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HomeMy WebLinkAboutPC 93-11PC RESOLUTION NO. 93-11 A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR, CALIFORNIA CERTIFYING ENVIRONMENTAL IMPACT REPORT NO. 91-4 AND APPROVING CONDITIONAL USE PERMIT NO. 91-1, FOR THE DEVELOPMENT OF A 425,000 SQ. FT., THREE PHASE MEDICAL COMPLEX PROPOSED FOR A 43 ACRE SITE LOCATED AT 887 GRAND AVENUE, DIAMOND BAR, CALIFORNIA, AND MAKING FINDINGS IN SUPPORT THEREOF. A. Recitals. (i) Inter -Community Health Services, 303 W. 3rd St., Covina, California, has heretofore filed an application for certification of Environmental Impact Report No. 91-4 and approval of Conditional Use Permit No. 91-1, as described in the title of this Resolution. Hereinafter in this Resolution, the subject Development Review and Conditional Use Permit applications shall be referred to as "the application". (ii) On April 18, 1989, the City of Diamond Bar was j established as a duly organized municipal corporation of the State of California. On said date, pursuant to the requirements of the California Government Code Section 57376, Title 21 and 22, the City Council of the City of Diamond Bar adopted its Ordinance No. 14, (1989) thereby adopting the Los Angeles County Code as the ordinances of the City of Diamond Bar. Title 21 and 22 of the Los Angeles County Code contains the Development Code of the County of Los Angeles now currently applicable to development applications, including the subject application, within the City of Diamond Bar. (iii) The City of Diamond Bar lacks on operative General Plan. Pursuant to the order issued by the Los Angeles County Superior Court, action was taken on the subject application as to the consistency with the General Plan, pursuant to the terms and provisions of Ordinance No. 4 (1992) of the City of Diamond Bar. (iv) On January 25, 1993, the Planning Commission of the City of Diamond Bar conducted a duly noticed public hearing on the application, continued said hearing to February 8, 1993, and March 8, 1993, concluded said public hearing on April 12, 1993. (v) All legal prerequisites to the adoption of this Resolution have occurred. EIR NO. 91-4/CUP 91-1 1 777-7 --7 B. Resolution. NOW, THEREFORE, it is found, determined and resolved by the Planning Commission of the City of Diamond Bar as follows: 1. This Planning Commission hereby specifically finds that all of the facts set forth in the Recitals, Part A, of this Resolution are true and correct. 2. The Planning Commission hereby finds that the initial study prepared and reviewed by the City of Diamond Bar and Environmental Impact Report No. 91-4 has been prepared for this project in compliance with the California Environmental Quality Act of 1970, as amended, and the Guidelines promulgated thereunder and further said Environmental Impact Report No. 91-4 reflects the independent judgement of the City of Diamond Bar. 3. The Planning Commission hereby specifically finds and determines, based on the findings set forth below, that changes and alterations have been required in or incorporated into and conditioned upon the project specified in the application, which mitigate or avoid significant adverse environmental impacts identified in said Environmental Impact Report No. 91-4, except as to those effects which are identified and made the subject of a Statement of Overriding Considerations which this Planning Commission finds are clearly outweighed by the economic, social, and other benefits of the proposed project, as more fully set forth in the Statement of Overriding Considerations. 4. The Planning Commission hereby adopts the Statement of Overriding Considerations attached hereto as Exhibit "B" and hereby incorporated by reference. 5. The Planning Commission hereby specifically finds and determines that, after having considered the record as a whole including the findings set forth below, and changes and alternations which have been incorporated into and conditioned upon the proposed project set forth in the application, there is no evidence before this Planning Commission that the project proposed have the potential of an adverse effect on wild life resources or the habitat upon which the wildlife depends. Based upon substantial evidence, this Planning Commission hereby rebuts the presumption of adverse effects contained in Section 753.5(d) of Title 14 of the California Code of Regulations. Notwithstanding the findings set forth herein, the applicant shall make payment of any and all fees which the Department of Fish and Game may require to be paid prior to the issuance of any building permit or further entitlement. EIR NO. 91-4/CUP 91-1 2 -- -- -- -- ---- ter. ,� - 1 1 -171111!11 i IIIIT 6. Based on the substantial evidence presented to the Planning Commission during the above -referenced public hearing opened on January 25, 1993, continued to February 8, 1993 and concluded on April 12, 1993, including written and oral staff reports, together with public testimony, and in conformance with Ordinance No. 4 (1992) of the City