and collected below first floor and extended 5 feet outside by gravity
to onsite storm drain. An overdrainage system will be extended from
overflow roof drains to exterior of building and spilled to grade.
G. Medical Air System: The original medical air compressor assembly should
be replace with a new quieter and more efficient system. New duplex air
MEHA 20020.01 7
May 26,2000
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Redlands Community Hospital,Redlands,California
MEP Systems Evaluation
dryers providina breathable
b quality air will be required. A set of carbon
monoxide and dewpoint monitoring system on each compressor assembly
will be required.
IS
A medical air system consisting of triplex medical air compressor assembly,
duplex breathable quality air dryers and carbon monoxide and dewpoint
monitors complying with current codes and having low noise levels will be
provided in the Central Plant building. The medical air piping will be
extended to each new building and connected to all patient and patient use
equipment requiring the same. An alarm system as required will be
provided.
H. Medical Vacuum System: It is recommended that the medical vacuum
system be replaced with a new, quieter, code complying system that can
provide relatively maintenance free service for the next 20 to 30ears. The
existing original system has outlived its useful life. 30y
ears.
medical vacuum system consisting of triplex medical vacuum pump
assembly, complying with current codes will be provided in the Central
- Plant area and extended to each building and connected to each patient use
outlet and equipment requiring the same. Alarm systems as required will be
provided.
I. Laboratory Air System: A duplex laboratory air compressor will be
provided in the Central Plant and piping extended to the laboratory area of
the new building. The laboratory air will be extended to all laboratory
outlets and equipment requiring the same. Alarms as required will be
provided.
NO
J. Laboratory Vacuum System: A duplex Iaboratory vacuum pump system
will be provided in the Central plant and piping extended to all laboratory
outlets and equipment requiring the same. Alarms as required will be
provided.
K. Oxygen System: Oxygen piping will be extended from existing bulk
i oxygen system to each building and extended to outlets and equipment
requiring the same. Alarms as required will be provided. Emergency inlet
will be provided at each new building.
r L. Fuel Gas: The seismic shut-off valves should be added to the existing gas
meters in order to comply with the current codes.
0
�i MEHA 20020.01
jlr Mav 26, 2000 8
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Redlands Community Hospital,Redlands,California
MEP Systems Evaluation
A new gas meter will be provided at each new building and low pressure
piping extended to each gas-consuming equipment. A seismic gas shut-off
valve will be provided at each new gas meter.
Based on actual load and the Gas Company requirements, a central gas
meter may be located at the Central Plant and medium pressure (5#)piping
will be extended to each new building. The gas pressure will be regulated
down to low pressure at each building and piping extended to each outlet
and equipment using gas.
M. Medical Gas Systems: The existing medical gas piping system should be
seismically braced to comply with SB 1953.
N. Fuel Oil System: Recently installed underground fuel oil system appears
adequate for current renovations and does not appear to require any further
improvements.
O. New Operating Area: All existing piping currently is at 9'-6"± elevation
above the ceiling. Along with existing ducts, the piping will be required to
be removed and replaced above new ceiling height requirements of 10'-0".
i P. Fire Sprinkler System: Performance specifications will be included to
provide hydraulically designed and installed automatic fire sprinkler system
and stand-pipe system as required. An electric driven fire pump as required
will be located in the Central Plant. The fire main will be extended from 5'
outside the building,from the on-site fire main through the fire pump and
extended to each building. The fire sprinkler system design and densities
will conform to NFPA 13, OSBPD Fire Marshal and local Fire Marshal
requirements.
k
A
MEHA 20020.01 9
Mav 26,2000
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pe
Conditional Use Permit
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Acoustics
E
Lee Burkhart Liu
July 2000
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MECHANICAL, ELECTRICAL
AND PLUMBING SYSTEMS
EVALUATION REPORT
for
REDLANDS COMMUNITY HOSPITAL
t
REDLANDS, CALIFORNIA
Prepared for
LEE BURKHART LIU, INC.
2890 Colorado Avenue
Santa Monica, CA 90404
Prepared by
M*E ENGINEERS/HAYAKAWA ASSOCIATES
Consulting Engineers
1180 South Beverly Drive, 7`s Floor
Los Angeles, CA 90035
May 26, 2000
RIP
Conditional Use Permit
Buildin Ltility Svstems Overview
The Redlands Community Hospital central plant provides and/ or routes utility services to the hospital. Redlands
I* Community Hospital is presently renovating and expanding the existing central plant. Once construction is
complete,the central plant will have the capacity to serve future building expansions through Phase II as identified
on the Master Plan.Phase III of the Master Plan will require additional central plant capacity to accommodate future
utility demands. The future central plant addition in support of Phase III is included in the Facilities Master Plan as
an additional building located at the west end of the existing main hospital building.
The following report summarizes the consulting engineer's findings with regard to central plant/utility capacities in
comparison to anticipated Phase II and Phase III utility demands.
io
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air
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so Lee Burkhart Liu
July 2000
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y°.. Conditional Use Permit
■l
Building Utility Systems
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ALee Burkhart Liu
July 2000
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F 06J1412440 25:45 Filename, FPPM.RPT page 3 06/14/2000 15,45 Filename, FPPM.RPT Page 4 `
FPPM.CMD Wed Jun 14, 2000 15:45,46 Page 3-1
°• --------------------------------------------------------------------
�� REDLANDS COMMUNITY HOSPITAL S
6 PM 2020 PROJECT CONDITIONS
----------------------------------------- --------------------------------------
Level of Service Computation Report
t' 1994 IICM Unsignalized Method (Future Volume Alternative) 1INZ
**••******••fit•*tR*R••fR►*••f****4.4••i*••t*•i*t*{*****•**•*****•*****••******* ~
Intersection 42 Terracina Boulevard/Cirle
******DriveDrive l
v`'` "� ****•***f►fR*lit**••*•ft••****•*•!•• *tff**k***•*►•••**•••*R•*fft•*** y �
\ ;
y Average Delay (sac/veh)r 5.4 Worst Case Leval Of Servicer D M�
******••*•*•**Mit•**!**************#*f••k**••••t•**t**#4*4•f***••*•}*****f***•*f �'�
Approach: North Bound South Bound East Bound West Bound
Movement:--- L T R L T R L T R L - T - R
------ -
- - ---- ----- -------- - --- - -----
I----- -- - ---II- II- II- - - - I 1
1 Controlt Uncontrolled Uncontrolled Stop Sign Stop Sign
} Rights, Include Include Include Include
IN'
Lanes, 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 0 0 0
-----------
I--------------- -------- ------II--------------- ---------------
RI
Volume Module,
Base Vol, 5 268 2 3 431 18 87 0 38 0 0 0
11110 1,11
tiY�9tg Growth Adj, 1.00 1.29 1.29 1.29 1.29 1.00 1.00 1.00 1.00 1.29 1.29 1.29
jam , Initial Bee, 5 346 3 4 557 i8 87 0 38
Added Vol, 15 0 0 0 0 35 67 0 29 0 0 0
r Asa`
11 PasserByVol, 0 0 0 0 0 0 0 0 0 00 0 f
Initial Fut: 20 346 3 9 557 53 154 0 67 0 0 0
amu. User Adj, 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Aajr 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
e
u
PHF volume, 20 346 3 4 557 53 154 0 67 0 0 0
h
Reduct Volt 0 0 0 0 p 0 0 0 0 0 0 0
Final Vol.r 20 346 3 4 557 53 154 0 67 0 0 0
r " Adjusted Volume Modulee
}�Z flrada, 0t 0% Ot 0}
�f t Cycle/Care, xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
sty3 t Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
'V
PCE Adj, 1.10 1.08 1.00 1.10 1.00 1.00 1.10 1.10 1.10 1.10 1.10 1.10
>s
? GyoljCar PCE, xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx ,
�# TrckfC9tb PCErxxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
r
Adj Vol. 22 346 3 4 557 53 169 0 74 0 0 Oka:
Critical gap Modulee �Wr
P MoveUp Timer 2.1 xxxx xxxxx 2.1 xxxx xxxxx 3.4 xxxx 2.6 xxxxx xxxx xxxxx ��
t t Critical Opt 5.5 xxxx xxxxx 5.5 xxxx xxxxx 7.0 xxxx 5.5 xxxxx xxxx xxxxx 11511
r.. ------------I---------------II---------------II---------------II---------------I
Capacity Module:
Cnflict Volt 610 xxxx xxxxx 349 xxxx xxxxx 953 xxxx 305 xxxx xxxx xxxxx
Potent Cap.: 807 xxxx xxxxx 1114 xxxx xxxxx 260 xxxx 970 xxxx xxxx xxxxx
Adj Cap: 1.00 xxxx xxxxx 1.00 xxxx xxxxx 0.96 xxxx 1.00 xxxx xxxx xxxxx
Move Cap.r 807 xxxx xxxxx 1114 xxxx xxxxx 251 xxxx 970 xxxx xxxx xxxxxgg
Level of Service Module:
stopped Del: 4.6 xxxx xxxxx 3.2 xxxx xxxxx 36.4 xxxx 4.0 xxxxx xxxx xxxxx
LOS by Move: A * • A * • r * * * • • ' „
1 eS
Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT
Shared Cap,, xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 324 xxxxx xxxx xxxx xxxxx ti
kv Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 26.6 xxxxx xxxxx xxxx xxxxx
Shared LOS, r * r * * r * D • • r
110111ti 1 ApproachDel, 0.3 0.0 26.6 0.0 ?
g
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FPPM.CMD -- Wed Jun 14_ 2000 15:45:46 Page 1-1 FPFM.CMD Wed Jun 14, 2000 15:45:46 Fags 2-1
9
--------------------- -------- ---------------------------------------------------------------------------
REDLANDS COMMUNITY HOSPITAL REDLANDS COMMUNITY HOSPITAL - F
PM 2020 PROJECT CONDITIONS PM 2020 PROJECT CONDITIONSis
--------------------------------.'__..-------------------------------------------,• ___-_»-_____••__••__••_______--_-_.,.»_____.._....__..-_..__••_-»__'__- ____'___-__-___ n 4iiRI'
Trip Generation Report Level Of Service Computation Report
1994 HCM 4-Way Stop Method (Future Volume Alternative)
Forecast for
a ' Intersection #1 Terrracina Boulevard\Fern Avenue zv
Zone Rate Rate Trips Tripe Total t Of
'1 # Subaone Amount units In Out In Out Tripe Total Cycle (sec)t I Critical Vol./Cap. (X): 0.741
Loss Time (sec)t 0 (y+R 4 sec) Average Delay (sec/veh)t 11.9 ,E
------------ ----- --------------- ------ ----- ----- ----- ----- _____ optimal C clef 0 Level Of Service: C
\1� •Rk#R#*#***tRfi*4R**#k#R###4R 1f*#*R#RRRRRR4RRtR*♦###***#*#***###***#4kk#Rt*Ri#** g
I Redlands Hos 146.00 W/PROJECT PM 0.34 0.66 50 96 146 100.0 Approach: North Bound South Bound East Sound West Bound
Zone I Subtotal ............................. 50 96 146 100.0 Movements L - T - R L - T - R L - T - R L - T - R
---------------f
Control: Stop Sign Stop Sign Stop Sign Stop Sign
-------------------------------------------------------------------------------- Rights: Include Include Include include
.. 50 96 146 100.0 Lanest 0 1 0 1 0 0 1 0 1 0
TOTAL ................................................ 0 0 11 0 0 0 0 1t 0 01
(. ------------ --------------- --------------- --------------- ---------------�
,. Volume Module:
}23 � Base Vol: 15 128 9 83 349 52 S5 49 49 13 38 28 .
£ Growth Adj: 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1„29 1.29 1.29 1.29 1.29
_' initial Boa: 19 165 12 107 451 67 71 63 63 17 49 36
a IN
Added Vol: 0 11 0 5 21 3 2 0 0 0 0 3
s4 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0
Initial Fut: 19 176 12 112 472 70 73 63 63 17 49 39 '
'r1 User Adj: 1.00 1.00 1.00 1.00 1100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 .
PHF Adj: 1.00 1.00 1,00 1.00 1.00 1.00 1.00 1.00 1,00 1.00 1.00 1.00
+f;; PHF Volumet 19 176 12 112 472 70 73 63 63 17 49 39
gpg ` Reduct Vol; 0 0 0 0 0 0 0 0 0 0 0 0
0�i3 Reduced Vol: 19 176 12 112 472 70 73 63 63 17 49 39
( pt 011
PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
m MLF Adj: 1.00 1.00 1.00 1,00 1.00 1.00 1.00 1,00 1.00 1100 1.00 1.00
� X
Final V01.1 19 176 12 112 472 70 73 63 63 17 49 39
Saturation Flow Modulet ) �5
Sat/Lanes 377 377 377 441 441 441 343 343 343 244 244 244
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Lanes: 0.18 1.70 0.12 0.34 1.4S 0.21 0.37 0.32 0.31 0.16 0.47 0.37 s..
