The URL can be used to link to this page

Home My WebLink AboutOrdinances_2563_CCv0001.pdf ORDINANCE NO. 2563 AN ORDINANCE OF THE CITY OF REDLANDS APPROVING A DEVELOPMENT AGREEMENT WITH REDLANDS COMMUNITY HOSPITAL THE CITY COUNCIL OF THE CITY OF REDLANDS does ordain as follows: Section 1. The Development Agreement dated November 18, 2003, with Redlands Community Hospital, a California nonprofit benefit corporation (the "Development Agreement") has been reviewed by the City Council of the City of Redlands and this City Council, after considering the verbal and written testimony provided at a duly noticed public hearing on the Development Agreement, determines: 1. The Development Agreement is consistent with Section 18.220 of the Redlands General Plan which contains policies governing development agreements within the City. 2. The Development Agreement complies with Government Code sections 65 864 et.sea. 3. The Development Agreement will promote the public convenience and general welfare of the citizens of Redlands and promotes good land use practice. Section 2. The City Council hereby adopts the following findings pursuant to Section 18.220.100 of the Redlands Municipal Code: 1. The proposed Development Agreement is consistent with the objectives, policies, general land uses and programs specified in the City's general plan and any applicable specific plan; 2. The proposed Development Agreement is compatible with the uses authorized in, and the regulations prescribed for,the zoning district in which the real property is located; 3. The proposed Development Agreement is in conformity with and will promote public convenience, general welfare and good land use practice; 4. The proposed Development Agreement will not be detrimental to the public health, safety and general welfare; 5. The proposed Development Agreement will not adversely affect the orderly development of property or the preservation of property values; 6. The proposed Development Agreement will promote and encourage the development of the proposed project by providing a greater degree of requisite certainty; L,,cc1erk`.0KD`,-1563.wpd Section 3. The Development Agreement is hereby approved in the form attached hereto as Exhibit "A." Section 4. The Mayor shall sign this ordinance and the City Clerk shall certify to the adoption of this ordinance and shall cause it, or a summary of it, to be published once in the Redlands Daily Facts, a newspaper of general circulation within the City, and thereafter, this ordinance shall take effect in accordance with law. 'MaT of the City of Redlands Attest: City CWrk 1, Lorrie Poyzer, City Clerk of the City of Redlands, hereby certify that the foregoing ordinance was duly adopted by the City Council at a regular meeting thereof held on the 2nd day of December, 2003 by the following vote: AYES: Councilmembers Gilbreath, George, Harrison, Gil; Mayor Peppler NOES: None ABSTAIN: None ABSENT: None Lorrisy-/Oyzer, Citof� 1:',cc1erk10RD1-7563.w'pd Recorded in Official Records. County of San Bernardino i2/08/2003 LARRY WALKER 9:15 AM RECORDING REQUESTED Lt+tIJ Auditor/Controller — Recorder BY AND WHEN RECORDED s RETURN TO: R Regular Mail cin•clerk's Office Dock ( ( "0906764 Titles: 1 Pages; 128 City of Redlands it Post Office Box'OQ5 ;� Fees 0.09 Redlands,California 9273 ?axes 9.00 gOther 0.00 PA 11) $0.00 Fees Not Required Per Government Code Section 62.03 DEVELOPMENT AGREEMENT NO. 16 BETWEEN CITY OF REDLANDS AND REDLANDS COMMUNITY HOSPITAL, A CALIFORNIA NONPROFIT PUBLIC BENEFIT CORPORATION (Ordinance No. 2563) DEVELOPMENT AGREEMENT 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 REDLANDS 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 sea. 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, DEVAGRINIT03 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 secl. 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 65864, 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 findiners 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: ? DEVAGRNIT03 OPERATIVE PROVISIONS 1. DEFINITION'S 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. 3 DEVAGRMT03 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 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 Agreem 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. I? I -.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 seq.) 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 W 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 fin-ther effect upon the occurrence of any of the following events: 5 DEVAGRIMT03 (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. Box 3391 Redlands, CA 92373 Fax: (909) 335-6497 Attention: President 6 DEVAGRMT03 With a copy to: McPeters McAlearnev Shimoff& Han A Professional Corporation 4 W. Redlands Blvd, 2nd Floor P.O. Box 2084 Redlands, CA 92373 Fax- (909) 792-6234 Attention: James 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 party 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 Avueement 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 DEVAGRMT03 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 Development PI 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 sec. ("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 Ap- provals. 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 ftirther 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 (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 Authority. 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 seq., 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". 3.8 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. 3.9 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 DEVAGRW031 3.10 Assessment District or Other Financin . 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 modift, 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 fight 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 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- Cin, 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 fall 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 fall 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 (10) 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 failure of HOSPITAL to perform a material duty or obligation under this Agreement which has not been I I DEVAGRMT03 cured by HOSPITAL s 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 L under this Agreement shall-terminate, provided, however, all rights of 140SPITAL under any ether Development Approval, the Existing Land Use Regulations and any development permit or approval issued or granted by any ether governmental agency shall not be affected or diminished in any way by such termination of this Agreement. 7.2 Informationto Be Provided .HOSPITAL. CITY shale deposit in the mail to HOSPITAL a'copy of all staff reports, exhibits and other evidence concerning performance of this Agreement a minimurn'of ten(l 0) calendar days prior to any such review or action upon this Agreement by the Director of Community Development, Planning Commission or the City Council 73 Failure to Perform. Periodic Review. The failure of the CITE' to review at leash annually HOSPITALS compliance with the terms and conditions of this Agreement shall not constitute or be asserted by either party as a breach by the ether party of this Agreement. . 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 party (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 Rrovisions. 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 ander 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 (3 ) 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 (3 0) day cure period, the party charged shall not be considered in default for purposes of termination or the institution of legal proceedings. 12 DEVAGRMT03 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 par-ties hereto may pursue any remedy at law or equity available for the breach of any provision of this Agreement. Any party 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. 93 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 Any Mortaaaee 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 11.4 Interpretation and Governing Lace. 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. I =1 11.11 Force Maieure. 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. 11.1 3 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 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 instnunent. 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 institiments 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 party 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 Integrated 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 fall 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 s,egg, 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 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 notift, 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 Liability 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 DEVAGRIMT03 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: -December 2, 2003 By: Mayor ATTEST: Bv: CI CLERK`; OF REDLANDS HOSPITAL: REDLANDS COMMUNITY HOSPITAL, A California nonprofit public benefit corporation By: aures R. Holmes, President 18 DEVAGRINIT03 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 Government 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 Povzer j Xj personally known to me - or - I I 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. \\\X011 III fill//// � BED 0 ... %.. LORRIE POYZER, CITY CLERK '&PORA tp By: Beatrice Sanchez, Deputy City Clerk cif 0....... (909)798-7531 CAPACITY CLAIMED BY SIGNER(S) Individual(s) signing for oneself/themselves Corporate Officer(s) Title(s) Company Partner(s) Partnership Attorney-In-Fact Principals) 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, 2443, before me, 1kaW'g4* 11409 , 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. r- + ANNEMARIE MEAD * T COMM.+x1292626 � Co a�,c.c auFo imr rr *RNNO CotlNTY XP#(O$F**nwry 36,2005 STATE OF CALIFORNIA } ss. COUNTY OF } On , 2443, 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 persons}, or entity(s) upon behalf of which the person(s) acted, executed the instrument. WITNESS my hand and official seal. 20 DEVAGxM r'o3 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. I 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 92.373 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 BLT.-FF 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 BOt,',LEVARD 44 FEET: EXHIBIT -Pa2e I FABIBITA-RCHDINAGRO3 THENCE AT RIGHT ANGLES ON A LINE PARALLEL WITH THE MOST WESTERLY LINE OF SAID LOT 12, 44 FEET DISTANT THEREFROM TO THE SOUTHERLY LINE OF SAID LOT 12; THENCE ALONG THE SOUTHWESTERLY LINE OF LOT 12 TO THE SOUTHWESTERLY CORNER OF SAID LOT; THENCE NORTHEASTERLY ALONG THE DIVIDING LINE BETWEEN LOTS 12 AND 13, TO THE SOUTHERLY LINE OF CRESCENT BOULEVARD, TO THE POINT OF BEGINNING. PARCEL FOUR: 204 Terracina Blvd. Redlands, CA 92372 APN: 0172-121-04 THAT PORTION OF LOTS 14 AND 15, ACCORDING TO MAP OF TERRACIN A BLUFF LOTS, IN THE CITY OF REDLANDS, COUNTY OF SAN BERNARDINO, STATE OF CALIFORNIA, AS PER PLAT THEREOF RECORDED IN BOOK 9 OF MAPS, PAGE 38, RECORDS OF SAID COUNTY, DESCRIBED AS FOLLOWS: BEGINNING AT A POINT ON THE SOUTHEASTERLY LINE OF SAID LOT 14, WHICH IS 350 FEET SOUTHWESTERLY FROM THE CENTER LINE OF CRESCENT BOULEVARD; THENCE NORTHWESTERLY AT RIGHT ANGLES TO THE SOUTHEASTERLY LINE OF SAID LOT 14, 160 FEET TO THE NORTHWESTERLY LINE OF SAID LOT 15; THENCE AT RIGHT ANGLES NORTHEASTERLY ALONG SAID NORTHWESTERLY LIFE OF SAID LOT 15, 350 FEET TO THE CENTER 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 THE SOUTHEASTERLY LINE OF SAID LOT 14, AND ITS EXTENSION, 350 FEET TO THE POINT OF BEGINNING. 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 C0WNTER OF SAID LOT: EXHIBIT A—Pagge 2 EXHIBIT A-RCHDEVAGR03 THENCE SOUTH 380 21' WEST 95.4 FEET ALONG NORTHWESTERLY LINE OF SAID LOT 15; THENCE SOUTH 510 58EAST 39.32 FEET; THENCE NORTH 12" 40' EAST 52.08 FEET; THENCE NORTH 18" 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 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, 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 & 212; 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 AVENTJE, AS CONVEYED TO THE CITY OF REDLANDS BY DEED RECORDED APRIL 21, 1967, IN BOOK 6807, PAGE 849, OFFICIAL RECORDS. EXHIBIT A --Pa,,-,,e 3 EXHU31T A-RCHDEVAGR03 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 BERNARDINO, 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—Pabe 4 EXHIBIT A-RCHDEVAGR03 EXHIBIT B Conditional Use Permit DEVAGRNIT03 NOV \AO '� %,ee 57 �p o y r r � kPE firAm - 04 M� - — Condi ional Use Permit Table of Contents T. Introduction II. Project Overview III. Traffic/Parking 0" Meyer, Mohaddes Associates, Inc. 004 IV. Building Utility Systems ME EnQineers/Hayakawa Associates 004 V. Acoustics 0011' Martin Newson &Associates 0% VL Exhibits Lee Burkhart Liu July"000 Conditional Use Permit Introduction Lee Burkhart Liu � Q�^� ;50 Terracina B1,1. „�' ComrnLnitY3„a 3391 Hospital Fa_�90�J•:�5-6a9 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 planning and construction activities can be undertaken in a coordinated and efficient manner, and with future hospital buildings in mind. 