3.0 PROJECT DESCRIPTION

3.0 PROJECT DESCRIPTION 3.1 PROJECT LOCATION AND SETTING 3.1.1 Location and Boundaries The project site for the proposed Children s Hospital of Orange County (CHOC) Master Plan, the project, is located in the in north-central Orange County. The project site is shown in its regional setting in Figure 3-1, Regional Location Map, in its local setting in Figure 3-2, Local Vicinity Map, and on an aerial photograph in Figure 3-3, Aerial Photograph of Project Site and Vicinity. The approximately 12.0-acre project site is bounded by: Providence Avenue, Bush Street, Pepper Street, a small commercial building, the Providence medical office building, including a child day care center, and the St. Joseph Hospital Patient Care Center to the north; Pepper Street, St. Joseph Hospital and its associated surface parking, and the St. Joseph Outpatient Pavilion and its associated parking structure to the east; Garden Grove Freeway (State Route 22 or SR- 22) to the south; and Main Street, office buildings, and a commercial development to the west. The project site is bisected by La Veta Avenue which runs in an east-west direction. Regional access to the project site is provided via SR-22, the Santa Ana Freeway (Interstate 5 or I-5), and the Orange Freeway (State Route 57 or SR-57). 3.1.2 Existing Site Conditions The northern portion of the project site, consisting of 5.72 acres, is currently developed with: the CHOC Hospital North Tower and entry plaza; CHOC Research, a building that provides space for research and patient clinic; CHOC West, a building that provides space for administration offices, medical records, computer services, patient clinic, and ambulatory care services; the Orange Medical Center building (1201 La Veta Avenue); a five-level parking structure; a two-level parking structure; and an access road for the parking structure and entry plaza. The southern portion of the project site, consisting of approximately 6.28 acres, is currently developed with: the CHOC Commerce Tower office building (505 S. Main Street) and its associated parking structure and surface parking lot; a recently constructed nine-level parking structure and associated pedestrian bridge across La Veta Avenue; a surface parking lot, half of which is occupied by temporary storage buildings; an access road to the parking structure and the adjacent St. Joseph Outpatient Pavilion parking structure; and a 3,178 square foot one-story building used by CHOC for educational purposes. The existing uses on the project site consist of a total of approximately 711,178 square feet of gross floor area provided in six buildings. Parking is accommodated in four parking structures totaling approximately 1,107,000 gross square feet and a surface parking lot. The existing parking facilities on the project site provide a total of 3,341 parking spaces. Figure 3-4, Illustrative Site Plan Existing Conditions, depicts the existing development on the project site. Table 3-1, CHOC Master Plan Project Statistics for Existing Conditions (Year 2008), provides a statistical summary of the existing buildings and parking facilities on the project site. Children s Hospital of Orange County Master Plan Page 3-1

5 Bell Gardens Downey Bellflower 91 Signal Hill Pico Rivera Lakewood 605 Whittier Santa Fe Springs Artesia Cerritos 72 La Mirada Buena Park La Palma Cypress Stanton Los Alamitos 39 La Habra Heights La Habra 91 90 Garden Grove Brea Fullerton Anaheim 57 57 Placentia Orange 90 142 Yorba Linda Villa Park PROJECT SITE Chino Hills 91 241 71 Norco 15 15 Riverside 91 Seal Beach Westminster 22 Santa Ana 55 Tustin 5 261 405 Fountain Valley 1 Irvine 133 241 74 Huntington Beach Costa Mesa 55 405 133 Lake Forest Newport Beach 73 Laguna Hills Mission Viejo 1 5 Laguna Beach Laguna Niguel San Juan Capistrano 74 Pacific Ocean Dana Point San Clemente 5 CHOC Master Plan VISTA C i t y o f O r a n g e 3 6 12 Scale in Miles Figure 3-1 Regional Location Page 3-2

PROJECT SITE CHOC Master Plan C i t y o f O r a n g e 500 1000 2000 Scale in Feet Figure 3-2 Local Vicinity VISTA Page 3-3

B A TA V I A ST. JOSEPH HOSPITAL S. MEDICAL OFFICE BUILDING D R. B USH ST. S T E WA R T AVE. ST. PALMY RA PROJECT SITE MAIN ST. PEPPER S T. P RO V I DE N CE A VE. VET A AVE. S. LA MEDICAL OFFICE BUILDINGS G AR DE N G RO VE F RE EWA Y ( S- R 2 2) Source: Eagle Aerial, March 24, 2008 CHOC Master Plan 100 200 Figure 3-3 Aerial Photograph of Project Site and Vicinity 400 Scale in Feet VISTA Page 3-4

St. Joseph Hospital PROVIDENCE STREET 3 1 St. Joseph Hospital MAIN ST 4 B C 2 PEPPER ST LA VETA AVENUE 5 A A St. Joseph Outpatient Pavilion Centrum North 6 E D St. Joseph Centrum North Parking Outpatient Pavilion Parking Source: FKP Architects, Inc., January 2007. GARDEN GROVE FREEWAY 1 CHOC North Tower 2 Orange Medical Building 3 CHOC Research Building 4 CHOC West Building 5 CHOC Commerce Tower 6 CHOC Parent Education A B C D E Parking Structure (5-level) Parking Structure (5-level) Parking Structure (2-level) Parking Structure (9-level) Surface Parking Lot Hospital Building Research Building Outpatient Clinic Building Office/Medical Building Support Services Parking Structure CHOC Master Plan C i t y o f O r a n g e 50 100 200 Figure 3-4 Illustrative Site Plan Existing Conditions Scale in Feet VISTA Page 3-5