Final Sat.t 69 641 44 151 637 94 126 109 109 40 114 91
e�.. ------------
--------------- " --------------- ---- ---Capacity Analysis Module: k
Vol/Sat= 0.27 0.27 0.27 0.74 0.74 0.74 0.58 0.58 0.58 0.43 0,43 0.43 �,���
Crit Moves: #iRr #*## i*#♦ *i*# �, ;
a'
ApproachV/S: 0.27 0.7.4 0.58 0.43v
------------I---------------I(---------------II---------------1►---------------I
Level Of Service Modulet
Delay/Veht 2.8 2.8 2.8 16.7 16.7 16.7 9.1 9.1 9.1 5.1 5.1 5.1 l`
Delay Adjt 1.00 1.00 1.00 1,00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 '.6
y AdjDel/Veh: 2.8 2.0 2.8 16.7 16.7 16.7 9.1 9.1 9.1 5.1 5.1 5.1
nnR LOS by Move. A A A C C C B B D D B B
. \
w ApproachDelt 2.8 i6.7 9.1 S.1
' IF
LOS by Appr: A C B
U
2raEEix 7.0.1208 (c) 1997 Dowling Assoc. Licensed Co Mayer, Mohaddes, LA, CA TraEEix 7-0.1208 (e) 1997 Dowling Aeaoc. Licensed to Mayer, Mohadd®e, LA, CA
' 0'
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FPAM.CMD Wed Jun 14, 2000 15:49:55 Page 3-1
REDLANDS COMMUNITY HOSPITAL
AM 2020 PROJECT CONDITIONS
-------------------------------------------------------------------------------
Level Of Service Computation Report
1994 HCM Unsignalized Method (Future Volume Alternative)
•ffa♦"♦fffa•f."tf"af.RRt11"RRtf Rfttff.Raf.R"R""fff"fAfft"""a#f"af i""R""•#4#t"a""
Intersection p2 Terracina Boulevard/Carle Drive
a♦t•""ffffff"RFAtRR"♦RtfflfRRRRaRff#fttttttttRR,1tt11t1ffilf}•#RfffRfaat•Ia"ftf•R
Average Delay (eec/veh) : 1.3 Worst Caee Level Of Service: D
"f Rf RfaRR}ttilfftfl"f#f•f#♦}}f of Rf if Rf Rf 4fff}Raf Raga}1"RaR"1"f1411f##R"•}f#aR""af
Approach: North Bound South Bound East Bound West Bound
Movement: L - T - R L - T - R L - T - R L - T - R
------------ --------------- --------------- ---------------
------------- ---------------�
Control: Uncontrolled Uncontrolled Stop Sign Stop Sign
Rights: Include Include Include Include
Lanes: 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 0 0 0
------------ --------------- --------------- --------------- ---------------�
VolumeModule:
Base Vol: 43 609 0 1 172 66 20 0 7 0 0 0
Growth Adj 1.00 1.29 1.29 1.29 1.29 1.00 1.00 1.00 1.00 1.29 1.29 1.29
InitialBee: 43 787 0 1 222 66 20 0 7 0 0 0
Added Vol: 24 0 0 0 0 68 27 0 9 0 0 0
PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0
Initial Fut: 67 787 0 1 222 134 47 0 16 0 0 0
User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHF Ad J1 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
PHFVolume67 787 0 1 222 134 47 0 16 0 0 0
Red uct Vol,: 0 0 0 0 0 0 0 0 0 0 0 0
Final Vol.: 67 717 0 1 222 134 47 0 16 0 0 0
Adjuated Volume Module:
Grade: 01 0i 04 0%
V Cycle/Care: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
% Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
PCE Adj: 1.10 1.00 1.00 1.10 1.00 1.00 1.10 1.10 1.10 1.10 1.10 1.10
Cycl/Car PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
Trck/Cmb PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
Adj Vol.: 74 787 0 1 222 134 52 0 18 0 0 0
Critical Gap Module:
MoveUp Time: 2.1 xxxx xxxxx 2.1 xxxx xxxxx 3.4 xxxx 2.6 xxxxx xxxx xxxxx
Critical Gp: 5.5 xxxx xxxxx 5.5 xxxx xxxxx 7.0 xxxx 5.5 xxxxx xxxx xxxxx
------------I--------------- --------------- --------------- ---------------I
Capacity Modulei
Cnflict Vol: 356 xxxx xxxxx 787 xxxx xxxxx 1144 xxxx 178 xxxx xxxx xxxxx
Potent Cap. : 1104 xxxx xxxxx 648 xxxx xxxxx 196 xxxx 1125 xxxx xxxx xxxxx
Adj Cap: 1.00 xxxx xxxxx 1.00 xxxx xxxxx 0.91 xxxx 1.00 xxxx xxxx xxxxx
Move Cap. : 1104 xxxx xxxxx 641 xxxx xxxxx 179 xxxx 1125 xxxx xxxx xxxxx
------------I---------------II ------------ ---------------II---------------I
Level Of Service Module:
Stopped Del: 3.5 xxxx xxxxx 5.6 xxxx xxxxx 27.3 xxxx 3.2 xxxxx xxxx xxxxx
LOS by Movet A • * B " • • • • • '
Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT
Shared Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 227 xxxxx xxxx xxxx xxxxx
Shrd StpDel xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 21.2 xxxxx xxxxx xxxx xxxxx
Shared 1,08: • • • • • • • D
ApproachDel: 0.3 0.0 21.2 0.0
Traffix 7.0.1201 (c) 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA
t n
A-4-1 4-4-4- A-A- 6-64 6 6-
06/14/2000 15s49 Filenames FPAM.RPT Page 1 06/14/2000 15,49 Filename; FPAM.RPT Page 2
FPAM.CMD Wed Jun 14,_2000 15s49sSS Page 1-1 I FPAM.CMD Wed Jun 14, 2000 15:49:55 Page 2-1
Y�
--------------------------------------
4
REDLANDS COMMUNITY HOSPITAL REDLANDS COMMUNITY HOSPITAL
AM 2020 PROJECT CONDITIONS --AM 2020 PROJECT CONDITIONS
------------------------------------------------------------------------------- ------------------------ --------------------------------------------------
Trip Generation Report Level Of Service Computation Report 'i;
1994 HCM 4-Way Stop Method (Future Volume Alternative) +�
Forecast for Rik+y♦yyyyy+}y#yyyyy}y}y+tytyyk*+yy+y+yky+liyyRrrkk#+kryy4ktyyy+kyyk+k+k+kr++t++ � ,
i Intersection #1 Terrracina Boulevard\Fern Avenue
Zone Rate Rate Trips Trips Total 1 Of *+++**+++yw+++yyy++yyy+y+•y+y+yr++ytyy+r++ra++ryyry+rr+ryaytryy++y++y+yry+yf++r+ yell
' 8 Subzone Amount Units In Out In Out Trips Total Cycle (sec); 1 Critical Vol./Cap. (X)t 0.888
yob Loos Time (sec): 0 (YrR 4 sec) Average Delay (sec/veh)s 21.3
---- ------------ ------- -------------- ------ ------ ----- ----- ----- ----- Optimal Cycler 0 Level Of Services D
�' •yyy•+•+y++t+++++y+yyy,ta+rr+,syx++ty:yyt+yrys+yt*yyyrat,r++►rrr+yy+►yytryyrarrt+tr �5'`
VIM 1 Redlands Has 128.00 W/PROJECT AM 0.72 0.28 92 36 128 100.0 Approach: North Bound South Bound East Bound West Bound
Zane 1 Subtotal 42 36 128 100.0Movement: L - T - R L - T - R L - T - R L - T - R l
dei
-------------I ---------------
1}L ------------ ---------------I -----------
-
---
Cantrolt Stop Sign
Stop sign Stop Sign Stop Sign
�L "- - --- - '- '--- ---------------------- - --------------------------------
Rights: Include include Include Include;
�
TOTAL
.................................................. 92 36 128 100.0 Lanese 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 11 0 0,
----------- ---------- ----------- ----- --------------
t
l a Volume Module,
' Base Volt 65 499 13 37 95 30 8o 57 29 3 51 83 �
Growth Adj, 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29
Initial Bse: 84 645 17 48 123 39 103 74 37 4 66 107
` aZ Added Vol: 0 14 0 2 5 2 5 0 0 0 0 6z,
PasserByVols 0 0 0 0 0 0 0 0 0 0 0 0 � r
k_7 Initial Fut: 84 659 17 50 128 41 108 74 37 4 66 113 '
ark User Adjt 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 ��r3
\ '31
PHF Adj: 1.00 1.00 1,00 1.00 1.00 1.00 1.00 1.00 1.100 1.00 1.00 1.00
s, PHF Volume, 84 659 17 50 128 41 108 74 37 4 66 113 S
Reduct Vol, 0 0 0 0 0 0 0 0 0 0 0 0
Reduced Volt 84 659 17 50 128 41 108 74 37 4 66 113
' i PCE Adjs 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1100 1.00 1.00
MLF Adjt 1.00 1.00 1.00 1.00 1.00 1.00 1,00 1.00 1.00 1.00 1.00 1.00
# Final Vol.: 84 659 17 50 128 41 108 74 37 4 66 113
Y -__--------_ ------------- -----'
Saturation Flow Modulet �
Sat/Lanes 429 429 429 372 372 372 447 447 447 206 206 206511
s
,Y Adjustments 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 11���;t
Lanest 0.22 1.74 0.04 0.46 1.17 0.37 0.49 0.34 0.17 0.02 0.36 0.62x .
Final Sat.t 95 744 19 170 435 139 220 151 76 5 74 127
------- ---------
r
Capacity Analysis Module,
Vol/Sat: 0.89 0.89 0.89 0.29 0.29 0.29 0.49 0.49 0.49 0.89 0.89 0.89 } �y
Crit MOvest
ApproachV/S: 0.89 0.29 0.49 0.89 f �
____ _____________ �vm
Level Of Service Module,
v
Delay/Veh: 29.0 24.0 29.0 3.1 3.1 3.1 6.4 6.4 6.4 24.2 29.2 29.2 �
Delay Adjt 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1
AdjDel/Veht 29.0 29,0 29.0 3.1 3.1 3.1 6.4 6.4 6.4 29.2 29.2 29.2 i
wv LOS by Moves D D D R RA B 9 B p p D �
113,�ti Approachnelt 29.0 3.1 6,4 29,2
tiJ LOS by Appr s D A g D
tA``t,, r+r++++y++r:++arra+rr++r•+r+.+,arra++++yrsryrrrryyr+y<+,arra+a yy a+y++yyyyry+ry `
i Traffix 7.0.1208 Ic/ 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA Traffix 7.0.1208 (c) 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA
,.Yn.
r
v4"k
A�
0611412000 12144 Filename: FNPPM.RPT Page 1 06/1412000 12t44 Filenames FNPPM.RPT Pace 2
��'...- FNPPM.C.MD Wed Jun 24, 2000 I2:44s49 Page 1-3 FNPPM.CM[} Wed Jun 14, 2000 12:44:49 Page 2--3
? _„_-.._---__._--.._-..__..._-..__....._-..__..-_..__..__..__---------_.._____- __..__.___--_ _____________ __
t
REDLANDS COMMUNITY HOSPITAL REDLANDS COMMUNITY HOSPITAL
PM 2020 NO PROJECT CONDITIONS PM 2020 NO PROJECT CONDITIONSa
° ------`------------------------------------------------------------------------ --------------------^ --------------------------------------'------------- «�
Level Of Service Computation Report Level Of Service Computation Report
F,ck
1994 HCM 4-Way Stop Method (Future Volume Alternative) 1994 HCM Unsignalixed Method (Future Volume Alternative) ,Y.
f*..*...ff#tltfitRf#f}f}t*#ftf}}tA tf}kR}R#*}t#t##}}#}#}#}#}###}}#*#*##*k##}##t#t }#tffff4#f##t!}ftf##t#f##}#tf}ft#R1f}}t}}##}#%}##}#}#t4####}}#}}}}#t.f##}#}}##}} IR �f
, intersection #1 Terrracina Boulevard\Fern Avenue Intersection 42 Terracina Boulevard/Cirle Drive
3„ q ##tiAf!*fi}#fA*}f}Aft#tAAAtRA}}}t#A#Rf}}}R*#t}#f#*1fR}t#}*}ff*A**}}}#t}#i##}fi}} ##t}#f##}f#ft}tt•#A}*}t#ftAf}}#!R}f#}#1R}}##}#}}t}}}#*#ttittt#}#}}*}##}##*f}#}#} 74ti 2�\k;.