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. 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 modern, 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, � James R. Holmes President and Chief Executive Officer Conditional Use Permit 00 Project Overview 00 100* Mml� Lee Burkhart Liu July 2000 -ids 350 Tr=,.Bmi P�dlai P.O.Box 3391 Coniniurnity Rediamis,CA n2373-0742 Hospital 9LA-335-5500 909-3354497 Redlands Community Hospital Conditional Use Permit Proiect Overview Redlands Community Hospital began serving Redlands residents and residents of neighboring communities in 1929. Subsequent hospital building additions were completed in 1939, 1958, 1965, 1971, and 1983. For over seventy years, Redlands 00 Community Hospital has successfully met its mission of service and improving the health of the community by responding to and anticipating changes in demographics, technology, and regulatory requirements. RCH has again responded to changes in these 00 factors by preparing a Facilities Master Plan, which is the basis for this request for 00 modification of our Conditional Use Permit. A. Background /Motivating Factors 00 SB 1953: One of the most significant regulatory requirements ever for California 00 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 004 building, and to likewise assess and categorize the non-structural systems essential to 004 patient care and communications in the event of an earthquake. Hospital buildings 010 housing essential patient care functions that are determined to be non-compliant with SB 1953 structural requirements are to be upgraded, or decommissioned for patient care, or WO demolished by 2008, and are required to meet, with the same alternatives, higher 00 structural standards by 2030. Non-structural upgrades (primarily anchoring for major 00 equipment and utility systems, communications systems, fire alarm systems, and emergency lighting) are to be provided for all facilities by 2002 and 2008. Redlands Community Hospital is required to submit a plan to the State by January 2001 describing 01* how we intend to comply with SB 1953. 00 WO Various portions of Redlands Community Hospital are either exempt, compliant, or non- compliant relative to SB 1953 structural requirements. The older portions of the hospital WO (1929, 1939, and 1958 construction) are exempt because they do not house patient care activities or essential support systems. The newest patient tower and other portions of the hospital constructed in 1983 are compliant. The remainder of the hospital (1965 and 1971 goo, construction) is non-compliant and needs to be upgraded or replaced in order to meet SB 1953) requirements-In order to comply with the 2008 structural requirements of SB 19533, Pale I R-edlands 35OTr�-==Bi�d, ?.O.Box 3391 conuilunitV Rzdiznds.CA 92373-074-' 4 Hospital W-335.5500 F=904.335-6497 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/Suraical beds. Demographics 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. Technoloo-Y 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 (19711). The Laborand Delivery service will be relocated to the new "2008" facility, and all the ether services will continue to operate in seismically upgraded facilities for a period of time. However, Page 2 - Redlands Ct P. .Box 39: CQll1TI1Lll:].31�` Tudanc'ss.CA 9313-ji74? Hospital 909-335-550c F=909-335-649' 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 modem operating rooms has increased significantly since 1965 so that lamer 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 modem nursing units are designed and operated at a more operationally efficient bed configuration of at least thirty beds per nursing unit B. Master Pian Approach t 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 n 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 Pace 3 Pedlands 350 T crmci=Big P,O.Box 3391 rivi's conunurlitv Rediands.Ck 92373-)742 Hospiud 909-335-5500 RCH's existinc, 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 Long—Term facilities needs. Phase 1: Short-Term Need: Phase I 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 rooms, plus one new provide one additional operating room and two remodeled operating p w 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. Oar 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. Paee4 04 Redlands 350 Termci=Bivd- C01 a unumt` P.C.Box 3391 Hospital Rcdi=ds,'—A 42373-0742 909-335-5500 =904-1335-6497 Because we have not confirmed at this time the specific services that will be included in 01% Phase 3, it is important to establish in our Facilities Master Plan the locations where we 6% will be permitted to construct future replacement facilities for clinical and other functions 0% and for future growth. Establishing the maximum build out of the hospital site and related building locations helps establish optimal sequencing of construction and building positions. This will allow buildings to be optimally placed and work to be efficiently phased with minimal interference of future building sites. 00 04 C. Benefits to Redlands Community Hospital 00 Redlands Community Hospital will benefit from a Conditional Use Permit that takes a 04 lonz 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 00 10% considerations necessary for conformance with City requirements is efficient on several counts: RCH will not need to prepare multiple applications for CUP revisions for each 0 future new building or phase of construction. RCH will be able to take into account 04 known future locations of yet to be built buildings when designing and phasing individual 04 buildings over time. Elapsed time for design and construction'will be reduced, and less 00 expensive. Long term capital planning will be more accurate. 000 D. Benefits to the Community 000 The City of Redlands and citizens of Redlands will also benefit from a Conditional Use 04 Permit that takes a lone term, Facilities Master Plan view of the development of the 0,4 Redlands Community Hospital campus. Limited City resources will be efficiently used 00% when staff provide a thorough, comprehensive review of a single CUP application, rather than multiple, episodic reviews of multiple applications. Eventual development of the 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 conditions at one time, rather than possibly different interpretations over time. 04 E. Conclusion Redlands Community Hospital needs to add facilities by 2008 in response to legal, demographic, and technological factors. In order to meet SB 1953 requirements for 2030 RCH will again need to expand and replace facilities in the 2015-2020 time period. Although a great deal of uncertainty exists in the healthcare environment, particularly dufine the next thirty years and including the twenty-two years between 2008 and 2030, it Page 5 350 T ermana Blvd. kedhaids P.O.Box 3391 COMMLUjjt7V P-&nrls.CA 92373-0742 Hospiud 909-335-5500 Jaz 909-335-649-7 is prudent and advantageous for both Redlands Community Hospital and the City of Redlands to take a Iona 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 CUP. Redlands Community Hospital and our advisors believe that the enclosed application and supporting materials provide a thoughtful and responsible approach to the eventual build out and maturation of the RCH campus, and we look forward to presenting and discussing our application with the City. Page 6 Conditional Use Permit Traffic/Parking wit Wool it 00 Lee Burkhart Liu July 2000 Conditional Use Permit arkina-and Traffic Circulation Overview ko The proposed parking areas associated with the Redlands Community Hospital Facilities Master Plan are sufficient to meet anticipated demand. With the 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 the 791 parking spaces required by code. 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. 00 04 00 04 04 00 00 Lee Burkhart Liu July 2000 NOW PARKING ANIS CIRCULATION ANALYSIS for Redlands Community Hospital Master Plan - Revised Conditional Use Permit rr Prepared for 04 Redlands Community Hospital 0 r 04 Prepared by Meyer, Mohaddes Associates 900 Wilshire Boulevard,suite 1200 Los Angeles,CA 90017 woo 64 July 2000 wo J00-038 Re ds C"2r muni ,f2syital Master Plan Circulation ren Farkin Studv Table of Content STUDY OVERVIEW . . Background . . . . . . . . . . . . . . . . . : . . . . . . . . . . . . . 1 CURRENT CONDITIONS Parking Facilities and Utilization 3 Current Parking Demand . . . . . . . . . . . . . . . . . . . . . . . . 5 Circulation Context . . . . . . . . S FU'T'URE CONDITIONS 11 Future Parking Remand . . . . . . . 11 Circulation Impacts . . . . . . . . 11 Future Conditions With the Proposed Project, . . 1 ; SUMMARY OFFINDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 APPENDIX-LEVEL OF SERVICE ANALYSIS Meyer, ohaddes Associates. Inc. i ` 0419 Redlands Community Hospital Master Plan Circulation and Parking Study Figures 1 Study Area . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2. Study Area Street System . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 3. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Existing Lane Configurations 7 4. Existing AM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 5. Existing PM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 I No 6. Future Without Project AM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 7. Future Without Project PM Volume . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 8. AM Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 1 00 9. PM Trip Distribution . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 10. Added Project Trips AM . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . I . . . . . . . . . 19 i I 11. Added Project Trips PM 20 10 . . . . , , * * * . . . * , * " , . . . . . . . . .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 Meyer, Mohaddes Associates, Inc. ii Redlands Community Hospital Master Plan Circulation and Parking Study STUDY OVERVEEW 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 1-10 Freeway in San Bernardino County as illustrated in Figure I on the following page. The Hospital fronts on to Terracina Boulevard and is edged on the south by Fem 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. $04 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. Employees: 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 0_4 shifts which start at various times during the day, with the most common shifts starting at 7:00 am, 3:00 14 pm and 11:00 pm. Peak parking demand occurs between 2:30 pm and 3:30 pm, prior to and following 10 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) 00 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 10 two week period, which is a partial correction for distributing paid hours over weekend days); and 5) 10 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 increase in specific types of services during each phase of the master plan. Mever, Mohaddes Associates, Inc. 1 rrlC € NOT TO SCALE { 30 I 1 LUGON1A AVE 38 f~!f • 10 w W H eZ� C O REDLANDS BLVD COLTDN AVE j LU y LU REDLANDS BLVD en ul Z CTTRUSAVE _ !