3.0 Project Description BUILDING OR FACILITY 1 EXISTING BUILDING OR FACILITY TABLE 3-1 CHOC MASTER PLAN PROJECT STATISTICS FOR EXISTING CONDITIONS (YEAR 2008) EXISTING USE EXISTING TOTAL BUILDING AREA (GSF) TOTAL NO. OF EXISTING BEDS EXISTING TOTAL NO. OF PARKING SPACES 1 CHOC North Tower In-patient Hospital 215,000 232 --- 2 Orange Medical Building Medical Offices 91,000 --- --- 3 CHOC Research Building Research Clinic 82,000 --- --- 4 CHOC West Building CHOC Clinic, Administrative Offices, 106,000 --- --- Ambulatory Care Center 5 CHOC Commerce Tower Administrative Offices 214,000 --- --- 6 CHOC Educational Building 2 Parent Education 3,178 --- --- A CHOC Commerce Tower Parking Structure (7-level) Staff Parking --- --- 732 B Parking Structure (5-level) Patient Parking --- --- 549 C Parking Structure (2-level) Patient Parking --- --- 285 D Parking Structure (9-level) Staff Parking --- --- 1,665 E Surface Parking Lot Staff Parking --- --- 110 Total 711,178 GSF 232 BEDS 3,341 SPACES Source: Swinerton Builders, May 16, 2008. 1 Refer to Figure 3-4 for existing building and parking facility locations. 2 The removal of this building was part of the CHOC Parking Structure Project (MJSP 349-04 and MND 1740-04) approved by the City of Orange, April 18, 2005. Children s Hospital of Orange County Master Plan Page 3-6

3.0 Project Description Local access to the project site is provided via Main Street, La Veta Avenue (which bisects the project site), Providence Avenue, and Pepper Street. These roadways provide access to: the patient/visitor drop-off area in front of the Hospital; the medical office buildings; the parking structures and surface parking area; and the service facilities, materials delivery areas, and patient delivery by ambulance. Figure 3-4, Illustrative Site Plan Existing Conditions, depicts the existing circulation on and adjacent to the project site. The project site is relatively flat with minimum topographic relief. As the project site is developed and located within an urbanized area, there are existing utilities, service systems, and storm drainage facilities. 3.1.3 Surrounding Land Uses The land uses to the north of the project site consist of Providence Avenue, Bush Street, Pepper Street, a small commercial building, the Providence medical office building (including a child day care center), St. Joseph Patient Care Center, and a parking structure for St. Joseph Hospital. Farther to the north is a single-family and multi-family residential area and an elementary school. The land uses to the east of the project site consist of St. Joseph Hospital and its surface parking lot, St. Joseph Outpatient Pavilion providing medical offices and outpatient services and its parking structure, Centrum North building, parking structures, two medical office buildings and a parking structure that were recently constructed, and the SR-22 on-ramp and off-ramp. Farther to the northeast and east are medical office buildings and a multi-family residential area. Land uses to the south of the project site consist of the SR-22 Freeway mainline, commercial development, and high-density residential development. Land uses to the west of the project site consist of Main Street, office development, commercial development, and parking facilities. Farther to the west is a single-family residential area. 3.2 PROJECT BACKGROUND 3.2.1 Project History Since its opening in 1964, CHOC has become a regional pediatric health care network that serves a pediatric population of approximately 1,200,000 children ages 18 and under. Together with its clinics at other locations in north-central and central Orange County, CHOC Hospital treats more than 7,500 inpatients and 100,000 outpatients annually. CHOC offers a wide range of pediatric specialty, including cancer, cystic fibrosis, diabetes, endocrinology, genetics, infectious diseases, kidney disorders, metabolic disorders, neonatology, and neurology. CHOC is the only facility in Orange County that performs pediatric open-heart surgery and provides pediatric bone marrow transplants. In addition, CHOC Hospital maintains a residency program that trains pediatricians, a Research Institute that provides advanced treatment to its patients, and a nationally acclaimed community education department that teaches health and safety to more than 100,000 families every year. Children s Hospital of Orange County Master Plan Page 3-7

3.0 Project Description To provide some of these services, CHOC Hospital utilizes facilities at St. Joseph Hospital which is connected to the CHOC Tower North via two tunnels under Pepper Street. These facilities include the emergency department, operating rooms, and laboratory and diagnostic facilities. The proposed project would allow for CHOC Hospital to provide these services within the CHOC Hospital facility as discussed below. 3.2.2 Project Objectives CHOC s mission is To nurture, advance and protect the health and well being of children. CHOC s strategic goals to implement its mission guide the physical planning and development of the proposed project on the project site. In support of these strategic goals, the Project Applicant s objectives for the CHOC Master Plan consist of the following: Establish a physical design that allows for the development of a hospital that provides state of the art facilities and services dedicated exclusively to the care of children. Provide for the development and redevelopment of facilities at the CHOC Hospital campus that address CHOC s mission and strategic goals, including the provision of the following services: Medical and surgical services for an estimated 11,000 children per year from Orange County and the surrounding communities that require hospitalization; State of the art diagnostic imaging services for children, including Computerized Tomography and Magnetic Resonance Imaging capabilities; Pediatric emergency services for over 60,000 children per year; Medical laboratory services for children; Cutting edge research in pediatric disease; and Training for pediatric residents and fellows. Provide for the continued utilization of existing facilities while a phased upgrade of the existing CHOC Hospital and supporting facilities occur. Enhance the visual aesthetics of the project frontages along Main Street, La Veta Avenue, Pepper Street, and Providence Street with landscaping, lighting, and signage. Provide a high quality physical environment for patients, visitors, and staff including adequate and safe circulation patterns and parking. Children s Hospital of Orange County Master Plan Page 3-8