Cycle {eecj: 1 Critical Vol./Cap. (R)t 0.715 Average Delay (sec/veh)s 1.9 Worst Case Level Of Services C �h
#}ff*}#*A}#}}fR*if#A}fA}}}#*i##f#*t}*tiAft#ft#fi#}##}}1f♦###}}}#}#itti#ltt tf}fit \�
Loss Time (sec)i 0 (Y*R 4 sec) Average Delay (ees/veh) t 10.9
Optimal Cycles 0 Level Of Services C Approscht North Bound South Bound East Bound West Bound
Uti ltq., .#f#t#tfft#}ifff♦}t#t#f#}t}}AA}}#}t#1tf#A}}#f}####fAA•A#tfAfff*#ttf t#ff}}}#}###} Movements L - T - R L - T - R L - T - R L - T - R '`,
Approach, North Bound South Sound East Bound West Bound ------------
a Movements L - T - R L - T - R L - T - R L - T - R Controls Uncontrolled Uncontrolled Stop Sign Stop Sign .
c ( -.---------- ------------- ---- Ri hist Include Include include Include
zt� � Controls Stop Sign Stop Sign Stop Sign Stop Sign Laness 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 0 0 0 � y
� z Rights Include Include Include Include -----------_f -------------i ---------------
Q Lanest 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 if 0 0 Volume Module:
_______-------- '---------------II---------------II---------------I Base Vols 5 268 2 3 431 18 87 0 38 0 0 0
Volume Modules Growth Adj: 1.00 1.29 1.29 1.29 1.29 1.00 1.00 1.00 1.00 1.29 1.29 1.29
,$ Base Vols 15 128 9 83 349 52 55 49 49 13 38 28 Initial Bees 5 346 3 4 557 18 87 0 38 0 0 0 h
}Y§ Growth Adjs 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 Added Volt 0 0 0 0 0 0 0 D 0 0 0 0
Initial Bees 19 165 12 107 451 67 71 63 63 17 49 36 PaaserByVolt 0 0 0 0 0 0 0 0 0 0 0 0 `a
py N Added Vols 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 5 346 3 4 557 18 87 0 38 0 0 0
PaaserByVolt 0 0 Q 0 0 0 0 O 0 0 O 0 User Adj: 1.00 2.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
t , k Initial Futs 19 165 12 107 451 67 71 63 63 17 49 36 PHF Adjs 1.00 1.00 1.00 1.00 1,00 1.00 1100 1.00 1.00 1.00 1.00 1.00
a User Adj, 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1,00 1.00 1.00 1.00 1.00 PHF Volumes 5 346 3 4 557 18 87 0 30 0 0 0
PHF Adj: 1.00 1.00 1.00 1,00 1.00 1.00 1.DO 1.00 1.00 1,00 1.00 1.00 Reduct Vol: 0 0 00 0 0 p 0 p 0 0 0
{ PHF Volume: 19 165 12 107 451 67 71 63 63 17 49 36 Final Vol.s 5 346 3 4 557 18 87 0 38 0 0 0
. ` Reduct Volt 0 0 0 0 0 0 O 0 O 0 0 0 Adjusted Volume Modules
Reduced Volt 19 165 12 107 451 67 71 63 63 17 49 36 Grades Ot Ot Ot 0%
sum s PCE Adjs 1.00 1.00 1.00 1,00 1100 1.00 1.00 1.00 1.00 1.00 1,00 1.00 ! Cycle/Care: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
MLF Adj: 1,00 1.00 1.00 1.00 1.00 1.00 1.OD 1.00 1.00 1.00 1.00 1.00 t Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx fir(
Final Vol.i 19 165 12 107 451 67 71 63 63 17 49 36 PCE Adjs 1.10 1.00 1.00 1.10 1.00 1,00 1.10 1.10 1.10 1,10 1.1.4 1.10
----------- ---- ----
-"--`-'-`���" "__"------�(--------------��---- ��----- -- CyclJCar PCEt xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx �
Saturation Flow Modules #
Trck/Cmb PCEi xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
Sat/Lanes 374 374 374 437 437 437 344 344 344 253 253 253 Adj Vol s 6 346 3 4 557 18 96 0 42 0 0 0
Adjustments 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Critical Gap Modules
Lanest 0.19 1.69 0.12 0.34 1.45 0.21 0.36 0.32 0.32 0.17 0,48 0.35 MoveUp Times 2.1 xxxx xxxxx 2.1 xxxx xxxxx 3.4 xxxx 2.6 xxxxx xxxx xxxxx '
att,� f7
Final Sat., 73 630 46 150 631 94 124 110 110 42 122 89 Critical Opt 5.5 xxxx xxxxx 5.5 xxxx xxxxx 7.0 xxxx 5.5 xxxxx xxxx xxxxx
t
Capacity Analysis Modules Capacity Modules ;
Vol/Batt 0.26 0.26 0.26 0.72 0.72 0.72 0.57 0.57 0.57 0.40 0.40 0.40 Cnflict Vol: 575 xxxx xxxxx 349 xxxx xxxxx 921 xxxx 287 xxxx xxxx xxxxx
Crit Moves: }#}* f##A #fff ##}} Potent Cap t 842 xxxx xxxxx 1114 xxxx xxxxx 273 xxxx 990 xxxx xxxx xxxxx st"
ApproachV/St 0.26 0.72 0.57 0.40 Adj Cap: 1.00 xxxx xxxxx 1.00 xxxx xxxxx 0.99 xxxx 1.00 xxxx xxxx xxxxx °
° Move Ca 842 xxxx xxxxx 1114 xxxx xxxxx 270 xxxx 990 xxxx xxxx xxxxxe�
Level Of Service Modulet ------------ --------------- --------------- ------_--_
�y Delay/Veh! 2.7 2.7 2.7 15.1 15.1 15.1 8,8 8.8 8.8 4.6 4,6 4,6 Level Of Service Modules
Delay Adjs 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Stopped Deli 4.3 xxxx xxxxx 3.2 xxxx xxxxx 19.7 xxxx 3.8 xxxxx xxxx xxxxx
Ad
jDel/Vehs 2.7 2,7 217 15.1 15.1 15.1 8.8 8.8 8.8 4.6 4.6 4.6 LOS by Moves A } # A } t } # # • r f a.
taL LOS by Moves A A A C C C B B B A A A Movements LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - GTR - RT
ApproadiDel: 2.7 15.1 9.9 4,6 Shared Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 346 xxxxx xxxx xxxx xxxxx
.,
LOS by Apprt A C B A Shrd StpDelexxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 14.8 xxxxx xxxxx xxxx xxxxx ,
i .........f#.....rf#f}##}#######.r.####tar###trxtf###*tt#}}####}}##f•}##}.t.#...f Shared LOS: # # ♦ # # # # C
ApproachDel, 0,1 0.0 14.8 0.0
Traffix 7,0.1208 (c) 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA Traffix 7.0.1208 (c) 1997 Dowling Assoc. Licensed to Meyer, Mohaddeti„ LA, CA
06/14/2000 12;44 Filenames FHPAM.RPT Page 1 06/14/2000 12:44 Filename, FNPAM.RPT page 2
FNPAM.CMD Wed Jun 14, 2000 12,44:39 page 1-1 FNPAM.CMD Wed Jun 14, 2000 12144,39 Page 2-1
-------- --------------------------------------------------------------
-------------------------------------------------- -------------------------------------------------------------------------------
REDLANDS COMMUNITY HOSPITAL REDLANDS COMMUNITY HOSPITAL
AM 2020 NO PROJECT CONDITIONS AM 2020 NO PROJECT CONDITIONS
Level Of Service Computation Report Level Of Service Computation Report
1994 NCM 4-Hey Stop Method (Future Volume Alternative) 1994 NCM Unsignalized Method (Future Volume Alternative)
............fAffAffRRR.......f•..f•f••♦ffffAf•ffiAf lffR•f/....1...R...ff•f 1..ff► x+f•♦+fRff+x.ff••A•Rff1..•4•AfffifAAffR}}R•fAfif•A•f.f if Afi•••f iffflffifffR....*
Intersection 11 Terrracina Boulavard\Fern Avenue Intersection 42 Terracina Boulevard/Cirle Drive
11.fxf+ft.fl.f+AfiRAA Aff•ff}•fff••f}tilt•♦AR}f•fR•f1Rf lffR}ffR•fRR1RRRf if Rf••f♦+ •1Rtffi.•f••tfi}fif•f+Rff•f of RRRRf•••f•A•A♦}!1}•ff•f•RA•R•+iflt+•tR.f•fff•}Rif•R
Cycle (sec) [ 1 Critical Vol./Cap. (X), 0.867 Average Delay (sec/veh) r 0.5 Worst Case Level Of Servicet C
Loss Time (sec) : 0 (Y+R - 4 sec) Average Delay (sec/veh)s 19.7 1ff Hff♦#R#fiRR.f}Aff#AffRf#Rf ARff#fff#fffff#Rffffflffffffiff/ff#ff lfflffffflff}
optimal Cycle[ 0 Level Of Servicet C Approach, North Bound South Bound East Bound West Bound
.........f•...1..•f1RR..lf#•f lfli ff.f l..}R..f•AAA}•Riff•►lf fif•f•ff•fl•f if}♦•.}f Movements L - T - R L - T - R L - T - R L - T - R
Approach[ North Bound South Bound East Bound West Bound ------------I---------------II---------------II--------------II---------------I
Movement: L - T - R L - T - R L - T - R L - T - R Control: Uncontrolled Uncontrolled Stop Sign Stop Sign
------------I---------------II---------------II--------------- ---------------I Rightst Include Include Include Include
Control: Stop Sign Stop Sign Stop Sign Stop Sign Lanes[ 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 0 0 0
Righter Include Include Include Include ------------I---------------II---------------II---------------II---------------I
Lanes[ 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 11 0 0 Volume Modular
------------I---------------II---------------II---------------II---------------I Base Volt 43 609 0 1 172 66 20 0 7 0 0 0
Volume Modular Growth Adj: 1.00 1,29 1.29 1.29 1.29 1.00 1.00 1.00 1.00 1.29 1.29 1.29
Base Vols 65 499 13 37 95 30 80 57 29 3 51 83 Initial Bee, 43 787 0 1 222 66 20 0 7 0 0 0
Growth Adj, 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 1.29 Added Vol: 0 0 0 0 0 0 0 0 0 0 0 0
Initial Beet 84 645 17 48 123 39 103 74 37 4 66 107 PasserByVol: 0 0 0 0 0 0 0 0 0 0 0 0
Added Volt 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut, 43 787 0 1 222 66 20 0 7 0 0 0
PasserByvol: 0 0 0 0 0 0 0 0 0 0 0 0 User Adjt 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Fut, 84 645 17 48 123 39 103 74 37 4 66 107 PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
User Adj, 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volume, 43 707 0 1 222 66 20 0 7 0 0 0
PHF Adjt 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Reduct Volt 0 0 0 0 0 0 0 0 0 0 0 0
PHF Volume: 84 645 17 48 123 39 103 74 37 4 66 107 Final Vol., 43 787 0 1 222 66 20 0 1 0 0 0
Reduct Volt 0 0 0 0 0 0 0 0 0 0 0 0 Adjusted Volume Modular
Reduced Vol, 84 645 17 48 123 39 103 74 37 4 66 107 Grade, Ot Ot Ot Ot