� Z LU I � � * C, r x¢00 c BARTON RD Z� P { �9 BROOKS2DE L" P SAN �L� tr�� O X G f �r" t7 '4L� 1 � X40 Redlands Community Hospital Meyer,tffohaddes Associates, 177C, An hens Company REDLANDS COMMUNITY FIGURE 1 HOSPITAL Study Area Map Esc srrroo w Redlands Pmmun ry Hospital Master Plan Circulation and Parking S 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. Physicianstypically make hospital rounds to visit patients in the early mornintr 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 Heaver 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 ReH Hos ital Physicians and Staff Parking Facility Current.Number Future iVurtiber Physicians on-site 36 50 o ees 1,158 1.348 CURRENT CONDI'T'IONS 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 Utflization 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, tyre are currently no parking shortfalls at Redlands Conan imty Hospital. badlands Crmununity Hospital has a cunt total of 669 pubug spaces located in eight parking areas and distributed as presented below in'Table 2. Meyer, Mohaddes Associates, Inc 3 of we we Redlands Community Hospital Master Plan Circulation and Parking Study so Table 2: RCH Existing Parking Space Distribution Parking Area Patient/ Disabled PhysicianVolunteer Employee Total No Visitor I i A. Main 130 15 10 60 215 A. New 127 127 ! B. Heliport 18 19 10 47 C. Miller Building 2 193 195 D. Garage 30 30 E. Circle Drive 7 7 E. Emergency 12 1 13 1 04 F. Administration 35 35 Total Parlang Spaces 160 18 40 19 432 669 24°l0 3 % 6°i° 3 °l° 64% =0% I I In April 2000,Hospital parldng 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 presented below in Table 3. During the night shift,20 percent of the Hospital's parldng 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 Parkins 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 86% 6 86% E-Emergency 11 85 % 13 100% 4 31 % F-Administration 13 37 % 14 40% 27 77% Total Averaa 131 20 % 471 70% 429 64 Meyer, Mohaddes Associates, Inc. 4 Redlands Community Hospital Master Plan Circulation and Parking 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 • 1 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 parking spaces,the Hospital currently provides 13 percent more parking spaces than that required by City code. The provision of more parking than required by City code is reflected in the actual Hospital parking utilization,which shows a 51 percent average utilization during the three April 2000 sample periods. Table 4: Current RCM arking Demand and Capacity Current Number Demand Parking Spaces Required Current Capacity by City Code Beds 172 172 197 0-0 Staff 1,158 386 432 00 Physicians 36 36 40 00 TotalWIN-'00594 669 OL 00 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 Iocations throughout the surrounding area did not identify any circulation constraints such as street capacity, traffic signal,turning movement or residential neighborhood impacts. A detailed assessment of existing operational conditions was performed at two locations immediately adjacent to the Hospital as illustrated in Figure 3: 1. Terraeina Boulevard and Fern Avenue; and 2. Terracina Boulevard and Circle Drive. e Traffic count information was collected on Thursday,lune 8,2000 during the morning peak period(6:00 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 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/Q ratio and delay in seconds per vehicle. 1 i Meyer, Mohaddes Associates, Inc. 5 NOT TO SCALE !'! 30 LUGONIA AVE � 38 r38 11J +—�"I---►"+ 2 REDLANDS BLVD COLTDN AVE � I_ REDLANDS BLVD I Redlands ._. BARTON RD 1 f�v BROOKSiDE SAN fi Redlands Gommun' Hospital bAied inb...rseciion One Lane Street Segment Per Direction Two Lane Street Segment Per Direction /Vear 017addes Associates,Inc An lferis Company FIGURE t 2 REDLANDS COMMUNITY Study Area Street System HOSPITAL 00l Ole so PO 4? Circle !! � Drive l=em Avenue Ca D 0 M IVNL Ufayaff XOftaddesAssociafes,Inc. An Iteds Company REDLANDS COMMUNITY FIGURE 3 HOSPITAL Existing Lane Conkourations 0 40 0 Redlands Community Hospital Master Plan Circulation and Parking Study me 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 Avenue intersection is currently operating at LOS B, while the entry to the Hospital at Circle Drive is operating at LOS C. The detailed LOS analysis is presented in the Appendix. Table 5: Current Level of Service AMa!Vsis Intersection Existing Conditions AM Peak Hour PM Peak Hour LOS V/C Delay LOS Vic Delay 1.Terracina Boulevard/ B 0.671 9.7 B 0.554 6.2 Fern Avenue 2.Terracina Boulevard/ C — 10.8 C — 10.1 Circle Drive 00 The existing morning peak period volumes at both locations are presented in Figure 4. During the three hour 00 morning peak period,a total of 136 vehicles were observed entering and exiting the Hospital. A majority 00 (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 00 exiting the Hospital site with a majority (74 percent) making a left turn to travel north on Terracina 0 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. Amajority (84 percent) of the movements were exiting, with 70 percent making a left turn to travel northbound on WID Terracina Boulevard. At Terracina Boulevard and Fern Avenue,52 percent of the traffic traveling through so the intersection was circulating southbound on Terracina Boulevard. The remaining travel was divided 00 among eastbound(8 percent),westbound (13 percent)and northbound(27 percent)traffic. 00 The daily peak of Hospital-related traffic activity occurs between 2:45 and 3:15 pm.due to the overlapping 00 of the clay 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). 00 00 00 00 00 At 00 00 Meyer, Mohaddes Associates, Inc. 00 8 00 IRP C) 4- 20 t r 0 a os 7--N co Circle Drive 'k-83 51 80 57 cirl \A0 Fem Avenue CU > M hfeyer� Af0haddes Associates, Inc, An twis Company REDLANDS COMMUNITY FIGURE 4 HOSPITAL Existing AM Volume Cp w 87 0 38 00 ---;\ Circle Drive .86 co 28 CO Lo 38 rc-13 55-4 1 r 49- 49--zk co Fem Avenue ' co M Ca Xeyer,AfMiddes Associates, h7C. An Item Con=ny FIGURE 5 REDLANDS C{ TY HOSPITAL Existing PM Volume !ij so C ! Redlands Community Hospital Master firm Circulation and Parldng Study 00 FUTURE CONDITIONS !! 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 increase in beds will result in a corresponding increase in staffing. The Hospital's current total of 1,15 8 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. r Future Parking Demand 60 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 requited by City code. Table f: Current and Praj RCH pain ' 9 Demand d'Capacity r Current Current Current Future Projected Proposed Number Parking Capacity Number Parking Capacity Demand Demand (City Code) (City Code) L 17 172 197 292 292 334 !! 1,158 386 432 1,348 449 530 atas 36 36 4f} 4 {} 64 694 669 791 920 Circulation hnpacts a Future traffic conditions in the immediate vicinity ofthe Redlands Commmity Hospital were modeled using TRAFFIX(a traffic evaluation model software)to identify how the Hospital expansion might affect future 0 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 WW the project(i.e.,future baseline conditions). While no specific development projects are proposed in the inimediate vicinity of the Hospital,a generalized MW K. background growth factxn was developed to reflect the growth in traffic in the Redlands ares over the next 20 years. This ambient growth factor was developed by reviewing future forecasts in the Riverside-San Bernardino OWSAN) 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'P=Mt over the next 20 years would represent the level of traffic iz=cm in the Redlands area. ri Meyer,Mohaddes Associates, Inc 11 10 Redlands Community= Hospital Master Plan Circulation and Parking Study 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 faurre-I assuming no change in the Hospital operations,but with the identified level of ambient growth. 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 Existing Conditions Future Without Project AM Peak Hour PM Peak AM Peak Hour PM Peak Hour LOS V/C Del LOS VtC Del LOS V/C Del LOS V 1 Dell 00 1. Terracina Boulevard! B 0.671 9.7 1 B 0.554 6.2 C 0.867 19.7 C 0.715 10.9 F em Avenue 2.Terracina Boulevard' C 10.8 C 10.1 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 of Transportation Engineers(ITE). The UE publication Trip Generation provides trip rates for a wide range of land uses, 'including hospitals, based on empirical traffic count data at 'k increase in comparable land uses around the country. As shown in Table 8 on the next page, the net e e 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 give 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 are oriented toward the south on Terracina Boulevard. The number oftrips added to each movement at the two study intersections by the proposed project 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. lit 04 00 Mever, Mohaddes Associates, Inc. we 12 0 Table 8- Project Trip Generation Scenario No. of Daily AM Peak Hour PM Peak Hour I3ecls In Out In Out Rate 'Trips Rate Trips % No % No Rate Trips % No % No Existing 172 17.37 2988 1.07 184 72 133 28 52 1.22 210 34 71 66 138 Future 292 13.26 3874 1.07 312 72 225 28 87 1.22 356 34 121 fib 235 Net Increase 120 - 886 - 128 - 92 - 36 - 146 - 50 - 97 0 No Me Redlands Community Hospital Master Plan Circulation and Parking Study 4k Table 9: Future Level of Service Analysis With Project Intersection Existing Conditions Future Without Project AM Peak Hour PM Peak AM Peak Hour PM Peak Hour LOS V/C Del LDS V/C Del LOS V/C Del LOS V/C I Del 1. Terracina Boulevard/ C 0.867 19.7 C 0.715 10.9 D 0.988 21.3 C 0.741 11.9 e Fem Avenue 2.Terracina v. Boulevard/ C 15.8 C 14.8 D 21.2 D 26.6 Circle . le ircl'I rive e D i At the Terracina Boulevard/Fem Avenue intersection,the morning peak hour level of service w11 change from LOS D to E,but the average vehicular delay will only be increased by 1.6 seconds,which would not be considered a significant impact In the evening peak hour, the intersection will continue to operate at LOS C. 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 0 the LOS at this location reflects the delay only to vehicles exiting the Hospital, since the through traffic on Terracina 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 00 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 expansion will access the parking areas via this intersection,when in fact some will use alternate driveways. SUMMARY OF FINDINGS 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 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 this location. The proposed parking areas associated with the Redlands Community Hospital Facilities Master Plan are sufficient to meet anticipated demand. With the build-out of the master plan,a total of 920 parking spaces will be available on-site. This represents 16 percent more parking than required by code. G:,,USF_PSZ0WJ00-038 Rediands Hosp�DocTml rtpomwo Meyer, Mohaddes Associates, Inc. 14 OIL 00 0 t w= ' Circle ©rive l . *.-10 0-4 74 00 J ' tit Fem Avenue > a m An rt CaMany REDLA"S CO1fCMRZ W FIGURE 6 ROSPIUAL Future Without P%jed AM Volume 00 00 00 I L 87-4 1I r Cirde 0* Dive e6 49 p-17 71 r 63 A3 Fem Avenue ca CD 0 0- M 0 co ca iii t . zer,Xohaddesksociates, 177C. REDLANDS COMMUNITY An ftedS COMP017Y FIGURE 7 HOSPITAL Future Without Project PM Volume s Circle ( ► Drive 00 ?Ile • C; 1 00 Fem Avenue ca CO0 r m a 00 c ns j5:0/:6 Meyer,Afoluddas AssociWA/nc, �► An rr Py DLANDS COMMUNITY FIG 8 HOSPIT L -ALM Trip Distribution 0 Circle 0; 0 Drive 0* co' ' A0 Fem Avenue ----7 50/6 0* 0* "2 to a) 00 Cal 1Yle rei,'X0ft,?dde$AfS0ci3teSf Inc. 4n Itelt C FIGURE 9 REDLANDS COMMUNITY I VOSPITAL PM Trip Distribution 00 4 4 me me Co 0 27----4 t 0 - "== Circle Drive Y-0 t r G 00, • 0 Fem Avenue Co 0 m co Meyer,Mobaddes Associates,kc, An ftft Comvar�y REDLANDS COMMUNITY FIGURE 10 HOSPITAL Added P"ject Trips AM 0 CT )4 T s7 -! 29 , cn Circle Drive 2 r 0519 Fern avenue 00 a 0 Cam m 3 { t Meyer, Mcheddes Ass"DciJtes, kc. An mens COMPO ry FIGURE 11 rim REDLANDS COWVWMt Y Added Project Trips PM HOSPITAL JOD43VOrMAW�tMX&VIA= MA f 47 t ! ► cue Drive' 6tal 66 Ve )sv� p-4 174 37---,A A.40 v Fern Avenue 2 ca lfe ,N'oA1O*4Asso Wff,Inc. An 0 REDLANDS COACMWNiTY FIGURE 12 HOSPITAL Future With Project AM Volume �s4 i E r 67"—;k o co Circle Drive 39 a 49 73 r ,'° r . -. V\ \0 63--A � 1 Fem Avenue d 0 M ca ca L 1,der,1 ohaddesksacia e r 117C, Oil- '( �['y An ftwis Company REDL S C[.3NUgLT "T` FIGURE 1 04 HOSPITAL Future With Project PM Volume 1� ► L�ti�L QF SER 04 06/1312000 16t13 Filenames EXAM.RPT Page 1 06/13/2000 16i13 Filenames EXAM.RPT Page 2 EXAM,CMD Tue Jun 13, 2000 16,13t21 Page 1-1 EXAM.CMD Tue Jun 13, 2000 16t13:21 Page 2-1 --------------------------------------------------------------------------------- --------------------------------------------------------------------------------- REDLANDS COMMUNITY HOSPITAL REDLANDS COMMUNITY HOSPITAL AM EXISTING CONDITIONS AM EXISTING CONDITIONS ----------------------------------------------------I---------------------- --------------------------------------------------------------------- ----------- Level of Service Computation Report Level Of Service Computation Report 1994 HCM 4-Way Stop Method (Base Volume Alternative) 1994 11CM Unsignalized Method (Base Volume Alternative) intersection 01 Terrracina Boulovard\Fern Avenue Intersection #2 Terracina Boulevard/Cirle Drive Cycle (sec) t 1 Critical Vol./Cap. (X)i 0.671 Average Delay (sec/veh) i 015 Worst Case Level Of Services C Lose Time (sec) : 0 (Y+R - 4 sec) Average Delay (sec/vel0t 9.7 Optimal cycles 0 Level of Services 8 Approach: North Bound South Bound East Bound Went Bound Movements L - T - R L - T - R L - T - R L - T - R Approach: Worth Bound South Bound East Bound West Bound ------------ --------------- --------------- -------------- -------------- Movements L - T - R L - T - R L - T - R L - T - R Controls Uncontrolled Uncontrolled Stop Sign Stop Sign ------------ --------------- --------------- --------------- --------------- Rights 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 it 0 0 0 0 0 0 0 Rights: Include include include include ------------ --------------- --------------- --------------- --------------- banesi 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 it 0 0 Volume Modules ------------ --------------- --------------- --------------- --------------- Base Vols 43 609 0 1 172 66 20 0 7 0 0 a Volume Modules 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 Base Vol, 65 499 11 17 95 30 80 57 29 3 51 83 Initial Bee: 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 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 Best 65 499 13 37 95 30 80 57 29 3 51 83 PHP 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: 43 609 0 1 172 66 20 0 7 0 0 0 PUP Adjt 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1100 1100 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 PHr Volumes 65 499 13 17 95 30 80 57 29 3 51 83 Final Vol.: 43 609 0 1 172 66 20 0 7 0 0 0 Redact Vol, 0 0 0 0 0 0 0 0 0 0 0 0 ------------I---------------11--------------- --------------- ----------- Reduced Volt 65 499 13 37 95 30 so 57 29 3 51 83 Adjusted Volume Modules PCE Adis 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1,00 1.00 Grade, ot 0% 01 ov MLF Adj; 1.00 1.09 1100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 % Cycle/Cars: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Final Vol t 65 499 13 37 95 30 so 57 29 3 51 83 V Truck/Combs xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx ------------I---------------- --------------- --------------- --------------- 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 Modules Cycl/Car PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Sat/Lane: 430 430 430 371 371 371 442 442 442 209 209 209 Txck/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.: 47 609 0 1 172 66 22 0 a 0 0 0 Lanes: 0.23 1.73 0.04 0.46 1.17 0.37 0.49 0.34 0.17 0,02 0.37 0.61 ------------ --------------- --------------- --------------- ---------------- Final Sat.t 97 744 19 169 435 137 213 152 77 5 78 127 Critical Gap Modules ------------I--------------- ---------:------ --------------- --------------- MoveUp Time: 2.1 xxxx xxxxx 2.1 xxxx xxxxx 3.4 xxxx 2.6 xxxxx xxxx xxxxx Capacity Analysis Modules Critical Gp: 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 ------------ --------------- --------------- --------------- --------------- Crit Moves: capacity Module: ApproachV/S: 0.67 0.22 0.38 0.66 Cnflict Vol: 238 xxxx xxxxx 609 xxxx xxxxx 85B xxxx 119 xxxx xxxx xxxxx ------------I--------------- --------------- --------------- --------------- Patent Cap.: 1277 xxxx xxxxx 808 xxxx xxxxx 299 xxxx 1205 xxxx xxxx xxxxx Level Of Service Modules Adj Cap: 1.00 xxxx xxxxx 1.00 xxxx xxxxx 0.95 xxxx 1.00 xxxx xxxx xxxxx Delay/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 Move Cap.: 1277 xxxx xxxxx 808 xxxx xxxxx 285 xxxx 1205 xxxx xxxx xxxxx Delay Adj t 1100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 ------------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 Modules LOS by Moves C C C A A A A A A C C C Stopped Del: 2.9 xxxx xxxxx 4.5 xxxx xxxxx 13.6 xxxx 3.0 xxxxx xxxx xxxxx Approach0el, 12.8 2.3 4.2 12.1 LOS by Move: A A 1,09 by Apprz C A A C Movement: LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT ...... Shared Cap.t 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 LOSt C ApproachDelt 0.2 010 10.8 0,0 TrafEix 7.0,1200 (c) 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA Traffix 7.0,1208 (c) 1997 I)owl.ing Assoc. Licensed to Meyer, Mobadden, LA, CA ► ki . 6 b k 6 6 & i ii & 4 & 4 +i i i . it ii +lir ,+ Ir ► i :+ + .�► + .. "` + .+ MI+1 0611312000 16113 Filenamet SXPM RPT Paoe 1 06/13/2000 16:13 Filename; EXPM RPT Page 2 ExPM,CMD Tue Jun 13, 2000 16:13t28 Page 1-1 EXPM.CMD Tue Jun 13, 2000 16tl3t28 ___ Page 2.1- ------------ '-------------------------------------------------------------------- -------------------_----------------- REDLAND8 COMMUNITY HOSPITAL REDLANDS COMMUNITY HOSPITAL PM EXISTING CONDITIONSPM EXISTING CONDITIONS ._____________----- -Computation Report---------------------------------------------------------- _________-------"`"-- Level Of ServiceLevel Of Service Computation Report 1994 HCM 4-Way Stop Method (Sano Volume Alternative) 1994 HCM Unsignalized Method (Base Volume Alternative) Intersection ((1 Terrracina Boulevard\Fern Avenue Intersection �2 Terzacina BoulevardlCi.rle Drive Cycle (sec), I Critical Vol./Cap. (X)t 0.554 Average Delay (sec/veh)t 1.6 Worst Case Level Of Servicet C Loss Time (sec): 0 (Y+R - 4 sec) Average Delay (sec/veh) t 6,2 *«*#**#+****+##***#*#***#fif++**+##iii*•R}Rf}*er1R####***#++**R««*****«#*+fi****** Optimal Cyclet 0 Level Of Servicet B Approach: North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T - R Approach, North Bound South Hound East Bound West Bound ------------I---------------It---ncontroll___�I---Stop-sign---11.._________-___-� Movement, L - T - R L - T - R L - T - R L - T - R Controlt Uncontrolled Uncontrolled Stop Sign Stop Sign ------------ ---------------11---------------11---------------��---------------I Rights: 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 Rightez Include Include Include Include -------- ------------- -------------- Lanest 0 1 0 1 0 0 1 0 1 0 0 0 1t 0 0 0 0 it 0 0 Volume Module, --------•• -- Base Volt 5 268 2 3 431 18 87 0 38 0 4 0 (�--------`-gigs_II`--'_` II-------_--__' I 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: 35 128 9 83 349 52 55 49 49 13 38 28 initial Bee: 5 268 2 3 431 18 87 0 38 0 0 0 Growth Adjt 1.00 1.00 1.04 1.00 I.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 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 Peet 15 120 9 83 349 52 55 49 49 13 38 28 P11F 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 [Feer 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 PHF Volume: 5 268 2 3 431 19 07 0 38 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 Volt 0 0 0 0 0 0 0 0 0 0 0 0 PHF Volume: 1S 128 9 83 349 52 55 49 49 13 38 28 Final VO1., 5 268 2 3 431 18 87 0 30 0 0 0 Reduct Vol, 0 0 0 0 0 0 0 0 0 0 0 0 ------------I--------------11---------------II--------------11-----__--------I Reduced Volt 15 128 9 83 349 52 55 49 49 13 38 28 Adjusted Volume Modulen 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 Grade, at 03 at 0t MI,F 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 i Cycle/Caret xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Final Vol.; 1.5 120 9 83 349 52 S5 49 49 13 38 28 t 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 I . 111 Saturation Flow Modulet Cycl/Car PCEt xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Sat/Lanes 374 374 374 437 437 437 344 344 344 253 253 253 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.: 6 268 2 3 431 18 96 0 42 0 0 0 hatless 0.20 1.68 0.12 0.3 ------------9 1.45 0.21 0.36 0.32 0.32 0.16 0.49 0.35 I---------------11--------------- 11-_-____________II_..__..__________ Final Sat., 74 630 44 150 630 94 124 11.0 110 42 122 90 Critical Gap Modulat ------------I---------------11---------------I1---------------11---------------i MoveUp 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/Satz 0.20 0.20 0.20 0.55 0.55 0.55 0.44 0.44 0.44 0.31 0.31 0,31 ------------ ------- ----------- ------------- 11 ---- Crit Moves: *«** ##r# ##** #**« Capacity Module; ApproachV/S, 0.20 0.55 0.44 0.31 Cnflict Volt 449 xxxx xxxxx 270 xxxx xxxxx T16 xxxx 225 xxxx xxxx xxxxx -----------._i------- ------,-_11---------------11---------------I1---------------1 Potent Cap.: 984 xxxx xxxxx 1228 xxxx xxxxx 369 xxxx 1066 xxxx xxxx xxxxx Level Of Service Modulen Adj Cap: 1.00 xxxx xxxxx 1.00 xxxx xxxxx 0.99 xxxx. 1.00 xxxx xxxx xxxxx Delay/Veht 2.2 2.2 212 8.2 8.2 8.2 5.4 5.4 5,4 3.3 3.3 3.3 Move Cap t 984 xxxx xxxxx 1228 xxxx xxxxx 366 xxxx 1066 xxxx xxxx xxxxx Delay Adj1 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---------------11----------------11---------_----- 1 AdjDel/Veh, 2,2 2.2 2,2 8.2 8.2 8.2 5.4 5.4 5.4 3.3 3.3 3.3 Level Of Service Module: LOS by Moven A A A B B B B B S A A A Stopped Deli 3.7 xxxx xxxxx 2.9 xxxx xxxx 12.9 xxxx 3.5 xxxxx xxxx xxxxx ApproachDelt 2,2 8,2 5,4 3.3 LOS by Move: A # A * * # LOS by Apprt A B B A Movement: LT - LTR - RT LT - LTR - RT LT - GTR - RT LT - LTR - RT ##+##«««##}##}**+r**####*}}1f*#*i#****#**}+**##**•+R}«+##*++#*«*#«}*****#+*#«**# Shared Cap-t xxxx xxxxxxxxx xxxx xxxx xxxxx xxxx 457 xxxxx xxxx xxxx xxxxx Shrd StpDel:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 10.1 xxxxx xxxxx xxxx xxxxx Shared LOS: * * « * * # # C # # « « ApproachDelt 0.1 0.0 10,1 0.0 Traffix 7,0,1209 (c) 199'7 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA Traffix 7.0.1209 (c) ].997 Dowling Assoc. Licensed to Meyer, Mohaddei,, [.A, CA page 2 261141a222 12 44 Filename: FHPAM.RPT Pane 1 06/14/2000 12:44 Filename: FNPAM-RPT FNPAM.CMD Wed Jun 14, 2000 22t4409 Page 1-1 FNPAM.CMD Wed Jun 14, 2000 12:44:39 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 Be rvice Computation Report 1994 RCM 4-Way Stop Method (Future Volume Alternative) 1994 HCM Unsignalized Method (Future Volume Alternative) Intersection #1 Terrracina Boulevard\Fern Avenue Intersection #2 Terracina Boulevard/Cirle Drive Cycle (aec)t I Critical Vol,/Cap, Mi 0.867 Average Delay (sec/veh)t 015 Worst Cane Level Of Service: C Lose Time (sec)t 0 (y+R - 4 sec) Average Delay (sec/veh) t 19.7 optimal Cycle: 0 Level of Servicer C Approacht North Bound South Bound East Bound West Bound Movement: L - T - R L - T - R L - T - R L - T -__R Approach: North Bound South Bound East Bound West Bound ------------I--------------- ---------------11---------------11----------- Movements L - T - R L - T - R L - T - R L - T - R Controls Uncontrolled Uncontrolled stop sign Stop Sign -----I--------------- --------------- --------------- --------------- Rights: Include include include Include Controls Stop Sign Stop Sign Stop Sign Stop Sign Lanes: 0 1 0 1 0-It-0 1--0--I--0-It- --0 0--it 0--0-It-0--0 0 0--0 Rightat Include include Include include ------ - - - - - - - - - - Ganes 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 11 0 0 Volume Modulet --------------- --------------- --------------- Base Vol; 43 609 0 1 172 66 20 0 7 0 0 0 Volume Modulet Growth Adji 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 Volt 65 499 13 37 95 30 so 57 29 3 51 83 initial Due: 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 40 123 39 103 74 37 4 66 107 PaoserByVols 0 0 0 0 0 0 0 0 0 0 0 0 Added Vol, 0 0 a 0 0 0 0 0 0 0 0 0 initial Fut, 43 707 0 1 222 66 20 0 7 0 0 0 PasserByVolt 0 0 0 0 0 0 0 0 0 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 1100 1.00 Initial Futt 04 645 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 Atilt 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: 43 787 0 1 222 66 20 a 7 0 0 0 PHP Adjt 1,00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1100 1.00 1.00 Reduct Volt 0 0 0 0 0 0 0 0 0 0 0 0 PHF Volumet 04 645 17 49 123 39 103 74 37 4 66 107 Final Vol.: 43 787 0 1 222 66 20 0 7 0 0 0 Reduct Vol, 0 0 0 0 0 0 0 0 0 0 0 0 Adjusted Volume Modules Reduced Volt 84 645 17 48 123 39 103 74 37 4 66 107 Grades 0% 0% of 0% PCE Adjt 1.00 1.00 1100 1.00 1,00 1.00 1.00 1.00 1.00 1,00 1.00 1.00 % Cycle/Carat xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx MLF Adjs 1.00 1.00 1.00 1.00 1100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 V Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Final Vol,l 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 ------------ --------------- --------------- ---------------11--------------- Cycl/Car PCEt xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Saturation Flow Modulet Trck/Cmb PCS: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Sat/Lane: 430 430 430 371 371 371 442 442 442 209 209 209 Adj Vol., 47 787 0 1 222 66 22 0 8 0 0 0 Adjustment: 1.00 1,00 1.00 1.00 2.00 1-00 1-00 1-00 1-00 1-00 1-00 1,00 Critical Gap Module: 2.1 xxxx xxxxx 3.4 xxxx 2.6 xxxxx xxxx xxxxx 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 5.5 xxxx xxxxx 7.0 xxxx 5.5 xxxxx xxxx xxxxx Final Sat.i 97 744 20 170 435 138 213 153 76 5 78 126 Critical GP: 5.5 xxxx xxxxx --------------- --------------- ----- ----- -- --- -- --- --- --- --- --- --- ------------I---------------II'- Capacity Analysis Modulet Capacity Module: Vol/Sat, 0.87 0.97 0.87 0,28 0.28 0.28 0.48 0.40 0.48 0.85 0.85 0.85 Cnflict Volt 288 xxxx xxxxx 787 xxxx xxxxx 1086 xxxx 144 xxxx xxxx xxxxx Crit Moves: Potent Cap.t 1200 xxxx xxxxx 640 xxxx xxxxx 214 xxxx 1170 xxxx xxxx XXXXX 0.87 0.28 0.48 0.85 Adj Cap: 1.00 xxxx xxxxx 1.00 xxxx xxxxx 0.95 xxxx 1.00 xxxx xxxx xxxxx ApproachV/S,I---------------- ---------------- --------------- ---------------- Move Cap.: 1200 xxxx xxxxx 648 xxxx xxxxx 202 xxxx 1170 xxxx xxxx xxxxx ------------ ------ --------------- bevel Of Service Modulet --------_---I____________ 11 11 Delay/Veht 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 Module: 5.6 xxxx xxxxx 19.7 xxxx 3.1 xxxxx xxxx xxxxx Delay Adj: 1.00 1100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Stopped Deli 3.1 xxxx xxxxx AdjDel/Vehi 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 Move: A B It LOS by Move: 0 D D A A A B 0 B D D D Movement, LT - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Approachnelt 27.0 2.9 6.3 25.0 Shared Capt xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 250 xxxxx xxxx xxxx xxxxx UOS by Apprz D A B D Shril StpDeltxxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 15.4 xxxxx xxxxx xxxx xxxxx Shared LOS: C ApproachDeli 0.2 0.0 15.4 0.0 Traffix '1.0.1208 (c) 1997 Dowling Assoc. Licensed to Meyer, MohaddeH, LA, CA Traffix 7.0,1208 (C) 1997 Dowling Assoc. Licensed to Meyer, Molladde", [,Ai CA OG14 2000 12:44 Filerlame: FNPPM.RPT Pa e 1 06 14 2000 12:44 Filenames FNPPM.RPT .. Page 2 FNPPM.CMD _M1'Wed-.Tun-14,-2000-12t44t44-.._______.