3.0 Project Description 3.3 PROJECT CHARACTERISTICS 3.3.1 Overall Development Program Summary by Phase The proposed project provides for the multi-phased upgrade of the CHOC Hospital campus which would allow for the continued use of the existing Hospital and supporting facilities during the implementation of the CHOC Master Plan through the year 2020. The development program for the proposed project would be accomplished in three phases and result in demolition activities, new construction, and the remodeling of buildings on the project site. Table 3-2, Summary of Changes as a Result of CHOC Master Plan at Buildout (By Year 2020), provides a summary of the construction activities that would occur as a result of the proposed project. Specific assumptions regarding these construction activities are provided in Subsection 3.3.3, Construction Activities and Assumptions by Phase, further below. With the exception of the remodeling of interior space in the existing North Tower and the addition of patient beds in the proposed South Tower (Tower II), all of the external physical changes to the existing conditions on the project site would occur during Phase 1 (by Year 2012) of the proposed project. Figure 3-5, Illustrative Site Plan Proposed Project, provides the site plan for the proposed project. Table 3-3, CHOC Master Plan Project Statistics for Phase 1 (by Year 2012), provides a statistical summary for the first phase of the proposed project. Table 3-4, CHOC Master Plan Project Statistics for Phase 2 (by Year 2015), provides a statistical summary for the second phase of the proposed project. Table 3-5, CHOC Master Plan Project Statistics for Phase 3 (by Year 2020), provides a statistical summary for the buildout of the proposed project. The following discusses each phase. Phase 1 (by Year 2012) Phase 1 of the proposed project would result in the following construction and development activities on the portion of the project site north of La Veta Avenue. The Orange Medical Building (located at 1201 La Veta Avenue), consisting of 91,000 gross square feet of medical office space, would be demolished. The occupants would be relocated to medical office space in the immediate vicinity, including the St. Joseph Outpatient Pavilion (existing square footage - not a part of proposed project), the Providence medical office building (existing square footage - not a part of proposed project), and the CHOC Commerce Tower (converted square footage - a part of the proposed project), as appropriate and based upon needs and services, and where associated parking is available for medical office space use. The two-level parking structure, which provides 285 parking spaces for patients/parents and visitors for the existing CHOC Hospital and Orange Medical Building, would be demolished. The patients/parents and visitors for CHOC Hospital would park in the adjacent existing five-level parking structure. Children s Hospital of Orange County Master Plan Page 3-9

3.0 Project Description TABLE 3-2 SUMMARY OF CHANGES AS A RESULT OF CHOC MASTER PLAN AT BUILDOUT (BY YEAR 2020) BUILDING OR FACILITY AFFECTED USE PROPOSED PROJECT ACTIVITY North of La Veta Avenue BUILDING AREA AFFECTED (GROSS SQUARE FEET) NET CHANGE IN NO. OF Orange Medical Building Medical Office Demolish Building (91,000 GSF) --- --- BEDS NET CHANGE IN NO. OF PARKING Parking Structure (2-level) Patient Parking Demolish Parking Structure --- --- (285) Parking Structure (5-level) Patient and Staff Parking Patient Parking --- --- (10) CHOC North Tower In-patient Hospital Remodel 21% of Hospital 45,250 GSF 2 1 --- CHOC South Tower In-patient Hospital, Diagnostics & New Construction 425,524 GSF 200 --- (Tower II) Emergency Services Surface Parking Area Patient Parking New Construction --- --- 5 South of La Veta Avenue CHOC Commerce Tower Administrative Offices Remodel 40% to Medical Offices 85,600 GSF --- --- CHOC Educational Building Parent Education Demolish Building 2 (3,178) --- --- Surface Parking Lot Staff Parking Demolish Parking Lot --- --- (110) Medical Office Building Medical Office New Construction 175,000 GSF --- --- Parking Structure for New Medical Office Building Patient & Staff Parking New Construction --- --- 875 94,178 GSF Demolished Total 600,524 GSF New Construction 130,850 GSF Remodeled 202 Beds 475 Spaces Source: FKP Architects, May 16, 2008. 1 The stated number reflects the difference related to a total of 238 beds which is comprised of 202 previously City-entitled beds, plus 36 additional beds previously authorized by the Office of Statewide Health Planning and Development and the California State Department of Health Services. The resulting net increase of 2 beds is the difference between the 36 additional beds and the removal of 34 beds during the proposed project s remodel of the North Tower. Overall, at project buildout, the North Tower would contain 204 of the total 404 beds and the South Tower would contain 200 of the total 404 beds. 2 The removal of this building was part of the CHOC Parking Structure Project (MJSP 349-04 and MND 1740-04) approved by the, April 18, 2005. As of October 2008, this building has not been demolished and is still actively in use. SPACES Children s Hospital of Orange County Master Plan Page 3-10

St. Joseph Hospital PROVIDENCE STREET K 1 3 M J ED WALK-IN ENTRY ONLY St. Joseph Hospital MAIN ST 4 B L 7 H I F ENTRY DRIVE PEPPER ST LA VETA AVENUE EXIT ONLY N 5 A A St. Joseph Outpatient Pavilion Centrum North E 8/G D St. Joseph Centrum North Parking Outpatient Pavilion Parking 1 CHOC North Tower 3 CHOC Research Building 4 CHOC West Building 5 CHOC Commerce Tower 7 CHOC South Tower 8 Medical Office Building A Parking Structure (5-level) B Parking Structure (5-level) D Parking Structure (9-level) F Surface Parking Area GARDEN GROVE FREEWAY G H I J K L M N Parking Facilities Public Entry & Driveway Emergency Entry Emergency Dock Service Dock Entry to Parking Garage Parking Garage Exit Existing Pedestrian Bridge Hospital Building New Hospital Building Research Building Outpatient Clinic Building Office/Medical Building Parking Structure Sources: FKP Architects, Inc., June 2007, and Thomsen Engineering, Inc., May 2008. CHOC Master Plan C i t y o f O r a n g e 50 100 200 Scale in Feet Figure 3-5 Illustrative Site Plan Proposed Project VISTA Page 3-11