PCE Adj, 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1 Cycle/Caret xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
MLF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 t Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
Final Vol. , 84 645 17 48 123 39 103 74 37 4 66 107 PCE Adj, 1.10 1.00 1.00 1.10 1.00 1.00 1.10 1.10 1.10 1.10 1.10 1.10
------------I---------------II---------------II--------------- ---------------I Cycl/Car PCEr xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
Saturation Flow Module, Trck/Cmb PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
Sat/Lanes 430 430 430 371 371 371 442 442 442 209 209 209 Adj Vol.t 47 787 0 1 222 66 22 0 8 0 0 0
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Critical Gap Modular
Lanes: 0.22 1.73 0.05 0.46 1.17 0.37 0.48 0.35 0.17 0.02 0.37 0.61 MoveUp Time: 2.1 xxxx xxxxx 2.1 xxxx xxxxx 3.4 xxxx 2.6 xxxxx xxxx xxxxx
Final Sat. : 97 744 20 170 435 138 213 153 76 5 78 126 Critical Gp: 5.5 xxxx xxxxx 5.5 xxxx xxxxx 7.0 xxxx 5.5 xxxxx xxxx xxxxx
------------I---------------II---------------II---------------II---------------I ------------I---------------II---------------II---------------II---------------i
Capacity Analysis Modules Capacity Modules
Vol/Sat, 0,87 0.87 0.87 0.28 0.28 0.28 0.48 0.48 0.48 0.85 0.85 0.85 Cnflict Vol, 288 xxxx xxxxx 787 xxxx xxxxx 1086 xxxx 144 xxxx xxxx xxxxx
Crit Moves: •••• A••A •••• •••• potent Cap. , 1200 xxxx xxxxx 648 xxxx xxxxx 214 xxxx 1170 xxxx xxxx xxxxx
ApproachV/S: 0.87 0.28 0.480.85 Adj Cap: 1.00 xxxx xxxxx 1.00 xxxx xxxxx 0.95 xxxx 1.00 xxxx xxxx xxxxx
------------I---------------II---------------11---------------II-------'-------I Move Cap., 1200 xxxx xxxxx 648 xxxx xxxxx 202 xxxx 1170 xxxx xxxx xxxxx
Level Of Service Module: ------------I---------------II---------------II---------------II---------------I
Delay/Veh, 27.0 27.0 27.0 2.9 2.9 2.9 6.3 6.3 6.3 25.0 25.0 25.0 Level Of Service Modulet
Delay Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Stopped Del, 3.1 xxxx xxxxx 5.6 xxxx xxxxx 19.7 xxxx 3.1 xxxxx xxxx xxxxx
AdjDel/Veh: 27.0 27.0 27.0 2.9 2.9 2.9 6.3 6.3 6.3 25.0 25.0 25.0 LOS by Mover A • • B • * • • A
LOS by Mover D D D A A A B B B D D D Movement, LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT
ApproachDelr 27.0 2.9 6.3 25.0 Shared Cap. . xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 258 xxxxx xxxx xxxx xxxxx
LOS by Appri D A B D Shrd StpDal:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 15.4 xxxxx xxxxx xxxx xxxxx
1f.f1}ffA•.f•Rf••fir}1RllA.•}•}ff•1t♦lf•lfilfiff}f•#f♦}iR•4ftf•fA♦♦ff•ifRtf.l.t•• Shared LOSt • • It • • • + C • f
ApproachDelr 0.2 0.0 15.4 0.0
Traffix 7.0.1208 (c) 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA Traffix 7.0.1208 (c) 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA
MERV
s�m. 06/13/2000 16s13 Filenames EXPM.RPT Page 1 06113/2000 16,13 Filename: EXPM.RPT Page 2
EXPM.CMD Tue Jun 13, 2000 16tl3128 Page 1-1 EXPM,CMD Tue Jun 13, 2000 I6sI3:28 Page 2-1
-------- ------------------------- - - - -- --- - - - --
----------------------------------------------------------------------- ------- REDLANDS COMMUNITY HOSPITAL
REDLANDS COMMUNITY HOSPITAL
PM EXISTING CONDITIONS P14EXISTINGCONDITIONS l
---- ---------------------------' ------------------------------------------------ � \
- -- - - --------'Level-Of Service Computation Report --^ - -- -_ - gReport '
-- Level Of Service Computation
1994 RCM 4-Way Stop Method (Base Volume Alternative) 1994 HCM Unsignalized Method (Base Volume Alternative) l
\ •;;#;;;;;#;#;;##**%}}#####f##;;*;##fAR};rtf Rff;R}k#{;*4f}}f#}##R{f#;;###;#;4#;#;* # a}1
raa Intersection /1 Terrracina Boulevard\Fern Avenue Intereeatipn N2 Terracina Boulevard/Girls Drive
CYale (sec), 1 Critical Vol./Cap. (X): 0,554 Average Delay (sec/veh)o 1.6 Worst Case Level Of Services C v�2e
Loss Time (sec), 0 (Y+R 4 sea) Average Delay (sec/veh), 6.2
###}#f;f*#;4•fA}#}fi*#*;*#;##*Rt}*#{#}4}{f*f{}#}Rk;######;rt}tR#;;;#;#####;;*##*# ��
Optimal Cycle, 0 Level Of Service: B Aggraaahs North Bound South Bound East Bound West Bound
###f*R}#*#4#f kfi}#tk#f###f#f#f4kff#tk4f#ffY#f4#f#f 1f###f#f#iff####tf*###flit##kf Movements L - T - R L - T - R L - T - R L - T R wr
ll
Approach, North Bound south Hound East Bound West Hound ---------------I{--'------------II---------------I{-
NgI Movement: L - T - R L - T - R L - T - R L - T - R Control: Uncontrolled Uncontrolled Stop Sign Stop Sign
_-_-_____ - - Rightae include include Include Include
Control, Stop Sign Stop Sign Stop Sign Stop Sign Lanes+ 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 0 0 0
Rights, Include Include Include Include ------------I---------------II---------------II---------------II---------------
Lanes 1
---_-__--__--_Lanes, 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 11 0 0 Volume Modules
____ __-__-_-_ __-____ Baee Vol, S 260 2 3 931 LB 07 0 38 0 0 0
.� ------------I----' -----'�I---'--'----"--II------ II"'------ I
Volume Module: Growth Adj, 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
4ti\ Base Vol: 15 128 9 83 349 52 55 49 49 13 38 28 Initial Bee, 5 268 2 3 431 18 87 0 38 0 0 0
i?.. Growth Adjs 1.00 1.00 1.00 1,00 1,00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 User Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 �`
Initial Bass 15 128 9 83 349 52 55 49 49 13 30 28 PHF Adj: 3.00 1.00 1.00 1.00 1.00 1.00 I.00 1.00 1.00 1.00 1.00 1.00
User Adj, 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volumes 5 268 2 3 431 16 87 0 30 0 0 0 ;,:
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1,00 1100 1.00 1.00 Reduct Vol, 0 0 0 0 0 0 0 0 0 0 0 0
s ;. PHF Volume, 15 128 9 83 349 52 55 49 49 13 38 28 Final Val.s 5 268 2 3 431 18 07 0 30 0 0 0 I
Reduct Vol, a 0 Q 0 0 0 0 o a 0 0 a ------------1---------------II--- 11------ !1- I
PRS, Reduced Vols 35 128 9 03 349 52 55 49 49 13 38 20 Adjusted Volume Module, ti
fi}�,;n PCE Adjs 1.00 1.00 1.00 1.00 1.00 1.00 1100 1.00 1.00 1.00 1.00 1.00 Grades Ot 01
? MLF Adj, 1.00 1,00 1.00 1.00 1.00 1100 1.00 1.00 1.00 1.00 1.00 1,00 t Cycle/Care, xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
� Final Vol., 15 128 9 83 349 52 55 49 49 13 38 28 t Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
PCE Adj: 1110 1.00 1.00 1.10 1.00 1.00 1.10 1.10 1.10 1,10 1.10 1.10 `
a
Saturation Flow Module: Cycl/Car PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
Sat/Lane, 374 374 374 437 437 437 344 344 344 253 253 253 Trck/Cmb PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx3
Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Adj Vol.: 6 268 2 3 431 18 96 0 42 0 0 0f
-----------'
Lanes, fl.20 1.68 O.12 tl.34 1.45 0.21 0.36 0.32 0.32 Q.16 0.49 0.35 --------------- --------------- --------------- --"-----'-----Final Sat•, 74 630 44 150 630 94 124 110 Ito 42 122 90 Critical Gap Module,
" ---------- ---------
-------------- MoveU Time: 2.1 xxxx xxxxx 2.1 xxxx xxxxx 3,4 xxxx 2.6 xxxxx xxxx xxxxx
capacity Analysis Module: Critical Gps 5.5 xxxx xxxxx 5.5 xxxx xxxxx 7.0 xxxx 5.5 xxxxx xxxx xxxxx '
------------ ---- --- --- ------------
°< Vol/Sat: 0.20 0.20 0.20 0.55 0.55 0.55 0.44 0.44 0.44 0.31 0.31 0.31 I_______________II___ ________II_ __ __II_ _I ;r
Crit Moves: ;**+ ###* *;;r ;#}; Capacity Module; j„'':
ApproachV/S, 0.20 0.55 0.44 0.31 Cnflict Vol, 449 xxxx xxxxx 270 xxxx xxxxx 716 xxxx 225 xxxx xxxx xxxxx '-4
--------------- --------------- --------------- Potent Cap,i 984 xxxx xxxxx 1220 xxxx xxxxx 369 xxxx 1066 xxxx xxxx xxxxx
Level Of Service Module, Adj Caps 1.00 xxxx xxxxx 1.00 xxxx xxxxx 0.99 xxxx 1.00 xxxx xxxx xxxxx
Delay/Veh: 2.2 2.2 2.2 8.2 0.2 8.2 5,4 5.4 5.4 3.3 3.3 3.3 Move Cap., 984 xxxx xxxxx 1228 xxxx xxxxx 366 xxxx 1066 xxxx xxxx xxxxx I�u
� ----------- ---------- ---- -----
Delay Adj, 1.afl I.flo 1.afl x.afl 1.Qa 1.flfl i.flfl i.fla 1.Qfl 1.tlfl I,QQ 1.flfl -I----- II----_- -----II---------------II---�- -----I IM>
AdjDelfVeh, 2.2 2,2 2,2 6.2 8.2 8.2 5.4 5.4 5.4 3.3 3.3 3.3 Level Of Service Module:
LOS by Moves A A A B B B B B B A A A Stopped Del, 3.7 xxxx xxxxx 2.9 xxxx xxxxx 12.9 xxxx 3.5 xxxxx xxxx xxxxx
ApprcrachDel: 2.2 8.2 5.4 3.3 Los by Move: A A
LOS by Appr, A B B A Movement, LT - LTR - RT LT - LTR - RT LT - LTA - RT LT - LTR - RT
frt#f{frtf#rt{f;rt#rt#f####R#fk{Mffrtk}Rt#Rfi{f.RR#rt#of*#f;1f*f;;#;#;;rtff#;;;f;}#}f;## Shared Cap.: xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 457 xxxxx xxxx xxxx xxxxx
Ord BtpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 30.1 xxxxx xxxxx xxxx xxxxx �
v � Shared 1.09, * ; ; ; ; C # ;
a
ApproachDel, 0.1 0.0 10.1 0.0
5 )?