-___..---Page 1-1 FNPPM.CMD __-Wed Jur! 14, 2000 12t44t49 ______. Page 2-1 - --„___--__ --------.__..____.----_-___ _--._.._-__--____.-_,...__.._.., REDLANDS COMMUNITY HOSPITAL REDLANDS COMMUNITY HOSPITAL PM 2020 NO PROJECT CONDITIONS PM 2020 NO PROJECT CONDITIONS r------------------_----_-_--_-_.„_--__------__-_-----_„---__ --------------_.-----------------..-------------,-__-__-----_.__..._...,,___.._.. _ Leve.l Of Service Computation Report Level Of Service Computation Report 1994 ttCM 4-Way Stop Method (Future Volume Alternative) 1994 HCM Unsignalized Method (Future Volume Alternative) ##***#*w*#*4*w*;*xR**4!*;l;A!•Ai!#*xkk#4#kl;i!##;!x#tiikk!*;*###*Rk*4##*####x;kk x#t4*#;kk*k*4*#***44*##*#!#*k*44;Rklk4l4t4;k*♦;ti;4#Rkx###kkk#kx*!*##*4k#w#x#*kR Intersection 41 Terrracina Boulevard\Fern Avenue Intersection #2 Terracina Boulevard/Cirle Drive *kwRk**w***w**##4**x;#;k##;kk#k#i#k#1k;;lk;Ri4k!*!ltRxl4*!!4#A##Rk;k*x**kx*kk*## ##x 4kxRk4!#4#44x4*#kk*#xkRA*#*#tR##;4x•!Al4R#*kkkk*#k*k#!#R#x44*kkk#*;**##kkikxF Cycle (sec): I Critical Vol./Cap. (%): 0.715 Average Delay (sec/veh)t 1.9 Worst Case Level Of Services C Loss Time (:;cu) : 0 (Y+R . 4 sec) Average Delay (sec/veh) t 10.9 •4#R#Akkk#w!***4!#4*wk;A##A4k;4ikRk;ii##x#Atii#R*!!k#Y1RtRk##ki#wR*##*w#*#****** optimal Cycles 0 Level of Services C Approacht North Bound South Bound East Bound West Bound *##kk**#*!*!#*k*;4!#kk;*4#k!!4#xAk;#xR*kRxk;xiii#i44;4lkxk44kAk*k*4lkk;#lA;klkk! Movements L - T - R L - T - R L - T - R L - T - R Approacht North Bound South Bound east Bound West Bound ------------ ---------------CI-_-------------if------_-------- -_-- _-----_ Movements L - T - R L - T - R L - T - R L - T - R Controls Uncontrolled Uncontrolled Stop Sign Stop Sign ------------ ---------------11--------------- ---------------C1--------------- Rightst Include include Include Include Controls Stop Sign Stop Sign Stop Sign Stop Sign Lanest 0 1 0 1 0 0 1 0 1 0 0 0 it 0 0 0 0 0 0 0 Rights, include Include Include Include ------------ ---------------ii--------------- --------------- --_-_-------___� Lanest 0 1 0 1 0 0 1 0 1 0 0 0 it 0 0 0 0 1t 0 0 Volume Module: ___.._.-_____ -------- -------If--------------- ---------------11---------------i Base Volt 5 268 2 3 431 i8 87 0 30 0 0 0 Volume Modules Orowth 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 Volt 15 120 9 83 349 52 55 49 49 13 38 28 Initial Bse: 5 346 3 4 557 €8 87 0 38 0 0 0 growth Adjt 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 0 0 0 0 0 Initial Beet 19 165 12 107 451 - 67 71 63 63 17 49 36 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: 5 346 3 4 557 18 07 0 30 0 0 0 PasserByVolt 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 1100 1.00 1.00 Initial Futs 19 165 12 107 451 67 71 63 63 17 49 36 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 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 PHP Volume: 5 346 3 4 557 18 87 0 38 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 Volume: 19 165 12 107 451 67 71 63 63 17 49 36 Final Vol., 5 346 3 4 557 €$ 87 0 38 0 0 0 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Adjusted Volume Modules Reduced Vols 19 165 12 107 451 67 71 63 63 17 49 36 Oradea 0% 0% of 0% 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 it Cycle/Carat xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx MLF Adj, "o1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 00 1.00 t Truck/Comb: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Final Vol.: 19 165 I2 107 451 67 71 63 63 17 49 36 PCE Adjt 1.10 1.00 1.00 1,10 1.00 1.00 1.10 1.10 1.10 1.10 1.10 1.10 _-„--------_-_ ----_- --,,_.._..----,. ---------------- _�C ��__.�_ _____11_______________) Cycl/Car PCE: xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Saturation Flow Modules Trck/Cmb PCEt xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Sat/Larset 374 374 374 437 437 437 344 344 344 253 253 253 Adj Vol s 6 346 3 4 557 28 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 flap Modules Lanes: 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 Timet 2.1 xxxx xxxxx 2.1 xxxx xxxxx 3.4 xxxx 2.6 xxxxx xxxx xxxxx Final Sats 73 630 46 I50 631 94 124 110 110 42 122 89 Critical Ops 5.5 xxxxx xxxxx 5.5 xxxx xxxxx 7.0 xxxx 5.5 xxxxx xxxx xxxxx -_---------_I------...-------._11--------------- --------------- --------------- ------------I--------------- --------------- --------------- __.____..__----"-E Capacity Analysis Modulet Capacity Modules Val/Satz 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 Volt 575 xxxx xxxxx 349 xxxx xxxxx 921 xxxx 207 xxxx xxxx xxxxx Crit Movest *••* •**• "##* ***k Potent Cap.: 842 xxxx xxxxx 1114 xxxx xxxxx 273 xxxx 990 xxxx xxxx xxxxx ApproachV/Sr 0.26 0.72 0.57 0.40 Adj Capt 1.00 xxxx xxxxx 1.00 xxxx xxxxx 0.99 xxxx 1.00 xxxx xxxx xxxxx -_,.-_,r.._-__ry -------------- ---------------- ---------------- Move Ca 042 xxxx xxxxx 1114 xxxx xxxxx 270 xxxx 990 xxxx xxxx xxxxx Level of Service Modules ------------I--------------- '---------------1 ------__..__---_E�_______--_----_� Delay/Veh: 2.7 2.7 2.7 15.1 15.1 15.1 8„8 8.8 $,a 4.6 4.6 4.6 Level Of Service Modules 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: 4.3 xxxx xxxxx 3.2 xxxx xxxxx 19.7 xxxx 3.8 xxxxx xxxx xxxxx AdjDel/Veht 2,7 2.7 2.7 15.1 15.1 15.1 8.8 8,8 8.8 4.6 4.6 4.6 LOS by Moves A * * A k k 4 # * # x # 1,09 by Move: A A A C C C B 8 B A A A Movement: LT - LTR RT LT - LTR - RT LT - LTR - RT LT - LTR - RT App roachD01: 2.7 15,1 9.8 4A Shared Cap.: XXXX XXXX XXXXX XXXX XXXX XXXXX XXXX 346 XXXXX XXXX XXXX XXXXX 1.,09 by Appr:.. A C 8 A Shrd StpDel,:xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 14.8 xxxxx xxxxx. xxxx xxxxx **.***#*#xw###*##k*xw#**#*;*;;4x#4#a#t!#*;#*k#k**R*;4k*♦**####;*#*###4#**###•*4# Shared LOS: # # * # * • # O « # # # Approachoelt 0.1 0.0 1.4.0 0.0 Traffix 7,0.1200 act 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA Traffix 7.0.1208 (c) 1997 Dowling Assoc. Licensed to Meyer, Mohaddea, LA, CA 4- A 4 4 64 -6 6-6-6, 6-64-64-6-A-6-444 06/1412000 15;49 Filename, FPAM.RPT Page 1 06/14/2000 15149 Filenamet FPAM.RPT Page 2 FPAMXMD Wed Jun 14, 2000 15,49:55 Page 1-1 FPAM.CMD, Wed Jun 1.4, 2000 15,49t55 Page 2-1 ------------------------------------------------------------------ ---------------- ------------------------------------------------------- ----------------- REDLANDS COMMUNITY HOSPITAL REDLANDS COMMUNITY HOSPITAL AM 2020 PROJECT CONDITIONS AM 2020 PROJECT CONDITIONS ------------------------ -----------------------------------------I----------------- ------------------------------------------------------------------- ----------------- Trip generation Report Level Of Service Computation Report 1994 HCM 4-Way Stop Method (Future Volume Alternative) Forecast for Intersection Boulevard\Fern Avenue Zone Rate Rate Trips Trips Total V Of .*** 4 Subzone Amount Units In Out In Out Trips Total Cycle (sec): 1 Critical Vol./Cap, (X) t 0.888 Loss Time (sec) : 0 (Y+R - 4 sec) Average Delay (sec/veh) t 21.3 ---- ------ -------------- ------ ------ ----- ----- ----- ----- Optimal Cycle, 0 Level Of Servicet D I Redlands Hos 128.00 W/PROJECT AM 0.72 0.28 92 36 128 100.0 Approacht North Bound South Bound Cast Bound West Bound Zone I Subtotal ............................. 92 36 128 100.0 Movementi L - T - R L - T - R L - T - R I, - I - R ------------ --------------- --------------- ---------------11---------------- Controlt Stop Sign Stop Sign Stop Sign Stop Sign ------------------------ ------------------------------------------------------ Rightat Include include Include include TOTAL .................................... 92 36 128 100.0 Lanest 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 it 0 0 ------------ --------------- --------------- ----------------II- Module: Base Volt 65 499 13 37 95 30 so 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 Best 84 645 17 48 123 39 103 74 37 4 66 107 Added Vol: 0 14 0 2 5 2 5 0 0 0 0 6 PasserByVolt 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut: 84 659 17 50 128 41 109 74 37 4 66 113 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 PHF Adj: 1100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Volumet 84 659 17 50 120 41 109 74 37 4 66 113 Reduct Volt 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Volt 04 659 17 50 128 41 108 74 37 4 66 113 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1100 1.00 1.00 1.00 MUF Adjt 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 I.DO 1.00 1.00 1.00 Final Vol.t 84 659 17 50 128 41 100 '74 37 4 66 113 ------------ ---------------11------------- --------------- --------------- Saturation Flow Modulet Sat/Lanes 429 429 429 372 372 372 447 447 447 206 206 206 Adjustment: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 I.00 1.00 1.00 Laneot 0.22 1.74 0.04 0.46 1.17 0.37 0.49 0.34 0.17 0.02 0.36 0.62 Final Sat.t 95 744 19 170 435 139 220 151 76 5 74 127 -----------I--------------- ---------------II-------------- --------------- capacity Analysis Modules Val/Sats 0.89 0.89 0.89 0.29 0.29 0.29 0.49 0.49 0,49 0.89 0.89 0,89 Crit Movesi ApproachV/Si 0.89 0.29 0.49 0.89 ------------I--------------- --------------- --------------- --------------- Level of Service Modulet Delay/Velit 29.0 29.0 29,0 3.1 3,1 3.1 6.4 6.4 6.4 29.2 29,2 29.2 Delay Adjt 1.00 1100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 AdjDel/Vehi 29.0 29.0 29.0 3.1 3.1 3.1 6.4 6.4 6.4 29.2 29,2 29,2 LOS by Movet D D V A A A B D 0 D D V ApproacbDelt 29,0 3.1 6.4 29.2 LOS by Appr: D A Ii D Trafflx 7-0-1209 (C) 1997 Dowling Assoc. Licensed to Meyer, Mohaddea, LA, CA Traffix 7.0,1200 (c) 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, tA, CA 414. . SIE.) PF 06 I4'2000 15s49 Filcitamas FPAM.RPT Page 3 06/14/2000 15:49 Filename.: PPAM.RPT P 4 FPAM.CMD Wed Jun 14, 2000 15s49c55 Page 3-1 -------------------------------- ---------------------- REDLANDS COMMUNITY HOSPITAL AM 2020 PROJECT CONDITIONS --------------------------------------------------------- Level Of Service Computation Report 1954 HCM Unsignalized Method (Future volume Alternative) #Rkk*kk**k#k Intersectt,on02 Terracina Boulevard/cirle Drive ######*#k**k**#R####*#hk#*#R##t#*RRtlf#!******•**R*R#!*#**###*#****hk*#*th#h}#*# Average Delay (sec/veh), 1.3 Wast Case Level Of Services D *k!R*fiRt!•R#fi RRR**##'*#*}#F*tf*ik#ifi*RRf4R}ttRlt#*###*##*4RRAt#*#*!*##t***#*##### Approachs North Bound South Bound East Bound West Bound Movement, L - T - R L - T - R L - T - R L - T - R ..-----..-----I---------------- --------------- --------------- ---------------) Control, Uncontrolled Uncontrolled Stop Sign Stop sign Rights: Include Include Include Include Lanes r 0 1 0 1 0 0 1 0 1 0 0 0 1) 0 0 0 0 0 0 0 ------------I___.-------.__-__li----------------il---------------II--__--_-- Volume Modules 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 Initial Doe, 43 707 0 1 222 66 20 0 7 0 0 0 Added vol, 24 0 0 0 0 68 27 0 9 0 0 0 PasserByvola 0 0 0 0 0 0 0 0 0 0 0 0 Initial Fut, 67 707 0 1 222 134 47 0 16 0 0 0 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 P)UF Adja 1...00 1,00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PUP Volume, 67 707 0 1 222 134 47 0 1.6 0 0 0 Reduct Vols 0 0 0 0 0 0 0 0 0 0 0 0 Final 'Vols 67 707 0 1 222 134 47 0 16 0 0 0 Adjusted volume Module, Grade.- 0% Oil 0% Ot V Cycle/Cars, xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx t 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 PCR, xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Trek/Cnib PCEs xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Adj vol., 74 707 0 1 222 134 52 0 I.0 0 0 0 Critical Clap Modules MoveUp Time; 2.1 xxxx xxxxx 2.1 xxxx xxxxx 3,4 xxxx 2.6 xxxxx xxxx xxxxx Critical tap: 5.5 xxxx xxxxx 5.5 xxxx xxxxx 7.0 xxxx 5.5 xxxxx xxxx xxxxx ----I----------------II---------------II---------------II---------------I Capacity Modules Cnflict vol: 356 xxxx xxxxx 707 xxxx xxxxx 1144 xxxx 170 xxxx xxxx xxxxx Potent Cap., 1104 xxxx xxxxx 648 xxxx xxxxx 196 xxxx 1125 xxxx xxxx xxxxx Adj Caps 1.00 xxxx xxxxx 1.00 xxxx xxxxx 0.91 xxxx 1.00 xxxx xxxx xxxxx Move Capt 1104 xxxx xxxxx 648 xxxx xxxxx 179 xxxx 1125 xxxx xxxx xxxxx ------------I------- --------Ii---------------ll---------------li---------------I Level Of Service Modules Stopped Del: 3.5 xxxx xxxxx 5.6 xxxx xxxxx 27.3 xxxx 3.2 xxxxx xxxx xxxxx LRS by Move: A t fi 0 * • # # * # Movement, ur - LTR - RT LT - LTR - RT LT - LTR - RT LT - LTR - RT Shared Cap,t xxxx xxxx xxxxx xxxx xxxx xxxxx xxxx 227 xxxxx xxxx xxxx xxxxx Shrd StpDelsxxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 21.2 xxxxx xxxxx xxxx xxxxx Shared LOS, * * # * # # # D # t * # ApproactiDels 0.3 0.0 21,2 0.0 Traffix 7.0.1208 (c) 1997 Dowling Assoc. Licensed to Meyer, Mohaddes, LA, CA � �► '`� �,_ ,__�;_�-�_�_�i_-� �►_� �►_� _�i_�i__+�.