3.0 Project Description BUILDING OR TABLE 3-3 CHOC MASTER PLAN PROJECT STATISTICS FOR PHASE 1 (BY YEAR 2012) FACILITY 1 BUILDING OR FACILITY EXISTING PROPOSED EXISTING USE TOTAL BUILDING AREA (GSF) TOTAL BEDS TOTAL PARKING SPACES AFTER PHASE 1 EXISTING AFTER PHASE 1 EXISTING 1 CHOC North Tower In-patient Hospital In-patient Hospital 215,000 215,000 232 238 --- --- 2 Orange Medical Building Medical Offices Remove Building 91,000 0 --- --- --- --- Research, Research, 3 CHOC Research Building 82,000 82,000 --- --- --- --- Clinic Clinic CHOC Clinic, CHOC Clinic, Administrative Administrative 4 CHOC West Building 106,000 106,000 --- --- --- --- Offices, Ambulatory Offices, Ambulatory Care Center Care Center 5 CHOC Commerce Tower Admin. Offices 6 7 CHOC Educational Building CHOC South Tower (Tower II) Admin. Offices Medical Offices 214,000 128,400 85,600 AFTER PHASE 1 --- --- --- --- Parent Education Remove Building 3,178 0 --- --- --- --- --- In-patient Hospital Diagnostics Emergency Services 0 425,524 --- 88 --- --- 8 Medical Office Building --- 2 Medical Offices 0 175,000 --- --- --- --- A CHOC Commerce Tower Parking Structure (5-level) Staff Parking Staff Parking --- --- --- --- 732 732 B Parking Structure (5-level) Patient Parking Patient Parking --- --- --- --- 549 539 C Parking Structure (2-level) Patient Parking Remove Structure --- --- --- --- 285 0 D Parking Structure (9-level) Staff Parking Staff Parking --- --- --- --- 1,665 1,665 E Surface Parking Lot Staff Parking Staff Parking --- --- --- --- 110 0 F Surface Parking Area --- Patient Parking --- --- --- --- --- 5 G Parking Structure --- 2 Patient & Staff --- --- --- --- --- 875 Parking Total 711,178 GSF 1,217,524 GSF 232 BEDS 326 BEDS 3,341 SPACES 3,816 SPACES Source: FKP Architects, May 16, 2008. 1 Refer to Figure 3-5 for building and parking facility locations. 2 The existing use in the building area for this structure is a surface parking lot identified as Facility E in this Table. Children s Hospital of Orange County Master Plan Page 3-12

3.0 Project Description BUILDING OR FACILITY 1 BUILDING OR FACILITY EXISTING PROPOSED TABLE 3-4 CHOC MASTER PLAN PROJECT STATISTICS FOR PHASE 2 (BY YEAR 2015) USE TOTAL BUILDING AREA (GSF) TOTAL BEDS TOTAL PARKING SPACES EXISTING PLUS PHASE 1 AFTER PHASE 2 EXISTING PLUS PHASE 1 AFTER PHASE 2 EXISTING 1 CHOC North Tower In-patient Hospital In-patient Hospital 215,000 215,000 238 204 --- --- 2 Orange Medical Building --- --- 0 0 --- --- --- --- Research, Research, 3 CHOC Research Building 82,000 82,000 --- --- --- --- Clinic Clinic CHOC Clinic, CHOC Clinic, Administrative Administrative 4 CHOC West Building 106,000 106,000 --- --- --- --- Offices, Ambulatory Offices, Ambulatory Care Center Care Center 5 CHOC Commerce Tower 6 7 CHOC Educational Building CHOC South Tower (Tower II) Admin. Offices Medical Offices Admin. Offices Medical Offices 128,400 85,600 128,400 85,600 AFTER PHASE 2 --- --- --- --- Parent Education --- 0 0 --- --- --- --- In-patient Hospital Diagnostics Emergency Services In-patient Hospital Diagnostics Emergency Services 425,524 425,524 88 148 --- --- 8 Medical Office Building Medical Offices Medical Offices 175,000 175,000 --- --- --- --- A CHOC Commerce Tower Parking Structure (5-level) Staff Parking Staff Parking --- --- --- --- 732 732 B Parking Structure (5-level) Patient Parking Patient Parking --- --- --- --- 539 539 C Parking Structure (2-level) --- --- --- --- --- --- 0 0 D Parking Structure (9-level) Staff Parking Staff Parking --- --- --- --- 1,665 1,665 E Surface Parking Lot Staff Parking Staff Parking --- --- --- --- 0 0 F Surface Parking Area Patient Parking Patient Parking --- --- --- --- 5 5 Patient & Staff Patient & Staff G Parking Structure --- --- --- --- 875 875 Parking Parking Total 1,217,524 GSF 1,217,524 GSF 326 BEDS 352 BEDS 3,816 SPACES 3,816 SPACES Source: FKP Architects, May 16, 2008. 1 Refer to Figure 3-5 for building and parking facility locations. Children s Hospital of Orange County Master Plan Page 3-13

3.0 Project Description BUILDING OR FACILITY 1 BUILDING OR FACILITY EXISTING PROPOSED TABLE 3-5 CHOC MASTER PLAN PROJECT STATISTICS FOR PHASE 3 (BY YEAR 2020) USE TOTAL BUILDING AREA (GSF) TOTAL BEDS TOTAL PARKING SPACES EXISTING PLUS PHASE 1 & 2 AFTER PHASE 3 EXISTING PLUS PHASE 1 & 2 AFTER PHASE 3 EXISTING PLUS PHASE 1 & 2 1 CHOC North Tower In-patient Hospital In-patient Hospital 215,000 215,000 204 204 --- --- 2 Orange Medical Building --- --- 0 0 --- --- --- --- Research, Research, 3 CHOC Research Building 82,000 82,000 --- --- --- --- Clinic Clinic CHOC Clinic, CHOC Clinic, Administrative Administrative 4 CHOC West Building 106,000 106,000 --- --- --- --- Offices, Ambulatory Offices, Ambulatory Care Center Care Center 5 CHOC Commerce Tower 6 7 CHOC Educational Building CHOC South Tower (Tower II) Admin. Offices Medical Offices Admin. Offices Medical Offices 128,400 85,600 128,400 85,600 AFTER PHASE 3 --- --- --- --- Parent Education --- 0 0 --- --- --- --- In-patient Hospital Diagnostics Emergency Services In-patient Hospital Diagnostics Emergency Services 425,524 425,524 148 200 --- --- 8 Medical Office Building Medical Offices Medical Offices 175,000 175,000 --- --- --- --- A CHOC Commerce Tower Parking Structure (5-level) Staff Parking Staff Parking --- --- --- --- 732 732 B Parking Structure (5-level) Patient Parking Patient Parking --- --- --- --- 539 539 C Parking Structure (2-level) --- --- --- --- --- --- 0 0 D Parking Structure (9-level) Staff Parking Staff Parking --- --- --- --- 1,665 1,665 E Surface Parking Lot Staff Parking Staff Parking --- --- --- --- 0 0 F Surface Parking Area Patient Parking Patient Parking --- --- --- --- 5 5 Patient & Staff Patient & Staff G Parking Structure --- --- --- --- 875 875 Parking Parking Total 1,217,524 GSF 1,217,524 GSF 352 BEDS 404 BEDS 3,816 SPACES 3,816 SPACES Source: FKP Architects, May 16, 2008. 1 Refer to Figure 3-5 for building and parking facility locations. Children s Hospital of Orange County Master Plan Page 3-14