Diamond Bar, hereby specifically finds as follows: (a) The applicant's request is for approval of a three (3) phase, 425,000 sq. ft. medical complex to constructed over a 20 year period. The project's development standards and criteria for development are contained within conditions of approval and conceptual architectural and site plans. Each Phase must receive Development Review approval prior to obtaining grading and construction permits. (b) The application applies to property located at 887 Grand Avenue, Diamond Bar with a gross (f) The subject site lies within the Diamond Bar General Plan Office Professional/Planned Development PD (OP) and open Space (OS) land use designation. The current zoning of the site is not consistent with the land use designation. EIR NO. 91-4/CUP 91-1 3 area of 43 acres and is zoned C -3 -BE (Unlimited Commercial Zone) and R-4 (Unlimited Residence Zone). The General Plan land use designation is Office Professional r Planned Development [PD (OP)]. (c) Properties to the east and south are devel- oped with single family and multi -family residences, to the north the site is developed with a commercial office, retail commercial and a golf course and the sites to the west are partially developed by a commercial office development known as Gateway Corporate Center. (d) The subject property has previously been graded and currently is a vacant parcel. (e) The site is sufficient in size and can pro- vide e adequate ingress and egress to allow t q g gh development compatible with the surrounding current land uses. (f) The subject site lies within the Diamond Bar General Plan Office Professional/Planned Development PD (OP) and open Space (OS) land use designation. The current zoning of the site is not consistent with the land use designation. EIR NO. 91-4/CUP 91-1 3 �- ' .r ,-,«�". J' "-­6j'si,i (g) Notification of the public hearing for this project has been made in the San Gabriel Valley Tribune and the Inland Valley Daily °-� Bulletin newspapers on January 14,1993. Notification to property owners within a 500 foot radius was mailed on February 4, 1993. (h) The design and layout of the proposed devel- opment will not unreasonably interfere with the use and enjoyment of the neighboring ex- isting and contemplated future developments, and will not create significant pedestrians hazards; (i) The conceptual architectural design of the proposed complex is compatible with the character of the surrounding development and will maintain the harmonious, orderly, and attractive development contemplated by the Development Review Ordinance and the proposed General Plan of the City; (j) The design of the proposed development would provide a desirable environment for its occu- pants and visiting public as well as its neighbors through good aesthetic use of materials, texture and color that will remain aesthetically appealing and will retain a reasonably adequate level of maintenance. (k) The proposed use will not be detrimental to the public health, safety or welfare or be materially injurious to the properties or im- provements in the vicinity and will promote these goals. (1) The subject site is adequately served by Grand Avenue and Golden springs Drive and all required public and private services. The site is physically suitable for the development. (m) The nature, condition, and size of the site is adequate in size to accommodate the project. 7. Based on the findings and conclusions set forth in paragraphs 1, 2, 3, and 4 above, this Planning Commission hereby approves the application subject to the following conditions and restrictions. EIR NO. 91-4/CUP 91-1 4 ' CONDITIONS OF APPROVAL 1. This permit shall not be effective for any purpose until a duly authorized representative of the owner of the property involved has filed at the office of Planning Division of the Community Development Department the Affidavit of Acceptance and accepts all the conditions of this permit; 2. The applicant must comply with all federal, state, Zone C -3 -BE, Community Development Department and Public Works Department requirements, and that all grading, drainage plans and wall plans shall conform to all City standards. 3. The project shall substantially conform to the site plan and architectural elevations as presented to the Planning Commission and dated April 12, 1993. Three copies of the said site plan and elevations as depicted and dated April 12, 1993 and marked collectively as Exhibit "A" and conforming to such of the following conditions as can be shown on a plan, shall be submitted for approval of the Community Development Director. All construction materials must comply with the materials board approved by the Planning Commission and marked as Exhibit "A-111. The property shall thereafter be developed and maintained in substantial conformance with the approved plans. 4. Approved Uses for the site include the Hospital/Medical Plaza and public and semi-public uses of the conference facilities and limited use of the helipad as provided herein. 