+�_.,,�__ m.il►�._+i Vii►-� .1►� ,re+�r��i-.�_# �1 # �► �i ii +i 06114/2000 1.5,45 Filenamer FPPM.RPT Page_ 1 06/14/2000 15:45 Filenames FPPM.RPT Page 2 FPPM.CMD Wed Jun 14, 2000 15:45:46 Page 1-1 FPPM.CMD Wed Jun 14, 2000 15,45,46 Page 2-1 - - ----_------------------------------..--_------ ----------------------_---------------------------- -__--- - REDLANDS COMMUNITY HOSPITAL REDLANDS COMMUNITY HOSPITAL PM 2020 PROJECT CONDITIONS PM 2020 PROJECT CONDITIONS -------------._...--------------- -----------------------.__--------------------- --------------------------------------- ---------------- - - - TripGeneration Report Level Of Service Computation Report 1994 HCM 4-Way Stop Method (Future Volume Alternative) Forecast fO1. #*#t♦;;###fi4;#t*#*#4*#R};;##*;*it**4*#*R4*t}}t*tttRR***#####;*#*#*%#t4;##;;#;*;# Intersection N1 Terrracina Boulevard\Fern Avenue Zone Rate Rate Tripe Trips Total 1 Of #R#;##;A;RRRRA#*4*fiRR}•RRR#Afi;f*#}t};#**}R*tfRttR*;##*##/*%4*;;;*#fiR#%#%**#%*##! 4 Subzone Amount Unite In Out In Out Tripe Total Cycle (sec), 1 Critical Vol./Cap. (X) : 0.741 Lose Time (sec}, 0 (Y+R . 4 sec) Average Delay (sec/veh): 11.9 ---- -------..---- ------- -------------- ------ ------ ----- ----- ----- ----- Optimal Cycle, 0 Level Of Services C 1 Redlands Hoa 146.00 W/PROJECT PM 0.34 0.66 50 96 146 100.0 Approach: North Bound South Bound East Bound West Bound Zone I Subtotal ............................. 50 96 146 100.0 Movement: L - T - R L - T - R L - T - R L - T - R ------------1---------------11---------------II---------------11---------------I Control: Stop Sign Stop Sign Stop Sign Stop Sign ---___---_ ---------------------------------------------------------------------- Rights: Include Include Include Include TOTAL .... .............................................. so 96 146 100.0 Lanes: 0 1 0 1 0 0 1 0 1 0 0 0 11 0 0 0 0 11 0 0 ------------1---------------II---------------II---------------!l---------------I Volume Modulez Base Vol: 15 120 9 83 349 52 S5 49 49 13 30 20 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 Bae: 19 165 12 107 451 67 71 63 63 17 49 36 Added Vol: 0 11 0 5 21 3 2 0 0 0 0 3 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 User Adj, 1.00 1.00 1.00 1.00 1.00 1.00 1.00 I.00 1.00 1...00 1.00 1,00 PHP 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: 19 176 12 112 472 70 73 63 63 17 49 39 Reduct Vol: 0 0 0 0 0 0 0 0 0 0 0 0 Reduced Vol: 19 176 12 112 472 70 73 63 63 17 49 39 PCE Adj: 1.00 1.00 1.00 1.00 1.00 1.00 1.00 I.00 1.00 1.00 1.00 1.00 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 Final Val.: 19 176 12 112 472 70 73 63 63 17 49 39 ------------ --------------- --------------- ----------------11 --------------- Saturation Flow Module: Sat/Lane: 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 1.45 0.21 0.37 0.32 0.31 0,16 0.47 0.37 Final Sat.: 69 641 44 151 637 94 126 109 109 40 114 91 ------------I---------------II--------------- ---------------- --------------- Capacity Analysis Module: 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: t«.# *;#e %R♦R #t## ApproachV/S: 0.27 0.74 0.58 0,43 -----------I---------------11---------------II---------------11---------------! Level Of Service Module: Delay/Veh: 2.8 2.8 2.8 16.7 16.7 16.7 9.1 9.1 9.1 5,1 5.1 5.1 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 AdjDel/Veh: 2.8 2.8 2,8 16.7 16.7 16.7 9.1 9.1 9.1 5.1 5.1 5.1 Los by Moves A A A C C C B B D B D B ApproachDel: 2.8 16.7 9.1 S,1 LOS by Appr: A C B B *R;R*#tt#AR*R##A**At#*;AAfi#Rfi*RRf#**A#tR*t4;;A*tR4fifi#RttRR##;##R#ttfiR##tR%fi4tfi% Traffix 7.0,1200 (c) 1.997 Dowling Aseoc. Licensed to Meyer, Mohaddes, LA, CA Traffix 7.0.1209 (C) 1997 Dowling AaeoC. Licensed to Mryer, MnLnddes, LA, CA &A &A-4-4 44 a AA 4 0614X}04 15:45 Filenames FPPM.RPT Pa e 3 06/14/2000 1505 Filename, FPPM.RPT Page 4 FPPM,CMD Had Jun 14, 2000 15i45i46 Page 3-1 ----------------- --------------------------------------------------- REDLANDS COMMUNITY HOSPITAL PH 2020 PROJECT CONDITIONS -------------------------------------------------------------------------------- Level Of Service Computation Report 1994 "CM Unsignalized Method (Future Volume Alternative) Intersection 02 Terracina Boulevard/Cirle Drive Average Delay tnec/veh), 5,4 Worst Case Level of Servicei D Approach: North Bound South Bound East Bound Went Bound Movement t L - T - R L - T - R I, - T - K L - T - R ----------1---------------if---------------If---------------11--------------- Control, Uncontrolled Uncontrolled stop sign Stop Sign Rights, Include include Include include l'arlent 0 1 0 1 0 0 1 0 1 0 0 0 it 0 0 0 0 0 0 0 -----I---------------If---------------If---------------11-----I----------I Volume Modulet Base Vol, 5 268 2 3 431 Is 87 0 38 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 TnitialBeet 5 346 3 4 557 is 87 0 30 0 0 0 Added Vol, is 0 0 0 0 35 67 0 29 0 0 0 PaseerSyVol, 0 0 0 a 0 0 0 0 0 0 0 0 Initial Fut: 20 346 A 4 557 53 154 0 67 0 0 0 User Atilt 1.00 1.00 1100 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 PHF Adj: 1.00 1100 1.00 1.00 1.00 1.00 1.00 1100 1.00 1.00 1.00 1.00 PUF Volume, 20 346 3 4 557 53 154 0 67 0 0 0 Reduct Volt 0 0 0 0 0 0 0 0 0 0 0 0 Filial Vol., 20 346 3 4 557 53 154 0 67 0 0 0 Adjusted Volume Modulei Oradet 04 0% 0% 04 V Cycle/Carat xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx V Truck/Comb; xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx PCE Adj, 1110 1100 1.00 1.10 1.00 1.00 1.10 1.10 1.10 1110 1110 1.10 Cycl/Car PCS, xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Trek/Cmb PCE, xxxx xxxx xxxx xxxx xxxx xxxx xxxx xxxx Adj Vol.: 22 346 3 4 557 53 169 0 74 0 0 0 Critical Gap Modules MoveUp Timet 2.1 xxxx xxxxx 2.1 xxxx xxxxx 3.4 xxxx 2.6 xxxxx xxxx xxxxx Critical Opt S-S xxxx xxxxx 5.5 xxxx xxxxx 7.0 xxxx 5,5 xxxxx xxxx xxxxx ----------I--------------- --------------- ---------------11--------------- Capacity Motbilet 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., 807 xxxx xxxxx 1114 xxxx xxxxx 251 xxxx 970 xxxx xxxx xxxxx -------------I---------------if---------------11---------------11---------------I Level Of Service module; Stopped Del: 4.6 xxxx xxxxx 3.2 xxxx xxxxx 36.4 xxxx 4.0 xxxxx xxxx xxxxx 140S by Move; A 4 0 A It Movement; 1,T - 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 Shrd StpDel;xxxxx xxxx xxxxx xxxxx xxxx xxxxx xxxxx 26.6 xxxxx xxxxx xxxx xxxxx Shared 1,09t D ApproacilDelt 0.3 0.0 26.6 010 Traffix 7,0,1208 (C) 1.997 V0.1ing Assoc. Licensed to Meyer, Mobaddes, LA, CA Conditional Use Permit NO so so so io Building, Utility Systems 0 Lee Burkhart Liu 00 July 21000 V Me Conditional Use Permit Building Utility Systems Overview The Redlands Community Hospital central plant provides and or routes utility services to the hospital. Redlands 00 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 11 as identified 1* on the Master Plan.Phase M of the Master Plan will require additional central plant capacity to accommodate future 00 utility demands. The future central plant addition in support of Phase M is included in the Facilities Master Plan as so an additional building located at the west end of the existing main hospital building. so The following report summarizes the consulting engineer's findings with regard to central plant 1 utility capacities in me comparison to anticipated Phase Il and Phase III utility demands, to 4 Lee Burkhart Liu July 2000 MECHANICAL, ELECTRICAL !� AND PLUMBING SYSTEMS !! EVALUATION REPORT for REDLANDS COMMUNITY HOSPITAL REDLANDS, CALIFORNIA E 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,7t'Floor Los Angeles, CA 90035 May 26, 2000 Redlands Community Hospital.Redlands.California NMP Systems Evaluation NTRODUCTION 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: 0 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, observeand 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/Havakawa 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: 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 MEHA 20020.01 May 26,2000 Redlands Community Hospital,Redlands,California MEp Svstems 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. 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. 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 354 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.lton, which seems to be of adequate to support the proposed Phase 2 project, but it does not have enough capacity for the Phase 3 project. C. Heating Plant: Stearn 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 aw also consists of a condensate system, boiler feed water system,and deaerator system. D. The two existing steam boilers, (one is standby), has the equivalent of 33 btufs.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. II. ELECTRICAL A. The main 4160-volt service switchgear and distribution panels afire enclosed type manufactured by Westinghouse and are located adjacent to the central plant in the main switchgear room. The equipment is original which was MET-Lk 20027,0.01 May 26,2000 Redlands Community Hospital.Redlands.,California MEP Svstems Evaluation installed over thirty years ago. The equipment is in good condition and appears to be adequately maintained. Replacement parts are no longer available for the draw-out and molded case breakers. 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 twC) smallest generator sets and replacing them with a new 100OKW 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 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 Z C 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 MEHA 20020.01 May 26,2000 Redlands Community Hospital,Redlands,California ► MEIP 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 die is in relatively good condition. Piping appear to be in good condition. 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 Ina 10 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. lie 00 Two 2" mains enter the building; one is dedicated to hyperbaric use and the c' 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 lie codes. Both the systems serve the Operating Room areas. Rio I. Fire Protection: The existing automatic Fire System is a later addition, lie serving the complete complex. The system includes a centrifugal electric I - SO 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. J. Fuel Oil System; recently installed underground fuel oil tank is code compliant and adequate for current and future Phase M requirements. RECOMMENDATIONS lie I. MECHANICAL 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 NIEHA 20020.01 4 May 26,2000 Redlands Community Hospital,Redlands.Caiifomia MEP Systems Evaluation s.f./ton figure. Two 300 ton water-cooled electric centrifugal chillers should be placed in the new Central Plant along with some pumps. Two exterior louvers (16 s.f. each) should be placed on the exterior wall of th—_ chiller 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 boiler-, is not available. Usually,the sound from the boiler is not considered a No problem. 00 00 11. ELECTRICAL 00 A. To assure continued trouble-free electrical service, the 35-year old 00 equipment in the basement of the existing Central Plant should be 000k considered for replacement within the next ten years. With the current Central Plant renovation some equipment is being replaced. B. Consideration should be given to upgrade the Clock system, Pk:system and NIATV 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. 0* C. All modifications or additions of additional loads to the existing electrical age 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: 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. MEHA 20020.01 5 May 26,2000 OA Redlands Community Hospital,Redlands,California NIEP 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. i 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 io Generator#1 300kW Generator#2 300kW Generator#3(new) 1000kW TOTAL 1600kW 2. We estimate the current building emergency load demand to be F 565kW. The expansion described in the Master plan is being built in phases. At each phase, metering of the Emergency System will be required 3. Based on the demand metering the facility will have adequate generator capacity to meet code required emergency load_ If the hospital wishes to provide non-code related items on the generator in the future, then an additional generator may be required. 