3.0 Project Description The entry plaza and the access road to the two-level parking structure would be removed. The northernmost portion of the pedestrian bridge that crosses over the two-level parking structure and the stairwell and elevator would be removed. Approximately 54,250 gross square feet of the existing CHOC Hospital North Tower (located at 455 S. Main Street) would be remodeled. After completion of the demolition, the construction of the CHOC South Tower (Tower II) would occur. The CHOC South Tower would consist of a 425,524 gross square foot building constructed immediately adjacent and connected to the existing CHOC North Tower. Approximately 332,422 gross square feet of the South Tower would be finished out and 88 new beds would be added. The remainder of the square footage in the new South Tower would be shell space. The new South Tower would be seven stories in height with a penthouse for mechanical equipment and a basement level, having an overall measured height of 155 feet. The northernmost portion of the pedestrian bridge would be reconstructed to enter the CHOC South Tower at the second floor. The architectural design of the CHOC North Tower is discussed in Subsection 3.3.2.6, Architecture, further below. At the completion of Phase 1, combining the existing and the newly constructed beds, which would include six beds added to the North Tower in 2009 and the addition of 88 beds in the new South Tower, the overall number of beds would total 326. Circulation and access improvements would be constructed. The improvements would consist of: two emergency vehicle docks off of Pepper Street; short-term patient/parent parking on the eastern side of the project site for the emergency services department; one vehicle entry off of Pepper Street to provide passenger vehicle access to the emergency services department and its associated short-term parking; an additional vehicle entry off of Pepper Street to provide passenger vehicle access to an on-site vehicle access way from the emergency services department to the new entry to the Hospital, a right only exit onto La Veta Avenue, and to a new entrance into the five-level parking structure for patient/parent and visitor parking. The new entrance into the parking structure would result in the elimination of a maximum of ten parking spaces. Landscape and hardscape improvements would occur along the street frontages for La Veta Avenue and Pepper Street adjacent to the proposed CHOC South Tower and on a portion of the second floor of the South Tower. The improvements would include landscape and hardscape elements along the public right-of-way adjacent to the emergency services parking area, on-site along the vehicle access way, and around the primary public entry to CHOC Hospital along La Veta Avenue. These improvements are discussed in greater detail in Subsection 3.3.2.5, Landscape Plan, further below. Children s Hospital of Orange County Master Plan Page 3-15

3.0 Project Description Storm drainage system improvements would occur for the CHOC South Tower. The improvements would include inlets in the driveways, the internal access road, and the surface parking area, an inlet and gutter system on the roof of the building that would drain surface runoff into on-site parkway drains and convey it to the storm drainage system improvements. The storm drainage system improvements would consist of Hancor stormwater quality units, combined with Atlantis RainTank infiltration tanks, and landscape strips to treat stormwater runoff. Utility improvements would occur for the CHOC South Tower. The improvements would include two sewer connections to an existing sewer line in Pepper Street and two water connections to water lines in Pepper Street and La Veta Avenue. In addition, Phase 1 of the proposed project would result in the following construction and development activities on the portion of the project site to the south of La Veta Avenue. Approximately 40 percent of the CHOC Commerce Tower (located at 505 S. Main Street) would be converted from general office space to medical office space. The remaining 60 percent would remain as general office space for the CHOC Hospital administrative offices and general office for lease to tenants. All of the physical changes to the building would occur on the interior of the existing structure. The patients/parents that would visit doctors and other services in the medical offices would utilize the CHOC Commerce Tower parking structure. The surface parking area in the southwestern corner of the project site, which provides parking spaces for staff, would be demolished. A medical office building, consisting of a maximum of 25 stories and 175,000 gross square feet, would be constructed in the location of the surface parking area that would be removed. An 875-space parking facility would be provided for the medical office building. The medical office building and associated parking is only at a conceptual stage and, therefore, will only be evaluated at a programmatic level in this Draft EIR. Landscape and hardscape improvements would occur along the street frontage for Main Street adjacent to the medical office building. Water quality and storm drainage system improvements for the development area for the medical office building would occur. Phase 2 (by Year 2015) Phase 2 of the proposed project would result in the following construction and development activities on the portion of the project site north of La Veta Avenue. No changes would occur to the portion of the project site to the south of La Veta Avenue. Approximately 54,283 gross square feet of floor area in the CHOC South Tower, which was constructed as shell space in Phase 1, would be finished out. At the Children s Hospital of Orange County Master Plan Page 3-16