Rn
Tra€fix 7.0.1208 (C) 1997. Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA Traffix 7.0.1208 (c) 1997 Dowling Aesoc. Licensed to Meyer, Mohaddee, LA, CA „',
\y`s
06/13/2000_16i13 Filename, EXAM.RPT Page 1 06/13/2000 16s13 Filename+ EXAM.RPT Page 2
EXAM.CMD Tue Jun 13, 2000 16x13,21 Page 1-1 EXAM.CMD Tue Jun 13, 2000 16t13321 Page 2_1
-------------------------------------------------------------------------------- --------------------------------------- - -
REDLANDS COMMUNITY HOSPITAL REDLANDS COMMUNITY HOSPITAL
AM EXISTING CONDITIONS AM EXISTING CONDITIONS
-------------------------------------------------------------------------------- -------------------------------------------------------------
Leval Of Service Computation Report Level Of Service Computation Report
1994 HCM 4-Way Stop Method (Base Volume Alternative) 1994 HCM Unsignalixed Method (Base Volume Alternative)
+##+1R♦###aR4######A#}•}*AAM}f}A}ARf*AAtk*#*********##*#►**##AA***#f*f#*******►► *####+f#♦AAM#fA•RAAt Af*AtAf*A}RRAA}}A*•A►A*fAAlAA►+*AAA********##**#fAfA••A#***►
Intersection #i Terrrecina HoulevardlFarn Avenue Intersection A2 Terracing BaulevardlCirla Drive
•####+##+f#RRARA*fA*fA•AAfAAAAA*1A}♦}*R*A1AAfA#}A*Af*1ffRtfA*****AA**ff}R*+****+ #+#•fff#fRf«R«#f#1R*f«+A#f«♦RA#«+A*f«+##f1f*RRffA#♦f#+++f+++«*#++#•«#++«1*+++##+
Cycle (sec) s 1 Critical Vol./Cap. (X), 0.671 Average Delay (sec/veh)t 0.5 Worst Case Level Of Service:#**AAA#AC•
Lose Time (sec) , 0 (Y*R . 4 sec) Average Delay (sec/veh)t 9.7 +*A}#.fA*+•♦Af ilia*}/#AA#AR#R4AfAA}fAA}AAA#AA#*A4A*+*•►**•A}f1*###*#}AA
optimal Cycles 0 Level Of Service, B Approacht North Bound South Bound East Bound West Bound
+t#+R+AAA«R#+fx«**AAA#}}#•}AAA}A1 A}fA*fAA}A#AAA}**#**#fAAf*A*f*******}*****AA4fA Movement: L - T - R L - T R L T R L T R
_----- _ ------------- ---------_---_ ---------_ --_-....____
Approach+ North Bound South Bound East Bound W9at Bound ---I- II- 11--- --4I---
Movements L T R L T - R L - T - R L - T - R Controls Uncontrolled Uncontrolled Stop Sign Stop Sign
------------i---------------11---------------Ii---------------II---------------I Rightst Include Include Include Include
Controls Stop Sign Stop Sign Stop Sign Stop Sign Lanes, 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 0 0 0
Rights: include include Include Include ------------I---------------II---------------ii---------------II---------------i
Lanest 0 1 0 1 0 0 1 0 1 0 0 0 II 0 0 0 0 11 0 0 Volume Modules
(---------------Ii---------------II---------------II---------------i Base Volt 43 609 0 1 172 66 20 0 7 0 0 0
Volume Modules Growth Adjt 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Base Vol: 65 499 13 37 95 30 80 57 29 3 51 83 Initial Beet 43 609 0 1 172 66 20 0 7 0 0 0
Growth Adji 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 User Adjs 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
Initial Beet 65 499 13 37 95 30 80 57 29 3 52 83 FHP Adjs 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00
User Adjs 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volume: 43 609 0 1 172 66 20 0 7 0 0 0
PHF Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0
PHF Volumet 65 499 13 37 95 30 s0 57 29 3 $1 83 Final Vol t 43 609 0 1 172 66 20 0 7 0 0 0
Reduct Volt 0 0 0 0 0 0 0 0 0 0 0 0 ------------I---------------il------------"-"ii--------------ii---------------1
Reduced Volt 65 499 13 37 95 30 80 57 29 3 51 83 Adjusted Volume Modules
PCE Adjt 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Grader ori 04 O*
o*
MLF Adjt 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 t Cycle/Cars: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
Final Vol t 65 499 13 37 95 30 s0 57 29 3 51 83 Is Truck/Comb- xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
------------
--------------- -------------- PCE Adj, 1.10 1.00 1.00 1.10 1.00 1.00 1.10 1.10 1.10 1.10 1.10 1.10
Saturation Flow Module, Cycl/Car PCEt xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
Sat/Lanes 430 430 430 371 371 371 442 442 442 209 209 219 Trck/Cmb PCE- xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx
Adjustment, 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1,00 1.00 1.00 1.00 Adj Vol t 47 609 0 1 172 66 22 0 8 0 0 0
Lanest 0.23 1.73 0.04 0.46 1.17 0.37 0.49 0.34 0.17 0.02 0.37 0.61 ------------I--`--------"'"'II------------ --Ii '" -" Ii - -" i
Final Sat., 97 744 19 169 435 137 213 152 77 5 78 127 Critical Gap Modulet
------------I---------------11---------------Ii---------------il--_---_--_--__-I MoveUp Time: 2.1 xxxx xxxxx 2.1 xxxx xxxxx 3.4 xxxx 2.6 xxxxx xxxx xxxxx
Capacity Analysis Module: Critical Gpt 5.5 xxxx xxxxx 5.5 xxxx xxxxx 7.0 xxxx 5.5 xxxxx xxxx xxxxx
Vol/Sat, 0.67 0.67 0.67 0.22 0.22 0.22 0.38 0.38 0.38 0.66 0.66 0.66 ------------i-------------"-II---------------il-----------_---II--------_------I
Crit Movess :AA} #*** Capacity Module:
ApproachV/S, 0,67 0.22 0.38 0.66 Cnflict Vol: 238 xxxx xxxxx 609 xxxx xxxxx 858 xxxx 119 xxxx xxxx xxxxx
-I---------------11---------------il---------------11---------------I Potent Cap.: 1277 xxxx xxxxx 808 xxxx xxxxx 299 xxxx 1205 xxxx xxXx Xxxxx
Level Of Service Modules Adj Caps 1.00 xxxx xxxxx 1.00 xxxx xxxxx 0,95 xxxx 1.00 xxxx xxxx xxxxx
Delay/Vehs 12.8 12.8 12.8 2.3 2.3 2.3 4.2 4.2 4.2 12.1 12.1 12.1 Move Cap.: 1277 xxxx xxxxx 808 xxxx xxxxx 285 xxxx 1205 xxxx xxxx Xxxxx
Delay Adjt 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 ------------I--------------- --------------- --- ----`----ii---------------
I
AdjDel/Veh, 12.8 12.8 12.8 2.3 2.3 2.3 4.2 4.2 4.2 12.1 12.1 12.1 Level Of Service Modulet
LOS by Move, C C C A A A A A A C C C Stopped Deft 2.9 xxxx xxxxx 4.5 xxxx xxxxx 13.6 xxxx 3.0 xxxxx xxxx xxxxx
ApproachDelt 12.8 2.3 4.2 12.1 LOS by Move: A * " A " • " "
LOS by Apprs C A A C Movement, LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT
+#a#faR«ffR•««fA«♦A+:«*f*Alf#}««+fA+*Af 1ff*A}fA**«f}f«!#+#+*###++#+*+#+:xA+*++++ Shared cap.- xxxx xxxx xxxxx XXXX xxxx xxxxx xxxx 356 xxxxx xxxx xxxx XxxxX
Shrd StpDel,xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 10.8 xxxxx xxxxx xxxx xxxxx
Shared LOS- : + # # + # « C + # * +
Approachpel, 0.2 0.0 10.8 0.0
Traffix 7.0.1208 (c) 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA Tratfix 7.0.1208 (C) 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA
_.�,.. ;..�,'%'" r" frx... ..� ..ns. ...;.:..5 � f„ ✓ :-. �f � 1/>,a`-,-:.� ff, r.�r.. 7 .�..,...Fr:
nat U-.'`=r a :�-.,.: ..::�= � �.''�'r��'G,,,= '�"--r
EXHIBIT A
To Redlands Community Hospital Development Agreement
Legal Description of Property
PARCEL ONE:
350 Terracina Blvd.
Redlands, CA 92372
APN No. 0172-131-23, 25,26
PARCEL NO. 1 OF PARCEL MAP 7782, IN THE CITY OF REDLANDS, COUNTY
OF SAN BERNARDINO, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 78 OF PARCEL MAPS, PAGES 50 AND 51, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
PARCEL TWO:
Brookside Avenue
Redlands, CA 92373
APN 0172-131-24
PARCEL NO. 2 OF PARCEL MAP 7782, IN THE CITY OF REDLANDS, COUNTY
OF SAN BERNARDINO, STATE OF CALIFORNIA AS PER MAP RECORDED IN
BOOK 78 OF PARCEL MAPS, PAGES 50 AND 51, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
PARCEL THREE:
220 Terracina Blvd.
Redlands, CA 92372
APN Nos. 0172-121-05, 06
ALL OF LOT 13 AND THAT PORTION OF LOT 12 OF TERRACINA BLUFF LOTS,
IN THE CITY OF REDLANDS, COUNTY OF SAN BERNARDINO, STATE OF
CALIFORNIA, AS PER MAP RECORDED IN BOOK 9 PAGE 38 OF MAPS, IN THE
OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, DESCRIBED AS
FOLLOWS:
BEGINNING AT THE MOST NORTHERLY CORNER OF LOT 12;
THENCE SOUTHEASTERLY ALONG THE SOUTHERLY LINE OF CRESCENT
BOULEVARD 44 FEET;
EXHIBIT A-Page I EXHIBIT A-RCHDEVAGR03
THENCE AT RIGHT ANGLEOl?r 44 FEET DISTANT THEREFROM O THE
PARALLEL WITH THE MOST
WESTERLY LINE OF SAID LOT
SOUTHERLY LINE OF SAID LOT 12;
THENCE ALONG THE SOUTHWESTERLY LINE OF LOT 12 TO THE
SOUTHWESTERLY CORNER OF SAID LOT;
THENCE NORTHEASTERLY AL � �RDC
LINE BETWEEN LOTS 12
AND 13, TO THE SOUTHERLY � FESENT BOULEVARD, TO THE
POINT OF BEGINNING.
PARCEL FOUR:
204 Terracina Blvd.
Redlands, CA 92372
APN: 0172-121-04
THAT PORTION OF LOTS 1 OFF REDLANDSAND 15, �COUNTY OF SAN BERNARDINO,
RDING TO MAP OF TERRACINA
BLUFF LOTS, IN THE CITY
STATE OF CALIFORNIA, AS PER PLAT TEREF
DESCRIBED AS FOLLOWS:IN BOOK 9 OF
MAPS, PAGE 38, RECORDS OF SAID OUN
BEGINNING AT A POINT SOUTHEASTERLY FROM THE CENTER10LOT 14,
LINE OF
WHICH IS 350 FEET SOUTHWESTERLY
CRESCENT BOULEVARD;
THENCE NORTHWESTERLY
FEETRIGHT
THE NORTHWESTERLY SOUTHEASTERLY
LINE OF SAID
LINE OF SAID LOT 14,
LOT 15;
THENCE AT RIGHT SAID LOT 15,GLES 0RT380 EET TO THE CENTER LINE OF
ASTERLY ALONG SAID
NORTHWESTERLY LINE OF
CRESCENT BOULEVARD
THENCE SOUTHEASTERLY ALONG THE CENTER LINE OF CRESCENT
BOULEVARD, 160 FEET TO THE POINT OF INTERSECTION OF THE
SOUTHEASTERLY LINE OF SAID LOT 14, EXTENDED NORTHEASTERLY;
THENCE SOUTHWESTERLY ALONG
350 FEET THE POINT OBEGI2TERLY Lr INNING.OF SAID
LOT 14, AND ITS EXTENSION,
SAVING AND EXCEPTING FROM THE ABOVE DESCRIBED PROPERTY, THE
FOLLOWING PORTION THEREOF:
BEGINNING AT A POINT ON THE NORTHWESTERLY LINE OF SAID LOT 15,
WHICH IS SOUTH 3802' WEST 204.6 FEET FROM THE MOST NORTHERLY
CORNER OF SAID LOT;
EXHIBIT A—Page 2 EXHIBIT A-RCHDEVAGR03
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✓ �.;,"��.? r.. ,,,..:fi 1,z/o.,f-',o rf� .f. ., � ',�. ,-s:. �.; �a`r,�r .✓ ,.. ; - �r :l�7v ✓✓'� lh<r.Fi ✓r r /"
z�, :� ns-..� r^ .,,s ter„ .:.,, ral`",?;,,✓�r'fr../✓.r�,+' , ✓ .✓ .7i;e ^'`/�';�.,� .,, r.:.._ m-�n..;, :gin, � .r-.. '��li.,.,✓'f✓ .g71.y��
✓..v,a f_:._ ..�: �.� �A����,. �3,�J?�.G�Ss ?�+�:�'?,?s_...✓�."s�r„r�h�.,z.�,.1✓_�' ..� -_:��� ... _ ``' _ _b�l'�ir=,v%1vr-✓3�� '7. ar r /,
THENCE SOUTH 380 2' WEST 95.4 FEET ALONG NORTHWESTERLY LINE OF
SAID LOT 15;
THENCE SOUTH 51° 58' EAST 39.32 FEET;
THENCE NORTH 120 40' EAST 52.08 FEET;
THENCE NORTH 180 39' EAST 51.27 FEET TO THE POINT OF BEGINNING.