10 M. PLL VMLtilG 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. WV 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. NIEHA 20020.01 Redlands Community Hospital,Redlands,California MEP Svstems 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 10 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. 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 go 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 120°F. Hid hot water temperature alarms with automatic shut-off will be provided for all patient use systems. wit 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 overdrainagge 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 NIEHA 20020.01 7 00 May 26,2000 Redlands Community Hospital,Redlands.California MEP Systems Evaluation dryers providing breathable quality air will be required. A set of carbon monoxide and dewpoint monitoring system on each compressor assembly will be required. 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 30 years. The existing original system has outlived its useful life. A medical vacuum system consisting of triplex medical vacuum pump 'des will be provided in the Central assembly, complying with current cod0 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. L 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. 00 J. Laboratory Vacuum System: A duplex laboratory vacuum pump system 00 will be provided in the Central plant and piping extended to all laboratory 0 1 0 outlets and equipment requiring the same. Alarms as required will be I provided. K. Oxygen System: Oxygen piping will be extended from existing bulk oxygen system to each building and extended to outlets and equipment requiring the same. Alarms as required will be provided. Emergency inlet lie I will be provided at each new building. 0* i 'AML L. Fuel Gas: The seismic shut-off valves should be added to the existing gas meters in order to comply with the current codes. IVIEHA 20020.01 8 May 26,2000 0 Redlands Community Hospital,Redlands.Califomia I* I NIEP Svsterns Evaluation A new -as meter will be provided at each new building and low pressure piping extended to each gas-consuming equipment. A seismic -as 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 C, seismically braced to comply with SB 19553. N. Fuel Oil System: Recently installed underground fuel oil system appears adequate for current renovations and does not appear to require any further improvements. 0. New Operating Area: All existing piping currently is at 9'-6"-'r 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". 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* g 0 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 00 will conform to NIFPA l3, OSIIPD Fire Marshal and local Fire Marshal requirements. A j MEILk 20020.01 9 Ma,,,,26,2000 Conditional Use Permit 00 !* Acoustics 00 00 01 04 Oi* Lee Burkhart Liu July 2000 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 9 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. fie 00 A 00 Lee Burkhart Liu July 2000 > tr &r ire- ACOURb ! alt 2 August 203 CA a0st11 I&Henry Castaneda, Tt6owm s to 34'a 13u. Leve Burkhart Liu,Inc. LA no i95'HiA' 2890 Colorado Avenge Santa Monica,CA 90404 Subject:Redlands Community Hospital,Modification to Conditional Use Permit ' DearEenry, As requested we have prepared this study in order to investigate any necessary noise mitigation measures in order to avoid any scazrt noir impact from a proposed epausion of the hospital's Central Plant. io 00 1.0 NOISE C 4 • EIA Under section 18.68.180 of Chapter 18.68 `MF Medical Facility District, the City of Redlands require the fob "In the MF zone, all noisy-Pmdu+CinB equipme including, but not limited to compressors and heating and air-conditioning units shall be installed or endosed so OW the noise from such equipment does not exceed zone W Charly Compatible Com Noise Equivalent Levels identified in Table- 9.1 of the Redlands Crneral Plan for all land use dories". ' The NoiselLand Use Compatibility Matrix of the Noise Eement of the City of Redlands,in turn, "! recon as exterior CN£L emit of 50 dBA for land use to be `cle ady co `bge' with ri ri• ui w and other land usage. It is the poficy of the Cita of Redlands,that no Lind use adjaesrt to egg residential land shall generwe noise in excess of dais level unless appropriate mon yes are unposed to reduce the noise level on a4acart residential property to this It is noted that nowise mdgatioh vAxk is errantly m progress for the existing Cert Pima a quipmimd at Redlands Como unity Ebspital. :AttadW Foitri 1 shows the proposed lotion for the new Cental Plant togedw with the Dation of the mstmg;Central Plant. It is understood`. rr that the noise dd$Rtion four the odsting Central Plant is bang implementel in acccsdance with the it and ons made in the report dated 26 September 1996 prepared by Smith, Fause&' Associates. This rept concluded that vvhh the proposed modifications,the existing Central Plant would produce levels of 49.5 dBA(daytime) and 46 dBA(nijottrce) at the propmV line of the Fern Avenue residence-arc ss the strecet(south)from the Central Plant. (Position 2 an Fig=1). page 2 go so Given the separation between the existing Central Plant location and the proposed Central Plant Expansion,we would predict a minimum of 6 dBA 'distance attenuation' of existing Central Plant noise between positions I and 2 shown on the attached Figure 1. Having considered all factors discussed above, the following noise criteria are recommended for 40 the detailed design of noise mitigation for the Proposed Central Plant Expansion: Equipment Time Period Recommended Noise Limit at Nearest Residential Property Line To Proposed Central Plant Expansion (Position 1, on Figure so 1) All equipment at Redlands Nighttime 50 dBA Community Hospital, including 10 p.m.to 7 am. 40 dBA contribution from existing Central Plant equipment. WO All equipment at Redlands Evening 55 dBA Community Hospital, including 7 p.m. to 10 p.m. Ik 44 dBA contribution from 00 existing Central Plant equipment- All equipment at Redlands Daytime 60 dBA Community Hospital, including 7 am. to 7 pm. 44 dBA contribution from existing Central Plant eqHip�ent Roof mounted Cooling Towers Nighttime 47 dBA I 10 p.m-to 7 am. Enclosed Central Plant Nighttime 45 dBA Equipment 10 p.m. to 7 am. Roof mounted Cooling Towers Evening 52 dBA 7 p.m. to 10 pm. 0.0 Enclosed Central Plant Evening 50 dBA A Equipment 7 p.rrL to 10 p.m.. Roof mounted Cooling Towers Daytime 58 dBA 7 am. to 7 p.m. Enclosed Central Plant Daytime 56 dBA Epipment Table 1: Detailed Noise Criterion for Central Plant Expansion. page 3 00 Furthermore, in order to :xziinis=any subjective annoyance, we recommend that equipment shall be selected such that no equipment generates a steady audible tone, such as a whme, screed 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 1 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 00 noise emissions in the evening and at night respectively. A 2,4)ADDITION OF CENTRAL PLANT EQUIPMENT 0 According to information supplied by MEHA by memo dated 4 May 2000, the following new Central Plant equipment will be added for the Central Plant Expansion. • Two 300 ton induced-draft cooling towers will be located outdoors on the roof of the new Cel Plant Expansion enclosure. • Two 300 ton 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 installed inside a new enclosure to be constricted. The proposed location of this equipment is indicated on the attached,Figure 1. l._ 3.0} ANALYSIS OF NOISE EMISSIONS FROM PROPOSED CENTRAL PLANT EXPANSION ''G4'ITH RECOMMENDATIONS FOR NOISE CONTROL CoolingTowers Cooling towers will be located approximately 120 feet from the site boundary on the roof of the new Central Plant Building. The following noise mitigation is recommended: • The Cooling Towers should be specified to be no noisier in any octave band than the noise data included in Attaches 1, which is imanufnc:°turer's data for model 33269 induced- draft Coating Towers,manured by Bare Aircoil Company(B.A_C.). • Acoustical screens should be constructed on all sides of the towers. The screen height shall 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 coo.ling effigy of the ). The screen should be continuous, without gaps, constructed from a material with m imurn mass per unit page 4 area of 2.21 per sq. fl(3f< 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 Acousteme nt 30. • The closest Cooling Tower to the site boundary should be set-back at least 7.5 feet from the southern-most parapet screen(used setback 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. !"! • The Cooling Towers should be configured with air intakes facing away from the property r# 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 ung on and running up to 100% speed. It will also significantly mise emissions from the equipment when it is i running at less than 100%duty. Attached Sheet 1 resents an acoustical p analysis based upon incorporation of the mitigation measures listed above which predicts Cooling Tower noise transfer to the closest property line of ry 46 dBA based upon two towers running at 100% load. This predicted noise level satisfies even the recommended nighttime noise criterion for Cooling Tower noise emissions (see Table 1 above). !! The acoustical screening correction used in the analysis has been based upon site geometry shown 160 on the attached Figure 2. The roof level of new Central Plant binding 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. Atnigh 'ttime we would expect the noise emissions from the Cooling Towers to be at least '] dBA lower due to lower nighttime cooling Loads resulting in a worst case nighttime operating scenario t 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 tonically feasible to further reduce noise emissions from the Coaling flowers by the following measures: +� Slaw down the fan speed by over sizing the equipment. Order the equip glow sound fans". +� Provide the equipment with sound attenuation. 00 me page 5 PL NO 40 We emphasize however, that our analysis suggests that none of these additional noise mitigation strategies wdl 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 00 area of trent equal to the floor area of the enclosure is recommended_ 00 * Each equipment item, including chillers and high pressure steam boilers should be me 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 minimiun 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 1001/o load, to the property line, not exceeding 45dBA. This predicted noise level satisfies even the recommended nighttime noise criterion provided in Table 1 above. r� 010 r� is 00 so r( r A 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 I 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 00 00 Yours Sincerely, rtin Newson Associates,LLC Michael Brown Technical Director 00 io encl. 00-066 Redlands Community Hospital CUPldraftrptl 00 a s© COO ING OWER AIR INT E PRENTRALOPOSED C PLANT EXTENSION COOLING TOWER AIR INTAKE Jt CIO 04, 110, EXISTING irr POSITION 1 CENTRAL PLANT 0 NO--SEE FIGURE 2 POSITION 2 FIGURE 1 —PROPOSED LOCATION FOR CENTRAL PLANT EXPANSION Martin Newson & Associates, LLC DRAmNG s=—r DRAWN 1 DATE FILE Consultants in Acoustics 5m swft u0m= Bmkvwd. SLft 508 Soft uwkc CA 9%01 (310) NS-1302 I= (310) 395-M w"jwmwn=mm5m=m !1# t 7.5' MIN. 1443 1433 1418 \ HOSPMAL PROPERTY f;.r UNE 4 1382 i Awe ' FIGURE 2-- SECTION THROUGH SITE SHOWING PROPOSED LOCATION FOR CENTRAL PLANT EXPANSION " Martin Newson & Associates, LLC r)RwN =k—;r wN By OATS ME Consultants in Acoustics ja 501 Suite 508 Srm Cl 5cN#S t (310) X1= Fm (310) 07 6 444 A & A666 'I CTdaytirne 1.xis Redland Community..Hospital ESee - Transfer of Cooling lower Noise to The Property Line me Noise Anal,y is250 500 1000 2000A400 BOOB Awtd manufactuer`s SPL @ 50 ft. FULL LOAD. 53 7 60 56 62 58 51 50 correction for no. of equipment items no. of items m.._? 3 3 3 3 3 3 3 distance loss based on 120 ft -8 -8 -8 -8 -8 acoustical screening loss _see FIR. 2 -6 -8 -10 -11 -14 -16 -19 -20 predicted_ noise level 42 44 45 40 43 37 27___._.:25 A weighted octave band level 16 28 36 37 43 38 28 24 96 Paste 1 --- FIBERGLAS WIRE MESH AS RE-''0'D FOR PROTECTION Ex POSED CONSTRUCTION PER ARCHITIECT , pop TYPICAL WALL TREATMENT DETAIL (ELEVATION) o ACOUSTICAL TREATMENT 2" THICK BLACK FACED DUCT LINER BOARD AS SHOWN ON DRAWINGS SOUND ABSORPTION COErr1CIENTS 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 .87 .90 NOTE: ATTACH FIBERGLAS BY MECHANICAL FASTENERS. THE FASTENERS SHALL 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 FASTENERS SHALL BE GEMCO INSULATION HANGERS OR APPROVED EQUAL PREPARE SURFACE AND ATTACH FASTENERS WITH AN ADHESIVE m ACCORDING TO MANUFACTURE'S WR17TEN INSTRUCTIONS. USE OF SELF ADHESIVE TAPE TO ATTACH FASTENERS ENERS IS NOT PERMITTED. ACOUSTICAL TREATMENT DETAIL Martin Newson & Associates, LLC DRAmG =qE ay WE RLE Consuttcnts in Acoustics 5M Sada Mwim 5minmL Sale SW Sw Am Mwc%. G 90401 (310) SM-13M Fm[ (310) 305--9007 wry !" ATTACHN TENT I EQUTPMENT NOISE DATA s i t c k t �y 04 sx '"aj 05/12/00 11:02 FAX 3107834718 $.