3.0 Project Description completion of Phase 2, combining the existing and newly constructed beds, which would include the removal of 34 beds from the North Tower and the addition of 60 beds in the new South Tower, the overall number of beds would total 352. No new site improvements would occur in Phase 2 from those discussed above for Phase 1. Phase 3 (by Year 2020) Phase 3 of the proposed project would result in the following construction and development activities on the portion of the project site north of La Veta Avenue. No changes would occur to the portion of the project site to the south of La Veta Avenue. Approximately 38,819 gross square feet of floor area, which is the remainder of the CHOC South Tower constructed as shell space in Phase 1, would be finished out. At the completion of Phase 3, combining the existing and the newly constructed beds, which would include the addition of 52 beds in the South Tower, the overall number of beds would total 404. No new site improvements would occur in Phase 3 from those discussed above for Phase 1. 3.3.2 Project Components The following project components are specific to the portion of the CHOC Master Plan that would result in the development of the CHOC South Tower, the interior remodel of portions of the CHOC North Tower and portions of the CHOC Commerce Tower, and the implementation of the landscape concept plan. These project components, as described below and illustrated in the accompanying plans, are the subject of a projectlevel environmental analysis in this Draft EIR. The remainder of the CHOC Master Plan, consisting of the 175,000 square-foot medical office building and parking facilities, are addressed at a program-level based on a general building location, maximum square feet, maximum number of building stories, and parking requirements per the City Municipal Code. The medical office building is indicated for reference only on the plans discussed below. 3.3.2.1 Zone Change The Project Applicant requests approval of a Zone Change. Title 17 (Zoning) of the Orange Municipal Code designates the project site as PI (Public Institution), C2 (General Business), and OP (Office Professional) on the north side of La Veta Avenue and C2 (General Business) on the south side of La Veta Avenue. The Project Applicant requests a Zone Change that would change this zoning to PI on parcels located north of La Veta Avenue where, moving east to west respectively, the Orange Medical Center building (1201 La Veta Avenue), the two-level parking structure, the five-level parking structure, and the CHOC West and Research buildings are currently located. The zoning south of La Veta Avenue would remain as is. Figure 3-6, Proposed Zoning District Designations, provides the zoning district designations as a result of the requested Zone Change. Children s Hospital of Orange County Master Plan Page 3-17

3.0 Project Description 3.3.2.2 Tentative Parcel Map The Project Applicant requests approval of a tentative parcel map in order to subdivide the project site into 11 numbered lots consistent with the requirements of the Orange Municipal Code. Figure 3-7, Tentative Parcel Map, indicates the parcels as a result of the requested subdivision of the project site. As indicated in Figure 3.-7, Parcels 1 through 10 have an undivided interest in Parcel 11 and Parcel 11 is a non-buildable parcel providing a means for ingress/egress. In addition, Parcel 6 would be divided into a maximum of 83 condominium units, Parcel 7 would be divided into a maximum of 10 condominium units, Parcel 8 would be divided into a maximum of 35 condominium units, and Parcel 9 would be divided into a maximum of 35 condominium units. Each condominium unit would be a minimum of 2,500 square feet. 3.3.2.3 Demolition and Conceptual Grading Plans The Project Applicant requests approval of a demolition permit. The proposed project requires the demolition of the Orange Medical Building (1201 La Veta Avenue), the adjacent two-level parking structure, and the entry plaza and access road to the two-level parking structure would be removed. In addition, the northernmost portion of the pedestrian bridge that crosses over the two-level parking structure and the stairwell and elevator would be removed. Figure 3-8, Demolition Plan, indicates the location of the building, the parking structure, and the other site improvements that would be demolished for the construction of the CHOC South Tower. Later in the construction of Phase 1, the Project Applicant will request approval of a demolition permit for a new entrance into the east-facing side of the five-level parking structure, resulting in the elimination of a maximum of 10 parking spaces. The Project Applicant requests approval of a grading permit for the CHOC South Tower development area. The grading would result in approximately 66,000 cubic yards (cy) of cut, approximately 3,000 cy of fill, approximately 4,500 cy of over excavation, and 6,000 cy of soil for recompaction. As a result, approximately 60,000 cy of soil would be exported from the project site. Figure 3-9, Conceptual Grading Plan, provides the areas of grading for the CHOC South Tower. 3.3.2.4 Site Plan As a part of the Major Site Plan Review process, the Project Applicant requests approval of the overall final site design for the proposed project consistent with the requirements of the Orange Municipal Code. The Site Plan Review applies to any new use of previously vacant land, new construction, or rehabilitation or expansion of existing structures in all zones. In addition, the Project Applicant requests approval of the Design Review of the site plan for the proposed project consistent with the requirements of the Orange Municipal Code. Design Review is applicable to the proposed project since it requires Planning Commission and City Council approval, Major Site Plan Review, is located within a redevelopment project area, and will result in external remodeling of commercial and institutional development. Children s Hospital of Orange County Master Plan Page 3-18

PARCEL 5 PARCEL 1 PARCEL 3 PARCEL 4 PARCEL 2 ZONING: PI PUBLIC INSTITUTION PARCEL 6 PARCEL 7 ZONING: C2 GENERAL BUSINESS PARCEL 8 PARCEL 10 PARCEL 9 PARCEL 11 Source: Thomsen Engineering, Inc. CHOC Master Plan C i t y o f O r a n g e No Scale Figure 3-6 Proposed Zoning District Designations VISTA Page 3-19

CHOC Master Plan C i t y o f O r a n g e Figure 3-7 Tentative Parcel Map Page 3-20 No Scale Source: Thomsen Engineering, Inc., October 2008. VISTA

CHOC Master Plan C i t y o f O r a n g e Figure 3-8 Demolition Plan Page 3-21 No Scale Source: Thomsen Engineering, Inc., October 2008. VISTA

CHOC Master Plan C i t y o f O r a n g e Figure 3-9 Conceptual Grading Plan Page 3-22 No Scale Source: Thomsen Engineering, Inc., October 2008. VISTA