5. The total (all phases) net interior square footage of the complex shall not exceed 425,000 square feet and 160 beds. LANDSCAPING 6. The applicant shall submit for approval by the Planning Commission during the Development Review of each phase, landscape and irrigation plans which shall incorporate drought tolerant landscaping. All landscaping shall be installed prior to issuance of the certificate of occupancy. EIR NO. 91-4/CUP 91-1 5 DESIGN GUIDELINES 7. Roof finish material shall have a uniform color so as to reduce reflectivity. Additionally, all roof mounted equipment must be painted a color to match the roof finish material. 8. Roof mounted equipment will be hidden behind building parapets so as not to be visible from surrounding streets, drives or adjacent buildings on a horizontal sight line. 9. Where roof mounted equipment is not hidden from residential view by the building parapet, a screen must be constructed using materials complimentary with existing buildings in the area. The design of the screen will be integrated into the overall architectural design of the building. The surface of the screen shall be finished with a color to match the roof finish material. 10. Private security forces shall be provided as determined by the Sheriff Department to ensure adequate protection particularly of the facility. 11. The hospital shall remove and dispose of all hazardous materials including medical waste, in conformance with local, state and federal (OSHA, EPA, etc.) requirements. 12. The location of the helipad shall be approved during the Development Review for each phase subject to approval of the Federal Aviation Administration (FAA). The helipad shall be limited to emergency flights only. Flights are restricted from flying over residential areas unless flying at an altitude in excess of 500 feet, and the pad lighting to be directed away from sensitive uses. 13. Phase I construction shall not exceed 88,205 net square feet nor use of 20 beds. 14. Phase I shall have a maximum height of 75 ft. and four (4) stories with the tallest portions of the development situated primarily at the rear elevations and shall step down in height from the rear and center of the complex to the front and side elevations. 15. Phase I construction shall have a minimum building setback of approximately 300 feet from Grand Avenue and approximately 270 feet from the front property line. 16. All other Phase I project characteristics shall be as L EIR NO. 91-4/CUP 91-1 6 ­­__ _--s- ­ _ _ � r --i- I'll ,��, il"-­,'. ,. -._ ,-_ _, 17 ?711I�I I Ili represented on the conceptual plans presented before the j Planning Commission and marked Exhibit "A" as a part of the Development Review. 17. Future Phase II and III as proposed are approved in concept only and in no event shall the proposed buildings exceed 75 feet or four (4) stories in height. Additional environmental analysis shall be performed for projects in Phase II and III as may be required by the City. PARKING AND CIRCULATION 18. The applicant shall submit a Transportation System Management Plan for approval by the Community Development Director, and the Public Works Director prior to Certificate of Occupancy of Phase I in compliance with Ordinance No. 1 (1993). 19. The applicant shall provide the minimum number of parking spaces in accordance with the Phase I plans approved during Development Review and a detailed plan submitted for approval to the Community Development Director prior to issuance of building permits. All parking areas shall be lighted to a 1 candle foot minimum level of illumination. 20. Parking will be provided within the following ratios: a) The hospital shall be required to provide two parking spaces for each bed. b) Outpatient clinics, laboratories, pharmacies and other similar uses shall provide one parking space for each 180 sq. ft. of gross floor area. C) Compact parking stalls (81X161) may be provided at a maximum, not to exceed 30 percent of the total with 70 percent standard size (91X191) spaces. Drive aisles shall be a minimum of 28 feet in width. The City reserves the right to review the number of compact parking spaces at the time of development. d) Handicapped parking shall be provided at a ratio of one space per 40 and shall be located in order to provide access as near as is practical to a primary entrance. e) At least 25 percent of the required parking spaces �.a shall be reserved and marked for the use of employees only. i_ EIR NO. 91-4/CUP 91-1 7 .__ _ _ ,_��___._ -i. ..,.._....�..,u�-�,u�....ewJmJu.d6WIIdILJ.,n,�w�i�.N•,-�,,...—a,��.u�:�...�,ao-..,n..,,. ii....,....,...r,,.w�.,_-,.. �, �...,���� ...._. .,....�.._... .. __. _. 21. Parking lots are to be arranged in a geometric pattern. I A 3 foot wide by 4 foot long curbed planter between adjacent stalls at 4 to 6 stall intervals will define ,.� the pattern. The tree planters will be centered on the line between the stalls. Additionally, a 5 foot wide curbed planter shall be provided at the end of each parking row. UTILITIES 22. The applicant shall reduce the use of natural gas and electricity and use energy conserving design and materials according to established standards to be reviewed by the City's Building Official. 