PARCEL FIVE:
PROPERTY AT THE CORNER OF
TERRACINA BLVD. AND BROOKSIDE ROAD
REDLANDS, CA 92373
APN 0172-141-19
THAT PORTION OF LOTS 21 & 22 TERRACING BLUFF LOTS, IN THE CITY OF
REDLANDS, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS PER
PLAT RECORDED IN BOOK 9 OF MAPS, PAGE 38, RECORDS OF SAID
COUNTY, DESCRIBED AS FOLLOWS:
BEGINNING ON THE NORTHWESTERLY LINE OF SAID LOT 21, 231.5 FEET
SOUTHWESTERLY FROM THE INTERSECTION OF THE WESTERLY LINE OF
TERRACINA (FORMERLY CRESCENT BLVD.) AND THE SOUTHERLY LINE OF
FERN AVENUE; THENCE NORTHEASTERLY ALONG SAID NORTHWESTERLY
LINE OF SAID LOT 21 TO SAID INTERSECTION; THEN SOUTHEASTERLY
ALONG THE EASTERLY LINE OF SAID LOTS 21 & 22; 145 FEET; THENCE
SOUTHWESTERLY AND AT RIGHT ANGLES TO TERRACINA BOULEVARD
AND PARALLEL TO THE NORTHWESTERLY LINE OF SAID LOT 22, 178.85
FEET; THENCE NORTHWESTERLY IN A STRAIGHT LINE, 35.46 FEET, MORE
OR LESS, TO THE POINT OF BEGINNING.
NOTE: TERRACINA BOULEVARD WAS REDUCED IN WIDTH FROM 100 FEET
TO 80 FEET BY RESOLUTION OF THE SAN BERNARDINO COUNTY BOARD OF
SUPERVISORS ON JUNE 7, 1893, IN BOOK "A" OF ROAD BOOKS, PAGE 196.
EXCEPTING 'THEREFROM THE NORTHERLY 7 FEET IN FERN AVENUE, AS
CONVEYED TO THE CITY OF REDLANDS BY DEED RECORDED APRIL 21,
1967, IN BOOK 6807, PAGE 849, OFFICIAL RECORDS.
EXHIBIT A—Page 3 EXHIBIT A-RCHDEVAGR03
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PARCEL SIX:
244 TERRACINA BLVD.
REDLANDS, CA 92373
APN 0172-121-14
ALL OF LOTS 10 AND 11 AND THE SOUTH 36 FEET OF LOT 12, TERRACINA
BLUFF LOTS, IN THE CITY OF REDLANDS, COUNTY OF SAN BERNARDDINO,
STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK. 9 OF MAPS, PAGE
38. IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL SEVEN:
250 TERRACINA BLVD.
REDLANDS, CA 92373
APN 0172-121-10, 11
LOTS 8 AND 9 OF TERRACINA BLUFF LOTS, IN THE CITY OF REDLANDS,
COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS PER PLAT
RECORDED IN BOOK 9 OF MAPS, PAGE 38, RECORDS OF SAID COUNTY.
EXHIBIT A—Page 4 EXHIBIT A-RCHDEVAGR03
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EXHIBIT B
Conditional Use Permit
DEVAGRMT03
9
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w r
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Redlands
CommunityHospital
{li
Conditional Use
Permit
July 2000
I
A
S
Conditional Use Permit
Table of Contents
I. Introduction
/►
H. Project Overview
III, Traffic/Parking
Meyer, Mohaddes Associates, Inc.
IV. Building Utility Systems
04 ME Engineers/Havakawa Associates
+�R V. Acoustics
�► Martin Newson & Associates
VI. Exhibits
NA
104t -
Lee Burkhart Liu
July 2000
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06
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Conditional Use Permit
Introduction
Lee Burkhart Liu
July 2000
Red[ands 350 TerraonA Blvd.
PC),Box 339!
Coni7mpity ('-I923-3-0'7�:
Hospital 909-3-55-5500
June 30, 2000
Mayor Pat Gilbreath and Members of the City Council
City of Redlands
30 Cajon Street
Redlands, CA 92373
Dear Mayor Gilbreath and Members of the City Council,
This is a request to modify Redlands Community Hospital's Conditional Use Permit
(CUP) so that the CUP reflects the Facilities Master Plan recently adopted by the
hospital. The-hospital's Facilities Master Plan takes a long-term view of building
placement on the Redlands Community Hospital campus. We believe it is important at
this time to receive a CUP reflective of the Facilities Master Plan in order that hospital
do planning and construction activities can be undertaken in a coordinated and efficient
go manner, and with future hospital buildings in mind.
or Redlands Community Hospital(RCH)needs to add facilities in response to legal,
demographic, and technological factors. SB 1953, the Alfred E. Alquist Seismic Safety
Act of 1994,requires substantial structural upgrades and/or building replacements for
California hospitals, including RCH,by the years 2008 and 2030. With RCN's response
to SB 1953 in mind, and also considering area population growth, technological trends,
and the functional limitations of our older hospital buildings, RCH established a Facilities
Master Plan to guide future facility development on the RCH campus. We are motivated
to submit our CUP application at this time so we can coordinate our required response to
SB 1953 by January 1, 2001 within the context of the City's planning process.
Olt In requesting this modification to our Conditional Use Permit,we are sensitive and
responsive to City requirements. We propose an approach and final design that also
achieves the hospital's purposes and results in a modem, flexible facility that will
continue to provide service to the community for many years to come.
We appreciate the opportunity to work with the City in the process of reviewing our
application and receiving approval of this request for modification of our Conditional Use
Permit.
Sincerely,
A
James R.Holmes
President and Chief Executive Officer
r
Conditional Use Permit
Or,
Project Overview
ISO
I-CC Burkhart Lite
July 2000
-ids
Redlai 350
Conm-mmitv P.O B=3391
Hospital Ro:lan&CA 92373-0742
909-335-5500
`-sc 909-335-G497
Redlands Community Hospital
Conditional Use Permit
Proiect Overview
Redlands Community Hospital began serving Redlands residents and resident o
neighboring communities in 1929. Subsequent hospital building additions were f
completed in 1939, 1958, 1965, 1971, and 1983. For over seventy years, Redlands
0o Community Hospital has successfully met its mission of service and improving the health
0" of the community by responding= to and anticipating changes in demographics,
technology, and regulatory requirements. RCH hasagain responded to changes in these
0" factors by preparing, a Facilities Master Plan, which is the basis for this request est for
No on of our Conditional Use Permit.
or
A. ng Factors
SB 1_953: One of the most significant regulatory requirements ever for California
hospitals is SB 1953. the Alfred E. Alquist Seismic Safety Act of 1994. SB 1953 requires
California hospitals to assess and categorize the structural compliance of each hospital
building, and to likewise assess and categorize the non-structural systems essential to
patient care and communications in the event of an earthquake. Hospital buildings
W* housing essential patient care functions that are determined to be non-com pliant with
00 1953 structural requirements are to be upgraded, or decommissioned for patient care, orb
demolished by 2008, and are required to meet, with the same alternatives, hi
No structural standards by higher
2030. Non-structural upgrades (primarily anchoring for major
equipment and utility systems, communications systems, fire alarm systems, and
emergency lighting) are to be provided for all facilities by 2002 and 2008.
Community Hospital is required to submit a plan to the State by January 2001Redlands describing
how we intend to comply with SIB 1953.
Various portions of Redlands Community Hospital are either exempt compliant
compliant relative to SB 1953 structural requirements. The older portions of the hospi
, or no
(1929, 1939, and 1958 construction) are exempt because they do not house patient care
tal
activities or essential support systems. The newest patient tower and other portions of e
hospital constructed in 198'3 are compl, th
compliant. The remainder of the hospital (1965 and 1971
construction) is non-compliant and needs to be upgrastruct�uraIpequ
ed or 1953 requirements.In order to cOmPIv with the 2008 irementsorder of SBmeet 1953,
Page
R-edhinds 350 Termcm2 Bled.
�.O.Box 3391
Conununity Red1wi&CA 92373-0742
Hospital 909-335-5500
F=%9-3354A97
RCH will remove existing 1929, 1939, and 1958 buildings and construct a new building
in that location. RCH will also seismically upgrade the 1965 patient tower, other 1965
buildings, and the 1971 building so that all clinical areas will comply with the 2008
standards. However, all 1965 and 1971 buildings will need to be replaced prior to 2030,
as the 2008 upgrade will not be sufficient to meet 2030 seismic requirements.
The new building, to be completed prior to 2008, will house our Labor and Delivery
service, Cesarian Section rooms, Post Partum beds, Nursery, and the Neonatal Intensive
Care Unit The areas vacated by these services will be remodeled for additional
Medical/Surgical beds.
Demo2raphics and Service Growth: Redlands Community Hospital is Licensed for 172
beds, and our average occupancy rate exceeds 80%, whichis high for a hospital our size.
During the past three winters (December-March), hospital occupancy has been at or near
capacity much of the time-even to the point of having to queue patients in the
Emergency Department, Recovery Room, and Operating, Rooms while patients wait for
an available nursing unit bed.
In late 1999, RCH engaged the Camden Group to conduct a bed need analysis. Camden's
recommendations are based on their knowledge of the market; publicly available data; site
visits; discussions with various planning agencies. Chambers of Commerce and
interviews with hospital management. Service area population Growth, demographic
changes, and health status of the population were considered, along with utilization rates
and trends to estimate future RCH bed requirements.
Camden concluded that economic and demographic factors support sustained long-term
population growth in the RCH primary service area, particularly east of Redlands.
Camden recommended a flexible approach to RCH facility growth, due to the risks
associated with the changing healthcare economic and technological environment.
Camden recommended an increase in beds from 172 beds currently to 207 beds in 2009.
which supports the need for additional inpatient facilities within the next few years.
Technoloa-v and Functional Limitations: A number of Redlands Community Hospital
patient care areas date from 1965. These areas include the Operating Rooms and
Recovery Rooms (1965), Behavioral Medicine (1965), Transitional Care Units (1965),
Labor and Delivery (1965), Laboratory (1971), and Radiology(1971). The Labor and
Delivery service will be relocated to the new"2008" facility, and all the other services
will continue to operate in seismically upgraded facilities for a period of time. However,
Page
'7
Redlands
35GTcn=tnaBim
Collimulutv ?.O.Sox 3391
Hospital r Rrdiands.CA 92373-0742
909-335.5500
ax 909-335-6497
replacement facilities will be.required for these services in the 2015—2020 time frame
due to ongoing technological changes in medicine. And regardless of changes in medical
technology, replacement facilities for these services will absolutely need to be established
for seismic compliance reasons prior to 2030.
Older RCH patient care areas do not have the square footage or volume of space and
levels of mechanical, plumbing, electrical and electronic capacity needed for
contemporary medical equipment that is used to support patient diagnosis, care, and
treatment. For example, the amount and sophistication of monitoring, safety, and
interventional equipment in modern operating rooms has increased significantly since
1965 so that larger operating rooms are the norm for today. As another example, the
patient rooms in our 1965 patient tower are semi-private rooms, with two beds per room,
and about eighteen beds per unit. While this was the standard in 1965, it is now expected
that patients will have private rooms, and modern nursing units are designed and operated
at a more operationally efficient bed configuration of at least thirty beds per nursing unit.
B. Master Plan Approach /Phasing
The preceding technological, demographic, and regulatory considerations motivated RCH
to consider alternative solutions for future hospital facilities needs. Lee Burkhart Lui, an
architectural planning and design firm, was engaged to develop a twenty-five year
Facilities Master Plan for Redlands Community Hospital. The approach to the Facilities
Master Plan, and this application, takes into account a number of planning considerations,
which are outlined below.
Site. Redlands Community Hospital is situated on over twenty acres, but due to the slope
of this topography not all of the land is suitable for buildings. All proposed future
buildings will respect existing and neighboring uses and will be designed to conform to
existing setbacks and building heights. Placement of future buildings takes into account
existing utilities in order to minimize disruption of services, and the Facilities Master Plan
is attentive to improving on-site traffic flow and providing adequate parking for
anticipated future needs.
Development Pattern /Building Blocks: In order to minimize construction disruption,
- maximize long term use, and provide flexibility with respect to incremental construction
timing, future buildings are organized in a building block format. Future buildings will be
more or less separate from other future buildings, except for shared elevator and service
cores, and all new buildings will be joined by a common public hallway. This will allow
Page 3
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Hospital 909-335-5500
=axe"-335-M97
RCH's existing primary hallway, which is now used by patients, staff, and visitors. to be
used for non-public purposes. The concept is to use the new buildings adjacent or near
the existing hospital for clinical and clinical support services. Non-clinical and
administrative services will be housed, as needed, in a separate and less expensive
business occupancy building on the RCH campus.
Major construction activity for the Facilities Master Plan has been organized to reflect
Short-Term, Mid-Term, and Longi Term facilities needs.