3.0 Project Description Figure 3-10, Site Plan North of La Veta Avenue, provides the site plan for the CHOC South Tower development Area (Parcel 4). The setbacks for the CHOC South Tower are 10 feet from La Veta Avenue, 10 feet from Pepper Street, 0 feet from the right-of-way on Providence Avenue and Bush Street as this is considered to be the rear yard. Figure 3-11, Site Plan South of La Veta Avenue, provides the site plan for the southern portion of the project site, including the general building location of the medical office building and parking facilities. 3.3.2.5 Landscape Plan The Project Applicant requests approval of a landscape concept plan. The landscape concept plan uses landscape and hardscape elements to unify the existing and proposed buildings and parking facilities on the project site and provide a sense of arrival at the CHOC Hospital campus. In addition to the landscape and hardscape provided at the street level, the CHOC South Tower has outdoor garden terraces on the second level. These terraces provide outdoor passive recreation and eating areas for the CHOC Hospital staff, patients, parents, and visitors. Figure 3-12, Landscape Concept Plan Illustrative for North of La Veta Avenue, shows the landscape concept plan design elements for the existing CHOC Hospital buildings (CHOC North Tower, CHOC West, and CHOC Research) and the proposed CHOC South Tower. Figure 3-13, Landscape Concept Plan Illustrative for South of La Veta Avenue, shows the landscape concept plan design elements for the existing CHOC Commerce Tower and associated surface parking lot and parking structure, and the CHOC 9-level employee parking structure and surface parking area. Figure 3-14, Landscape Concept Plan Illustrative for CHOC South Tower, shows the landscape concept plan design elements for the CHOC South Tower garden terraces. The landscape concept plan would result in removal of 46 trees, relocation of 37 trees, and the addition of 60 new trees to the project site. The landscaping would include the use of palm trees within the public right-of-way along La Veta Avenue, and other ornamental trees including palm trees, magnolia trees, and orchid trees adjacent to the buildings along Main Street, La Veta Avenue, and Pepper Street. Trees placed within decorative containers would be provided at the entrances and within the outdoor terraces on the second level of the CHOC South Tower where there would be minimal depth of soil. Around the existing buildings on the project site, the existing plant material that are in good condition would be used in combination with drought tolerant and native plant materials. Where possible, areas of turf would be removed and replaced with groundcover. Children s Hospital of Orange County Master Plan Page 3-23

CHOC Master Plan C i t y o f O r a n g e Figure 3-10 Site Plan North of La Veta Avenue Page 3-24 No Scale Source: Thomsen Engineering, Inc., October 2008. VISTA

CHOC Master Plan C i t y o f O r a n g e Figure 3-11 Site Plan South of La Veta Avenue Page 3-25 No Scale Source: Thomsen Engineering, Inc., October 2008. VISTA

CHOC Master Plan C i t y o f O r a n g e Figure 3-12 Landscape Concept Plan Illustrative for North of La Veta Avenue Page 3-26 No Scale Source: Cathcart/Begin Associates, August 27, 2008. VISTA

CHOC Master Plan C i t y o f O r a n g e Figure 3-13 Landscape Concept Plan Illustrative for South of La Veta Avenue Page 3-27 Medical Office Building landscape program subject to separate landscape concept plan review. No Scale Source: Cathcart/Begin Associates, August 27, 2008. VISTA

CHOC Master Plan C i t y o f O r a n g e Figure 3-14 Landscape Concept Plan Illustrative for CHOC South Tower Terraces Page 3-28 No Scale Source: Cathcart/Begin Associates, August 27, 2008. VISTA

3.0 Project Description The hardscape materials are used to provide textures and colors to unify the visual characteristics on the project site. The hardscape within the public right-of-way includes the continuation of the existing brick banding and concrete along La Veta Avenue, within the sidewalks for the CHOC South Tower, and along Pepper Street. In addition, metal grates and brick banding would be provided for the palm trees along the north side of La Veta Avenue, replicating the existing improvements on the south side of La Veta Avenue. Within the entry area for the CHOC South Tower, accented concrete would be used to enhance the architectural and interior elements of the building and provide directional information to pedestrians. A main seating area with a water feature would be provided across from the main entrance into the hospital and a secondary seating area and other areas with benches would be provided nearby. Additional hardscape elements include a sculpture (relocated from the existing entry plaza landscape area), a dry riverrock streambed, and accent boulders. 3.3.2.6 Architecture The Project Applicant requests approval of the Design Review of the architecture for the CHOC South Tower consistent with the requirements of the Orange Municipal Code. The CHOC South Tower would be located to the south of the existing CHOC North Tower and have street frontage along La Veta Avenue and Pepper Street. The building would be constructed immediately adjacent and connected to the CHOC North Tower. The design of the CHOC South Tower matches the existing CHOC North Tower and together both towers would have the appearance of one building. Although the interior space would be completed and beds would be incrementally added to CHOC Hospital with the completion of each phase, the exterior of the CHOC South Tower would be completed in Phase 1 of the proposed project. In addition, in Phase 1, the northernmost portion of the CHOC pedestrian bridge would be reconstructed to enter the CHOC South Tower at the second floor. The exterior architectural characteristics of the CHOC South Tower are illustrated in Figure 3-15, North Elevation of CHOC South Tower, Figure 3-16, East Elevation of CHOC South Tower, Figure 3-17, South Elevation of CHOC South Tower, and Figure 3-18, West Elevation of CHOC South Tower. The CHOC South Tower would be seven stories in height with a penthouse for mechanical equipment and a basement level, resulting in an overall measured height of 155 feet. As indicated in Figure 3-15 through 3-18, the exterior building materials would consist of an aluminum frame curtain wall system with tinted reflective glass, composite metal panels, plaster, and metal louvers. The primary building signage would be internally illuminated and the use of color would be integrated into the composite metal panels. 3.3.2.7 Off-Site Utility Improvements The Project Applicant is proposing connection to existing off-site utilities (water and sewer) and is not proposing any major improvements to the off-site utility systems. The City Staff is requiring as a condition of project approval that new water lines be constructed in Pepper Street and La Veta Avenue. Children s Hospital of Orange County Master Plan Page 3-29

Source: FKP Architects, Inc., May 2008. CHOC Master Plan VISTA C i t y o f O r a n g e Figure 3-15 North Elevation of CHOC South Tower Page 3-30

COLUMN COVERS Source: FKP Architects, Inc., May 2008. CHOC Master Plan VISTA C i t y o f O r a n g e Figure 3-16 East Elevation of CHOC South Tower Page 3-31