$,.WATTS CO.INC 1005/019 Baltimore Aircoil Company. !! Series 30001JE Sound Rating Program, 1/6/2000 Rel. 10114/98 Model : 332691JE3269 TOP (L No.of Fans: (1)7 ft.Diameter Fan Per Cell O AVE DISANCE Fan Type: Standard BAND s rt so it Blade Passage Frequency: 49 Hz.at Full Speed t 57 48 Motor HP: 15 HP per fan 2 75 54 Sound Prersuro Leveks l 3 82 62 (Lp)are e�cpre�sed in decibels(dB)reference 0.0002 microbar. a 76 62 Sound Power Lauds(Lw)are wmre=ed In dacibeta(d8)reference one pica Wali 5 78 65 Frequencies we expressed In Ham 8 7S 65 7 76 62 8 72 63 A-wtgd # 84 71 ie AIF! INLET(L) _._ D(L _. _ Or,AVE DISTANCc OCTAVE DISTANCE SMO5 It so it BAND sr so tt 1 sa 43 1 65 53 2 67 s0 2 ss 57 3 70 5a 3 70 6o a 73 58 4 70 56 t 5 76 61 5 72 62 6 75- 61 6 69 58 7 6a 54 7 62 51 e 1 63 1 51 ,� a 56 5o A-M9d 80 88 / ;� i A-19d 75 6S � l END(L) ''^ /~ AIR INLET(L CCs AVE 01Zi ANCE QCtAVE DISTANCE BAFJD 5 ft 5o ft s ft 5o n 1 66 53 1 58 43 2 6s 57 ' 2 67 so 3 70 60 3 70 58 4 7n Be 4 73 sa 5 72 62 5 76 61 e 68 s6 6 75 61 7 62 51 7 68 54 8 56 so S 63 51 "d 75 66 Arwtgd t10 66 Calculated Sound Power Level(L.) Oc mve nand FmyAncv �. 1 63 H2 82 2 125 ft 97 3- 250 Hz 91 4 500 Hz 91 5 1K Pa 94 6 2KHz 93 7 4KH= as 6 8 K Hz as l l� qLj VUO/Ulv Baltimore Aircoil Company Series 30001JE Sound Rating Program 5/412000 Rel- OS11=000 Modal : 3326913E=69 ITOP (L) 041 No.of Fans: (1)7 fL Diameter Fan Per Cell OCTAVE DO ANNE Fan Type: Standard BAND 5 ft so ft 00 Blade Passage Frequency:49 Hz.at Full Speed 1 53 so 001 Motor HP: IS HIP per fan 2 71 so Fan Speed &Fan Power Used :75%of 4ull speed, 6.3 BHP 3 78 56 00 4 72 sa Sound preswAm Lov"-W(Lp)are expressed In dedbels(dg)reference 0.0002 Microbar. 5 74 61 so Sound power Lsveos(Lw)am exprecoad In decibels(M)retwence one pito WAtL a 7S 61 Frequencies are exprtmacd In Hertz 7 72 58 00 a 63 59 A4 9d 80 67 00 00 AIR INLET(L) END OCTAVE' DIST rO�C;T Al :.STANCE DISTANCE NC 5 It so ft BAND ft 1 51,1* S4 3963 46 49 1 11 63 66 00 3 66 54 3 66 S 4 69 54 4 66 S2 Oak 5 72 S-7 5 68 58 6 71 57 6 65 S4 7 SA so r, 7 sa 47 59 47 8 92 1 46 00 FiZid 716 A-wlo 1 71 1 61 D (L) Jt�& AIR INLET(L) EN 00 OCTAVE DISTANCE OC',AV= 015rTIANC 8010 F—Sit so ft BAND 5ft so ft 1 61 49 1 54 39 2 61 53 2 63 465 66 5Ssem3 66 54 0A 66 52 w 4 69 54 S 68 sa 5 72 S7 6 65 54 6 71 57 7 SS 47 7 54 so a 52 46 a I J9 47 A4qd 71 61 AidU2 rilesCalculated Sound Power Level(Q Octave Band lip1 as Hz 73 1 .0. 125 Hz 83 3 2SO Hz 87 4 SOO I-Iz 97 5 1K)-& 90 6 2 K Hz 89 7 4KHz 8S 8 K I�t es 0 Conditional Use Permit rl, Exhibits 00 4 L f; Lee Burkhart Liu MiO July 2000 Conditional Use Permit E The following wrings are hereby submitted as exhibits to the Ruts Community Hospital Conditional Use permit application. Atl,1 Cover Sheet ALOO Existing Parking Site Plan ALOI Site Plan sr ALGIA Site Plan A2.00 Basement Floor Plan A2.01 First Floor Plan A2.02 Second Floor Plan A2.03 Third Floor flan A2.04 Fourth Floor Plan A105 Fifth Floor Pian A3,00 North Elevation A3.01 Partial North Elevation A3.02 Partial.Elevations A3M Partial Elevations A3.04 Support Services Elevations; Lim Lee Burkhart Liu July 2000 / ZS s— � N 1 IN Ln SAN T I Y 0 T E 0 CANYON N O A O / i \ Z A /\ 1 mli � U Fv} rI I l l l t l d z t�.�\� L <f tftlitltlllllij111 i' ` MMMTTFIF 1 ` 1III /^ i uj ai � �[xt ot01 6 ,�z--t- fid �'�`,• _ 1 /I �i --• \J� A�� "`\,. A\\.��,A�/'(•"� QAC\�� r'I 7,`i-/--'_ t;b \ E t j � f _ � r e E73a}Milo `z" d cm i) PM N r Y a Q 3 1 l d i LU ILI34RRq a� 711107E 0 CAN Y0-4�O O 4 ! I 1 ' I H � i � 1 1 I s � O �ff t # N ¢p(U f } 7 I� y Y I is � I � q f� Et { i \ Qf 1/ IV.])ƒ/ ja7CV) }§) ) � AAw / � � [ {� � } � � f ( . «m® e» § � � ¥! | | i ; � | | � ; i c*A KJ- civ $4 $ $ 1 , r if f 1 1 4 f � a 3, � 1 � t rr�' tr) s (; a❑ s a r, $ Act in> 1 W At 9: SII I it 'i i + it _j tu � j u G I i i r s z a w w J J. ' W F W P i HE { T 1 CS O 1 i s s Fdand� � f 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, Lgm Richard MalacoafP Associate Planner cc: Pat Meyer, Urban Environ P.O. BOX 3005 REDLANDS, CA 92373 Jck 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 undefg rounding of-all oh-sit6--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. 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 or with 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 Southern 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 • 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. 0 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 barriers and deep 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(4), certain fees, dedications, ___reservations or exactions, imposed by.the.City as .a condition .cif approval of this p eject ire subject to a §t.;ffUtdr-ftirfety (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. 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 _®applicant shall incorporate-the 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. 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--shall-be-equal to-the floor-area-of the enclosure and match the specifications on Detail TR1 of the attached Acoustics Study. 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-Migation-Measure-No,IT 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. 1-n-order to comply with Mitigation Measure No. 2i of the Negettive Beelar"On, th �d to provide the 6ity with fumdimg to ertter into econtreet wit -lifeof this Master Plan. This shall be in the for -aft-Traft-E,iggl ineer d oirg t� a eontraCt-L'JV---'LVIVeen the eity amd the 1 lespital and then the Gity amd the Traffic EMimee . 37. The following architectural issues shall be reviewed and approved by the __—__::CPmm_upity Deve lopmetit Director-prior-to-submittal ofthe-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. • The type of glass and color that compose the windows. Approved by: Jeffrey L. Shaw Community Development Director 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: GE Comply-widr-Tit-le--13-and-other-sectiens-of-the-Redla-nds- al-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. I 5Q.M 2. Pay the Water Capital Improvement Charge at $150 per 100 cu. ft. estimated monthly 0 consumption as a condition of issuance of a building permit. $251000 3. lwtaH a 1-1.1 inch wate. =in in S= Timoteo R=d aiong fbc frontage of R� eo.r—rity llospitM Froperry. I=taH a 20 inch water n=in in West FeTu aforig ___TYvLMaSC 0,R:Ilan& eqm=nity lfespitzd pjt ope as required by the Nitmicipai U Departa�eat __ T I re 10 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 CONDITIONAL USE PERMIT NO. 355 R9 October 24, 2000 Pace 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 licensed 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 S'FCM0 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. S730,000 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. Footnote: Any oversizing of water mains will be subject to oversizing reimbursement in accordance with the Redlands Municipal Code, Chapter 13.24. GARY G. PLPS Municipal Ufflifies Director LLY:hs PUBLIC WORKS DEPARTMENT ENGINEERING ADMINISTRATION DIVISION REQUIREMENTS Applicant: Redlands Community Hospital Location: 350 Terracina Boulevard (APN•172-131-23, 25, 26) r,;:..rr.:. ....+ .....::,::r•, am..:;ti:7ef.;v:.y:ram•r+rrs}:.::.,:,'?,:+,�pz..r,r,h.:'•f�F?.e.:$••r."a{:i::,•:i:v::`;"rt:,:3Br`:}:tfitr,P:.•?:1.rO X:3".�•:;}A:s,•�',�.k.,,.t+c,;:r�r•..:,•::��.+trs;.:{:.•:k••.'�{'•.;A^w�:"•+'+:.'+..+.r. M., .33;�':S:s:,►:rl.:.:�::.#.":�.`..•I.:,.:,;1:.;1:r1.3.8.,....r,..}:':,�.,;•+"h.'�,4,.;k•.�`''..•+^•;.ti':.:"•r•'.�•y.'.�':•'>.•::.::.i:.:.:.:..,.•. •::.:L...°..:.......F.�.t....�.tILE...,.I.,�..l�.�}�.:;..':•;.ti�,•�.il.+r::.r{�r'.?�,.�.�.,'.:�P.t:�,.°�'{r`>.?^•".f�.:.r1.....,.l....i..rlr.`.l....l...r.t.v[.:fi.�.,�:•1r<33.?:7��•:t>:.•t•:.`A:•�,$:r.<.::..:+rr.:,r+}'••.>:fi;•r+.i:i.x:`•:ri.,4,.:ri2+.::;.:.:A.i$:;.1?.}.3'•;L.''r•.1.."...t.,:.i.�•:.�.,�r.:}.•+..•,:,i.�.,.ta.. IM$'�XMMVM4��.ai .. ... �aE :.:.e..;•.:,d;:#,:,;�:t.,•,..ai.r'r:.C::..�-:o-3§..r:i�•:.S:,a':.`.,; .:.�.�.:�:+.}:?k.'•':!::'...:;U%::.f:ilS1:3:w:T?'{C•:'S1e:`53rY.�i��L:t:$.}.S:�:'J<r�>r:. Preliminary Review No. 247 08/17/00 N/A N/A N/A Development Review CUP No. 355 09/21100 09/12/00 N/A 09/12/00 (Rev.9) Environmental Review CUP No. 355 09/11/00 09/12/00 NIA 09/12/00 (Rev.9) Planning Commission CUP No. 355 10/10/00 09/12/00 NIA 09/12/00 (Rev.9) The applicant-shall-comply-with the following Engineering requirements as necessary because the required construction is a necessary prerequisite to the orderly development of the surrounding area and for public health and safety: A. The following items are required prior to issuance of the GRADING PERMIT. 1. Grading plans shall be coordinated with the existing off-site improvements. 2. Storm water pollution prevention plan shall be submitted. 3. Cash cleanup deposit shall be submitted ($ 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 ($55.00) for all construction vehicles five (5) tons GVW and over using streets other than established truck routes. NOTE: Cash cleanup deposit and truck route permit submitted during the grading process could be transferred to be used during building construction or off-site improvement construction if it is within the time limit specified in the*truck route permit, otherwise a new truck route permit must be issued. 5. For all development of five acres or more, the developer shall be required to acquire an identification number from California Regional Water Quality Control Board, a notification of intention to develop. Call (909)782-4130. B. The following items are required prior to issuance of the BUILDING PER. I Fees to be paid shall be established by City Council and in effect at the time a permit is issued. 2. Pay the required development impact fees per ordinance in effect at time of issuing ZD the building permit. 3. Cash cleanup deposit shall be submitted ($ 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 lighting 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 Fern 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. 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 $500.00) Labor and Materials 50% in bond form 11. The 10% performance cash deposit will be retained for one year after completion of project for warranty of off-site work. C. The following items are required prior to issuance of the ENCROACHNffM PERMff. 1. Cash cleanup deposit shall be submitted ($ 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 ---d-cic-u-=t-exacLio-cations--of,undergroun6 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)383-4321. 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. 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 finmish 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 ns 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?, ELSA S. PAISLEY RONALD C. MUTTER Associate Engineer Public Works Director FILE-CUP No.355(Rev-9) 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 plans 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 perrnit. 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 th,6-Unffbr B-uilding 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. 7. In compliance with the State Water Resources Control Board, and prior to the grading plan check approval, the designer, architect or engineer must provide an appropriate approval letter from the State Water Resources Control Board and submit the letter to the building division for their review and approval., 8. In compliance with the Califomia Code of Regulations,Title 24 Part 2, (Accessibility Standards) and prior to the building plan check approval, the designer, Architect or 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 plan check submittal for their review and approvals. 9. In compliance with the City of Redlands Municipal Code (Title 18- Easements) and prior to the issuance of a building permit, the applicant must provide recorded 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). Kitcha7d-Pepp Chief Building Official t%C+1JLAt\Lal Z'AK%A; YLi XAAM a ATI i a RR 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 OWNERIAPPLICANT 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 ire Marshal John Haunt, ep Chief CUP_355R9.wpd PUBLIC WORKS DEPARTMENT kE Engineering Administration Division D 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. 1 would support the deletion of Mitigation Measure No. 21. rill. ME-CUP 355 �J11 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 plan 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 factures, exterior colors, details on the foundation, and arrangement of exterior lighting to ensure that no outdoor lighting-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 contract 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. 355 FORM "J" (Revision No. 9)