Phase 1: Short-Term Need: Phase 1 consists of remodeling work to be completed by
2004. No demolition and no new construction will be required. Fifteen to seventeen
additional Medical/Surgical beds will be provided in the 1965 Tower, as an interim
measure to help meet current demand for beds. Existing space will be remodeled to
provide three additional Behavioral Medicine beds and Surgery will be remodeled to
provide one additional operating room and two remodeled operating rooms, plus one new
endoscopy room.
Phase 2: Mid-Term Need: Phase 2 will require demolition of the 1929, 1939, and 1958
buildings prior to 2008 in order to meet seismic requirements and provide space for a new
three story building. This new building will accommodate Labor and Delivery, Cesarian
Section rooms, Post Partum beds,Nursery,Neonatal Intensive Care Unit, and support and
ancillary services. The area now housing Post Partum in the 1983 Tower will be
renovated to accommodate additional Medical/Surgical beds, which will provide
necessary inpatient bed capacity. 1965 and 1971 buildings will be seismically improved
by 2008.
Phase 3: Lona-Term Need: This phase will probably occur between 2015 and 2020, but
the specific services affected by this phase have not been confirmed. Our planning
assumption is that by this time we will abandon the use of the 1965 and 1971 buildings
for patient care and critical support functions, rather than upgrade them again to achieve
2030 seismic standards. During this phase we will add a new nursing tower for additional
Medical/Surgical and Intensive Care Unit (ICU) beds and to replace the services in the
1965 patient tower. A clinical ancillary services building(e.g., for Radiology and
Surgical Services) and a new support services building will be added to the hospital
campus. Vacated areas in the 1965 patient tower and 1971 building will be renovated for
use by various support functions.
Pace 4
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� Redlands 350;ff=ti al�d.
V1Conua-luiL ` P.O.anx3391
Has ital
Ardiandt,6-4 92.173-0742
904.335-5500
F=9 .33 5.6-497
Because we have not confirmed at this time the specific services that will be included in
Phase 3, it is important to establish in our Facilities Master Plan the locations where we
will be permitted to construct future replacement facilities for clinical and other functions
and for future growth. Establishing the maximum build out of the hospital site and related
no building locations helps establish optimal sequencing of construction and building
No positions. This will allow buildings to be optimally placed and work to be efficiently
phased with minimal interference of future building sites.
so C. Benefits to Redlands Community Has ital
oo Redlands Community Hospital will benefit from a Conditional Use Permit that takes a
long term, Facilities Master Plan view of the development of the hospital campus.
Confirming at this time the location, height restrictions, set backs, and other important
considerations necessary for conformance with City requirements is efficient on several
19 counts: RCH will not need to prepare multiple applications for CUP revisions for each
future new building or phase of construction. RCH will be able to take into account
known future locations of yet to be built buildings when designing and phasing individual
buildings over time. Elapsed time for design and construction will be reduced, and less
expensive. Lona term capital planning will be more accurate.
D. Benefits to the Community
04 The City of Redlands and citizens of Redlands will also benefit from a Conditional Use
04 Permit that takes a long term, Facilities Master Plan view of the development of the
Redlands Community Hospital campus. Limited City resources will be efficiently used
04 when staff provide a thorough, comprehensive review of a single CUP application,rather
than multiple, episodic reviews of multiple applications. Eventual development of the
04 RCH campus will become known in advance of the final build out. The Master Planning
approach provides a coordinated and consistent application of City requirements and
04 conditions at one time, rather than possibly different interpretations over time.
got E. Conclusion
_ Redlands Community Hospital needs to add facilities by 2008 in response to legal,
04 demographic, and technological factors. In order to meet SB 1953 requirements for 2030
RCH will again need to expand and replace facilities in the 201.5-2020 time period.
■
Although a great deal of uncertainty exists in the healthcare environment, particularly
during the next thirty years and including the twenty-two years between 2008 and 2030, it
Page 5
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909-335.5500
F=909-335-4;497
is prudent and advantageous for both Redlands Community Hospital and the City of
Redlands to take a long term Facilities Master Plan approach to the hospital's anticipated
facilities requirements.
Redlands Community Hospital respectfully suggests that the hospital's Facilities Master
Plan become the basis for modifying the hospital's existing Conditional Use Permit, and
that a phased approach to development of the hospital campus be provided in the revised
1110 CUP.
so Redlands Community Hospital and our advisors believe that the enclosed application and
00 supporting materials provide a thoughtful and responsible approach to the eventual build
Z
00 out and maturation of the RCH campus, and we look forward to presenting and discussing
so our application with the City.
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Conditional Use Permit
Traffic/Parking
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Lee Burkhart Liu
July 2000
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Conditional Use Permit
parki Q and Traffic Circulation Overview
n are sufficient
The proposed parking areas associated with the Reditiandss } a total of Hospitalmmunity 0 parkin paceacilities Master swill be available
to meet anticipated demand. With the build-out o Q required by code.
on-site. This represents 16 percent more parking capacity than the 791 parking,spaces req
The future Redlands Community Hospital expansion will have minor or no circulation impacts on adjacent streets.
Provision of a three lane configuration at Circle Drive on the hospital's property — one entrance and two exiting
lanes,one for right and a second for left turns—will mitigate additional impacts at that location.
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Lee Burkhart Liu
July 2000
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■
PARKING AND CIRCULATION
ANALYSIS
for
Redlands Community Hospital
Master Plan - Revised Conditional
Use Permit
Prepared for
Redlands Community Hospital
Prepared by
Meyer, Mohaddes Associates
900 Wilshire Boulevard, Suite 1200
Los Angeles, CA 90017
July 2000
J00-038
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no Redlands Communiry Hospital Master Plan Circulation and Parking Study
Table of Contents
00
STUDY OVERVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1
Background . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I
CURRENT CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Parking Facilities and Utilization . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3
Current Parking Demand . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
Circulation Context . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
FUTURE CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Future Parking Demand . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Circulation Impacts . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11
Future Conditions With the Proposed Project . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
SUMMARY OF FINDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
APPENDIX - LEVEL OF SERVICE ANALYSIS
Meyer, Mohaddes Associates, Inc,
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Figures
1. Study Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. Study Area Street System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6
3. Existing Lane Configurations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7
4. Existing AM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9
5. Existing PM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10
6. Future Without Project AM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15
7. Future Without Project PM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16
8. AM Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17
9. PM Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . 18
10. Added Project Trips AM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19
11. Added Project Trips PM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20
12. Future With Project AM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21
13. Future With Project PM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22
Tables
1. Current and Projected RCH Physicians and Staff . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2
2. RCH Existing Parking Space Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4
3. RCH Parking Utilization by Parking Area (April 2000) . . . . . . . . . . . . . . . . 4
4. Current RCH Parking Demand and Capacity . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5
5. Current Level of Service Analysis . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8
6. Current and Projected RCH Parking Demand and Capacity . . . . . . . . . . . . . . . . . . . 11
7. Future Level of Service Analysis Without Project . . . . . . . . . . . . . . . . . . . . . . . . . . . 12
8. Project Trip Generation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 13
9. Future Level of Service Analysis With Project . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14
Mever, Mohaddes Associates, Inc.
Redlands Community Hospital Master Plan Circulation and Parking Study
!l!� STUDY OVERVIEW
�l1
This report presents the results of a Parking and Circulation Study prepared in support of the Redlands
Community Hospital Master Plan developed by Lee, Burkhart, Liu, Inc. and approved by the Hospital
Board in March 2000. The purpose of this study was to further define parking and circulation conditions
related to the future expansion of the Redlands Community Hospital in support of a request for a revised
Conditional Use Permit.
Background
Redlands Community Hospital is situated on 23 acres in the City of Redlands south of the I-10 Freeway
} in San Bernardino County as illustrated in Figure 1 on the following page. The Hospital fronts on to
Terracina Boulevard and is edged on the south by Fern Avenue and on the west by San Timoteo Canyon
Road. Redlands Community Hospital is located in the City of Redlands Medical Facilities Zone, with
additional medical development across Terracina Boulevard. The Hospital site drops away to agricultural
uses and open land to the west.
The City of Redlands parking standards for the Redlands Community Hospital are: one parking space for
each bed, plus one parking space for each physician and one parking space for every three employees.
Beds: The proposed master plan calls for the expansion of Redlands Community Hospital facilities from
the current 172 beds to 292 beds during the master plan timeframe. No major programmatic changes are
planned and the proposed increase in beds is distributed throughout the Hospital's current program. The
planned increase in beds will result in a corresponding increase in employee staffing and on-site physicians
as shown in Table 1 below.
Emplovees: Hospital employees include significant portions of part-time (10 percent) and on-call (24
percent) staff, many of whom do not work every day. The Hospital also contracts with outside
organizations to provide certain staff. Hospital staff typically work eight-hour, ten-hour or twelve-hour
shifts which start at various times during the day, with the most common shifts starting at 7:00 am, 3:00
pm and 11:00 pm. Peak parking demand occurs between 2:30 pm and 3:30 pm, prior to and following
the change of shift at 3:00 pm.
Hospital employees can be counted in a variety of ways: 1)total employees on the payroll, including part-
time and on-call staff; 2) employees paid during a pay period; 3) paid full-time equivalent (FTE)
employees (assumes 80 paid hours per pay period, or ten eight-hour days in a two week period); 4)
adjusted paid FTE employees (assumes 112 paid hours per pay period, or fourteen eight-hour days in a
two week period, which is a partial correction for distributing paid hours over weekend days); and 5)
productive FTEs (assumes 80 productive hours per pay period, i.e., excludes holiday, vacation and sick
leave pay).
Conservative estimates of employee parking demand have been used in this study. For current employee
parking demand, total employees on the payroll (method 1), plus contract employees was used. For
estimating future parking demand, the analysis used productive FTEs (method 5) associated with the
dr increase in specific types of services during each phase of the master plan.
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Redlands Community Hospital Master Plan Circulation and Parking Study
or Physicians: Except for Hospital-based physicians (e.g., emergency medicine, anesthesiologists,
radiologists and pathologists) and surgeons, most physicians do not spend a great deal of time at the
Hospital. Physicians typically make hospital rounds to visit patients in the early morning prior to office
hours and again in the evening after office hours. Neither of these times coincides with a period of high
parking demand. A growing trend in medicine, particularly for larger multi-speciality group practices,
such as the Beaver Medical Group, is the use of a "hospitalist" physician who is responsible for the care
of hospitalized patients of many of the primary care physicians in the group. This, along with the
increased use of physician assistants and nurse practitioners by the physicians in the same speciality call
group, places less physician parking demand on the Redlands Community Hospital (RCH) than has been
seen in the past. Most Hospital meetings involving physicians occur prior to office hours or in the
evening, again placing low demand on Hospital parking facilities.
Table 1: Current and Projected RCH Hospital Physicians and Staff
Parking Facility Current Number Future Number
Physicians on-site 36 50
L loyee
mES 1,158 1.348
_
CURRENT CONDITIONS
In this task, an existing parking and circulation baseline was identified and evaluated for Redlands
Community Hospital. An assessment of current parking, demand was compared with actual parking
utilization levels to understand existing Hospital parking conditions. At the same time, an assessment was
undertaken of existing traffic circulation conditions through an identification and evaluation of current
circulation patterns to and from the Hospital site.
Parking Facilities and Utilization
In order to understand existing Hospital parking conditions, an evaluation of the current Hospital-related
parking demand along with parking utilization levels and patterns was prepared. Working with the existing
Hospital number of beds, staff and physicians, the current parking demand was identified and compared
with the existing parking spaces to identify any shortfalls. As illustrated below in Table 4, there are
currently no parking shortfalls at Redlands Community Hospital.
Redlands Community Hospital has a current total of 669 parking spaces located in eight par-Icing areas and
distributed as presented below in Table 2.
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so Redlands Community Hospital Master Plan Circulation and Parking Study
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a Table 2: RCH Existinje!Parkinp,Space Distribution
me Parking Area Patient/ Disabled Physician Volunteer Employee Total
00 Visitor
A. Main 130 15 10 60 215
A. New 127 127
B. Heliport 18 19 10 47
C. Miller Building 2 193 M
D. Garagc 30 30
E. Circle Drive 7 7
E. Emergency 12 1 0
IF Administration 35 35
Total Parking Spaces 1 160 18 40 19 432 669
1 i0o
I W 24% 3 % 6% 3 % 64% 100%
In April 2000,Hospital parking utilization was assessed at three times during a typical weekday: 4:00 am
during the night shift, 12:00 noon in the day shift and 3:30 pm during the evening shift. The results are
it presented below in Table 3. During the night shift,20 percent of the Hospital's parking spaces are typically
occupied. The highest utilization occurred during the day shift when the percentage of parking utilization
increased to 70 percent of capacity. During the evening shift,parking utilization was identified as 64 percent.