Source: FKP Architects, Inc., May 2008. CHOC Master Plan VISTA C i t y o f O r a n g e Figure 3-17 South Elevation of CHOC South Tower Page 3-32

Source: FKP Architects, Inc., May 2008. CHOC Master Plan VISTA C i t y o f O r a n g e Figure 3-18 West Elevation of CHOC South Tower Page 3-33

3.0 Project Description 3.3.3 Construction Activities and Assumptions by Phase The proposed project would require construction activities for the development described above in Subsection 3.3.1, Overall Development Program Summary by Phase. 3.3.3.1 Phase 1 Construction Activities The construction activities for CHOC South Tower would occur by the year 2012. Most construction activities would take place in the building area indicated as the CHOC South Tower area to the north of La Veta Avenue. A contractor area would be provided in the southwestern portion of the project site. The contractor area would be occupied by temporary trailers for the various contractors involved in the construction activities and short-term storage of supplies. The construction employees would park on the third, fourth, and fifth levels of the CHOC nine-level employee parking structure and access the construction area via the existing CHOC pedestrian bridge, which would be closed to all other pedestrians. The remodeling of floor area within the CHOC North Tower would require construction activities associated with remodeling interior space and occur within the structure. The conversion of 40 percent of the general office space to medical office space in the CHOC Commerce Tower would require construction activities associated with remodeling interior space and occur within the structure. Upon removal of the contractor staging area, the construction activities for the 175,000 square foot medical office building would occur by the year 2012. The construction activities would occur on the southwestern portion of the project site. A discussion of the primary construction activities and assumptions for each aspect of Phase 1 of the proposed project is provided below. Several of the construction activities would occur at the same time. Demolition Demolition would not exceed 40 weeks (9 months). Requires closure of a portion of one lane and the sidewalk on westbound La Veta Avenue and a portion of one lane and the sidewalk on southbound Pepper Street. Demolition would result in the removal of the Orange Medical Building (1201 La Veta Avenue), the two-level parking structure, the CHOC Hospital entry plaza and access roadway, walkways and driveways, and the northern segment and stairwell/elevator for the CHOC pedestrian bridge. A temporary stairwell would be constructed to provide the construction employees access from the pedestrian bridge to the construction area. Requires removal of approximately 11,654 cubic yards of demolition debris exported from the project site via haul routes on La Veta Avenue and Main Street to the freeways. Construction equipment to be used during demolition would be two excavators, one sweeper, one water truck, and one track-loader. Children s Hospital of Orange County Master Plan Page 3-34

3.0 Project Description Number of truck trips to haul demolition debris away from the proposed project would be 16 trips per day based on an eight-hour workday. The maximum number of construction workers on-site per day would be 25 employees. Excavation and Grading Excavation and grading would not exceed 40 weeks (9 months). Requires closure of a portion of one lane and the sidewalk on westbound La Veta Avenue and a portion of one lane and the sidewalk on southbound Pepper Street. Requires grading of approximately 2.9 acres of land. Requires excavation of approximately 66,000 cubic yards of fill material with 60,000 exported from the project site via haul routes on La Veta Avenue and Main Street to the freeways. Construction equipment to be used during excavation and grading would be one excavator, one sweeper, one water truck, and one rubber tire loader. Number of truck trips to haul exported dirt away from the project site would be 150 trips per day based on an eight-hour workday. The maximum number of construction workers on-site per day would be 50 employees. New Building Construction CHOC South Tower Building construction would not exceed 175 weeks (41 months). Requires closure of a portion of one lane and the sidewalk on westbound La Veta Avenue and a portion of one lane and the sidewalk on southbound Pepper Street. Building construction would include: the construction of the CHOC South Tower; completion of the existing pedestrian bridge to the CHOC South Tower; installation of on-site utilities; modification of the five-level parking structure to provide a ground level entrance from the eastside and the addition of a stairwell and elevator and the pedestrian bridge adjacent to the five-level parking structure; paving of on-site driveways with concrete and specialty materials; installation of water quality facilities (per approved Water Quality Management Plan); and completion of site work related to landscaping, irrigation, and hardscape. Construction equipment to be used during building construction would be two cranes, two backhoes, two compactors, two compressors, two aerial lifts, two concrete pumps, two cement mixers, one generator, one welding machine, and two cut-off saws. Children s Hospital of Orange County Master Plan Page 3-35

3.0 Project Description The maximum number of construction workers on-site per day would be 450 employees during the building construction. Medical Office Building Building construction would not exceed 104 weeks (24 months). Construction equipment to be used during building construction would be two cranes, two backhoes, two compactors, two compressors, two aerial lifts, two concrete pumps, two cement mixers, one generator, one welding machine, and two cut-off saws. The number of construction workers are included in the assumptions for the construction of the CHOC South Tower as discussed above. Building Remodeling Remodeling of approximately 54,250 gross square feet of the CHOC North Tower would occur concurrent with the construction of the CHOC South Tower discussed above. All activities would occur within the interior of the CHOC North Tower. The amount of equipment is included in the assumptions for the construction of the CHOC South Tower discussed above. Remodeling of approximately 85,600 gross square feet of the CHOC Commerce Tower would occur incrementally as medical office space is needed. This remodeling would be considered tenant improvements that are normal and customary to this office building. No major construction equipment would be used during building remodeling. The number of construction workers are included in the assumptions for the construction of the CHOC South Tower as discussed above. 3.3.3.2 Phase 2 Construction Activities A discussion of the primary construction activities and assumptions for Phase 2 of the proposed project is provided below. Building Interior Construction Completion of approximately 54,283 gross square feet of interior floor area in the CHOC South Tower would occur by the Year 2015. The construction period would not exceed 52 weeks (12 months). All activities would occur within the interior of the CHOC South Tower. No major construction equipment would be used during building remodeling. The maximum number of construction workers on-site per day would be 100 employees. Children s Hospital of Orange County Master Plan Page 3-36