Table 3: RCH Parking Utilization by Parking Area(April 2000)
Parking Area/Facility 4:00 AM Noon 3:30 PM
Spaces Percent Spaces Percent Spaces Percent
Occupied Utilization Occupied Utilization Occupied Utilization
A-Main Lot 68 32% 179 83% 215 100%
A-New Lot 3 2% 80 63 % 50 39%
B-Heliport 17 36% 47 100% 10 21 %
C-Miller Building 1 0.5% 112 57% 72 37%
D-Physician/Under 18 60% 20 67% 18 100%
E-Circle Drive - - 6 96% 6 86%
E-Emergency 11 85 % 13 100% 4 31 %
F-Administration 13 37% 14 40% 27 77%
Total Average 131 20 % 471 70 % 429
Meyer, Mobaddes Associates, Inc.
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Redlands Community Hospital Master Plan Circulation and Parkinf; Study
Current Parking Demand
Based on the City of Redlands parking requirements,which are as follows:
• 1 space per bed
• 1 space per three Hospital employees
• I space per physician
the current parking demand at Redlands Community Hospital was calculated to be 594 spaces as shown
below in Table 4. With 669 existing parting spaces,the Hospital currently provides 13 percent more parking
spaces than that required by City code. The provision of more parting than required by City code is reflected
Ii in the actual Hospital parting utilization,which shows a 51 percent average utilization during the three April
2040 sample periods.
Table 4: Current RCH Parking Demand and Ca adty
Current Number Demand Parking Spaces Required Cut. I Capacity
09 by City Code
00 Beds 172 172 197
00 staff 1.158 386 432
so Physicians 36 36 40
Total 594 669
O.
Circulation Context
An assessment of existing traffic circulation conditions was prepared through an identification and evaluation
of current circulation to and from the Hospital site. As illustrated in Figure 2,the streets providing access
to and from the Redlands Community Hospital are one and two lane facilities. Field observations at key
locations throughout the surrounding area did not identify any circulation constraints such as street capacity,
we traffic signal,turning movement or residential neighborhood impacts.
io A detailed assessment of existing operational conditions was performed at two locations immediately
adjacent to the Hospital as illustrated in Figure 3:
I. Terracina Boulevard and Fern Avenue; and
2. Terracina Boulevard and Circle Drive.
r�
Traffic count information was collected on Thursday,June 8,2000 during the morning peak period(6:04 to
9:00 am)and evening peak period(3:00 to 6:00 pm)and a Level of Service(LOS)analysis was performed.
LOS A and B indicate free flow travel,while LOS C reflects good operation with some delay such as behind
ri turning vehicles. LOS D indicates fair operation with some delay during short peaks. LOS E and F represent
unstable traffic flow with increasing levels of significant delay. Assessment of intersection Level of Service
is based on both Volume to Capacity(V/C)ratio and delay in seconds per vehicle.
Meyer, Mohaddes Associates, Inc.
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1( The results of the LOS analysis are presented below in Table 5, which shows both locations are operating
at a high level of operation during both peak periods. The unsignalized Terracina Boulevard and Fern
so Avenue intersection is currently operating at LOS B, while the entry to the Hospital at Circle Drive is
go operating at LOS C. The detailed LOS analysis is presented in the Appendix,
so Table 5: Current Level of Service Analvsis
so Intersection Existing Conditions
so AM Peak Hour PM Peak Hour
so
LOS V/C Delay LOS V/C Del2v
1.Terracina
Boulevard/ B 0.671 9.7 B 0.554 6.2
so Fern Avenue
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10 The existing morning peak period volumes at both locations are presented in Figure 4. During the three hour
morning peak period,a total of 136 vehicles were observed entering and exiting the Hospital. A majority
(80 percent)were entering the Hospital site with 61 percent of the entering movements made by southbound
traffic making a right turn from Terracina Boulevard into the Hospital. Only 27 movements were counted
exiting the Hospital site with a majority (74 percent) making a left turn to travel north on Terracina
Boulevard. At the Fern Avenue/Terracina Boulevard intersection,64 percent of the traffic was northbound
with the remaining 36 percent almost evenly divided among the other three directions.
The existing evening peak period volumes at both locations are presented in Figure 5. Evening peak period
traffic volumes were observed to be 76 percent of the morning peak period volumes. During the three hour
evening peak period,a total of 148 vehicles were counted entering and exiting the Hospital site. A majority
(84 percent) of the movements were exiting, with 70 percent making a left turn to travel northbound on
Terracina Boulevard. At Terracina Boulevard and Fern Avenue,52 percent of the traffic traveling through
the intersection was circulating southbound on Terracina Boulevard. The remaining travel was divided
among eastbound(8 percent), westbound(13 percent)and northbound(27 percent)traffic.
The daily peak of Hospital-related traffic activity occurs between 2:45 and 3:15 pm due to the overlapping
of the day and evening shifts. As this peak occurs early in the evening peak period(3:00-6:00 pm),analysis
show that it appears to have little or no impact on other area traffic. Analysis of the morning peak period
00 (6:00-9:00 am)shows a similar result with a negligible impact by Hospital traffic on the immediate area's
00 street operations during the change between night and day shifts(6:45 -7:15 am).
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Redlands Community Hospital Master Plan Circulation and Parking Study
FUTURE CONDITIONS
The proposed master plan calls for the expansion ofRedlands Community Hospital facilities from the current
172 beds to 292 beds during the master plan timeframe. No major programmatic changes are planned and
the proposed increase in beds is distributed throughout the Hospital's current program.
The increase in beds will result in a corresponding'increase in staffing. The Hospital's current total of 1,158
employed and contract staff is anticipated to increase by 190 FTEs during the master plan timeframe. The
number of on-site physicians will increase from 36 to 50 during the same time period.
0
115
Future Parking Demand
Based on the City of Redlands parking requirements,the future parking demand at the Redlands Community
Hospital can be calculated to be 791 spaces as shown below in Table 6. With the proposed build out of the
master plan,a total of 920 parking spaces will be available on-site. This represents 16 percent more parking
capacity than required by City code.
Table 6: Current and Proje ed RCH Parkin Demand and Capacity
Current Current Current Future "med Proposed
Number Parking Capadty Number Parking C"my
Demand Demand
(Chy Codol (City Codd
Beds 172 172 197 292 292 330
Staff 1,158 386 432 1,348 449 530
Physicians 36 -1 36 1 40 50 50 60
T02 594 669 791 920
6 .1
Circulation Impacts
Future traffic conditions in the immediate vicinity of the Redlands Community Hospital were modeled using
TRAFFEK(a traffic evaluation model software)to identify how the Hospital expansion might affect fixture
conditions at the two locations studied in the existing conditions analysis. In order to assess whether the
proposed project could cause any traffic impacts,it was first necessary to identify future conditions without
it the project(i.e.,future baseline conditions).
While no specific development projects are proposed in the immediate vicinity of the Hospital,a generalized
background growth factor was developed to reflect the growth in traffic in the Redlands area over the next
20 years. This ambient growth factor was developed by reviewing future forecasts in the Riverside-San
Bernardino (RIVSAN) subregional travel demand forecasting model developed by SCAG. The future
volumes in the RIVSAN model 'indicate that a background (non-Hospital-related) growth factor of 1.5
percent per year or 29 percent over the next 20 years would represent the level of traffic increase in the
Redlands area.
iii
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Redlands Community Hospital Master Plan Circulation and Parking Study
RL The Future Without Project traffic volumes are shown in Figures 6 and 7 for the morning and evening peak
hours,respectively. Level of service analysis was conducted at the two study intersections for the future,
assuming no change in the Hospital operations,but with the identified level of ambient growth.
pe
The Future Conditions With the Proposed Project(Hospital Master Plan) are summarized in Table 7. At
the Terracina Boulevard/Fern Avenue intersection, conditions will change from LOS B to LOS C in both
peak hours,but this will remain a good level of service with only minor delays.
Table 7: Future Level of Service Analysis Without Project
Intersection ExistingConditions
Future Without Project
AM Peak Hour PM Peak AM Peak Hour PM Peak Hour
LOS VIC Del LOS V/C Del LOS V/C Del LOS V/C Del
1. Terracina
Boulevard/ B 0.671 9.7 B 0.554 6.2 C 0.867 19.7 C 0.715 10.9
Fern Avenue
2.Terracina
Boulevard/ C — 10.8 C — I0.1 C — 15.4 C — 14.8
Circle Drive
Future Conditions With the Proposed Project
The increased trip generation of the expanded Hospital was estimated based on trip generation rates
published by the Institute ofTransportation Engineers(ITE). The ITE,publication Trip Generation provides
trip rates for a wide range of land uses, including hospitals, based on empirical traffic count data at
comparable land uses around the country. As shown in Table 8 on the next page,the net increase in trips
expected to be generated by the expanded Hospital is 886 daily trips. In the morning peak hour, the net
increase will be 128 trips, and in the evening peak hour,the net increase will be 146 trips.
The distribution of future trips was assumed to be similar to the existing pattern since the main entrance to
the Hospital parking area will remain on Terracina Boulevard. The distribution patterns for morning and
00 evening peak hours are shown in Figures 8 and 9, respectively. The large majority of project-generated
traffic is oriented to/from the north on Terracina Boulevard. Only about five to six percent of the Hospital
trips are oriented toward the two directions on Fern Avenue. Between 15 and 22 percent of the Hospital trips
00 are oriented toward the south on Terracina Boulevard.
The number of trips added to each movement at the two study intersections by the proposedproject is shown
in Figures 10 and 11,respectively. Figures 12 and 13 show the total future volumes. The future levels of
service at the two intersections are shown in Table 9.
Meyer, Mohaddes Associates, Inc.
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'Table 8 - Project Trip Generation
f
Scenario No. of Daily
AM Peak Hour PM Peak hour
Beds In Out in Out
Rate Trips Rate Trips °lo No % No Rate Trips % No % No
uti 5� �
Existing 172 17.37 2988 1.07 184 72 133 28 52 1.22 210 34 71 66 138
Future 242 13.26 3874 1.07 312 72 225 28 87 1.22 356 34 121 66 235
Net Increase 124 886 -
128 92 - 36 - 146 - 50 - 97
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Table 9: Future Level of Service Analvsis With Project
Intersection Existing Conditions
Future Without Project
!!! AM Peak Hour PM Peak
AM Peak HtDPOLOS
M Peak Hour
LOS
V/C Del LOS V/C Del LOS V/C V/C Del
1. Terracing
Boulevard/ C 0.867 19.7 C 0.715 10.9 D
Fern Avenue 0.888 21.3 C0.741 11.9
2.Terracina
Boulevard/ C — 15.8 C _
Circle Drive 14.8 D — 21.2 D — 26.6
F
At the Terracina Boulevard/Fern Avenue intersection, the morningeak hour level P of service will chan
from LOS D to E.but the average vehicular delay will only be increased by 1.6 seconds,which would not
ge
be considered a significant impact. In the evenin
LOS C. g peak hour, the intersection will continue to operate at
At the Circle Drive/Terracina Boulevard intersection, the main Hospital access point, vehicles exiting the
Hospital site will experience increased delays with the LOS degrading from C to D. It should be noted that
the LOS at this location reflects the delay only to vehicles exiting the Hospital,since the through traffic on
Terracing Boulevard is not stopped. The increased delay means that traffic exiting the Hospital may have
to wait between 21 and 26 seconds to make a left turn onto Terracina Boulevard. This delay could be
reduced by providing separate exit lanes for left turns and right turns. It should be noted that this is a worst-
case analysis, since it was assumed that all of the additional Hospital traffic associated with the Hospital
lie expansion will access the parking areas via this intersection,when in fact some will use alternate driveways.
SUMMARY OF FINDINGS
10
Study efforts have identified that the future Redlands Community Hospital expansion will have minor or
no circulation impacts on adjacent streets. Other study area traffic growth over the next 20 years will have
N a larger impact than the Hospital expansion. Provision of a three lane configuration at Circle Drive on the
Hospital's property - one entrance lane and two exiting lanes, one for right and a second for left turns
would mitigate any additional impacts at
�p flus location.
The proposed parking areas associated with the Redlands Community Hospital Facilities Mast
er Plan
sufficient to meet anticipated demand. With the build-out of the master plana total of 920parkingsp are
will be available on-site. This represents 16 percent more parking than required spred by code. aces
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