23. Easements shall be granted to affected public agencies and private utility companies if utilities are not relocated. 24. The applicant shall submit meet and comply with all federal, state, and local regulations. CONSTRUCTION PHASE 25. The applicant shall submit a construction traffic management plan for approval by the Director of Public Works prior to issuance of any building permit that will at a minimum: a) Provide a parking plan for construction related vehicles for each development phase. b) Ensure construction -related traffic will be directed away from residential areas and away from areas abutting sensitive hospital uses during subsequent phases. 26. The applicant shall reduce construction related emissions of dust by the watering the site at least twice daily sufficient to control dust producing activities especially during the grading stage. 27. The applicant shall restrict all noise intensive construction activities to the hours of 7 a.m to 5 p.m. Monday through Friday and 8 a.m. to 5 p.m. on Saturday. 28. The applicant shall provide noise monitoring equipment on the construction site satisfactory to the Community Development Director to monitor the noise level to ensure compliance with the existing noise standards. If EIR NO. 91-4/CUP 91-1 8 --­ --q. -. 1 11 � �u�i i �1 1 1 �w__� � �� --T--'— - I I I liikl '[h� I,� 111 17 the noise standards are exceeded the project shall be brought immediately into compliance. The noise level during the construction phase shall not exceed the level authorized in the noise ordinance for construction sites. 29. All exterior walls not a part off habitable or storage structures shall be textured in muted tones and shall additionally be covered with ivy or other similar vegetation. 30. The property shall be maintained in a condition which is free of debris both during and after the construction, addition, or implementation of the entitlements granted herein. The removal of all trash, debris, and refuse, whether during or subsequent to construction, shall be done only by the property owner, applicant or by a duly permitted waste contractor who has been authorized by the City to provide collection, transportation, and disposal of solid waste from residential, commercial, construction, and industrial areas within the City. It shall be the applicant's obligation to insure that the waste contractor utilized has obtained permits from the City of Diamond Bar to provide such services. 31. No signs are approved as a part of this application. All signs must be submitted to the City under separate application and must comply with all standards in effect at the time of application. 32. This grant is valid for two (2) years and must be exercised (i.e. Development Review approval obtained and construction started) within that period or this grant will expire. A one year extension may be requested in writing and submitted to the City no latter than 30 days prior to the expiration date. 33. The Mitigation Monitoring Program certified as a part of EIR No. 91-4 shall be implemented and rigorously complied with. Applicant shall deposit and maintain with the City, a fund in such amounts as required by the Director of Community Development to defray the cost of implementation and monitoring by the City staff and consultants retained by the City. 34. All costs related to special consultant services (ie plan check, inspection services, landscape consultants, etc.) shall be borne by the applicant. 35. The applicant is required to participate in the creation of the Master Plan for the Planned Development areas surrounding the property site. EIR NO. 91-4/CUP 91-1 9 ENGINEERING DEPARTMENT r 3 TRAFFIC 36. Developer shall contribute a pre -determined pro rata share towards the design, installation or modification of traffic signal improvements at Grand Avenue and Golden Springs, Grand Avenue and 57 Freeway and other locations per the DEIR as determined in the Development Review application for Phase I. The pro rata share shall be determined by the City Engineer at the time of improvement. 37. The applicant shall contribute $109,000, toward the installation of the existing traffic signal at the Medical Plaza's entrance designated as entrance No. 1 prior to issuance of any building permits. Applicant's pro rata share may be recalculated based on future development, or actual cost, at the discretion of the City Engineer. Applicant shall also fund 100 percent of any signal modifications required at this location, prior to issuance of any building permits. 38. The applicant shall implement all improvements identified in the EIR during each phase indicated unless otherwise noted in these conditions of approval. 39. The applicant shall provide a thematic design for the entry statement to the site from Grand Ave. as a component of the Phase I Development Review application. The entry statement design shall be consistent with the design elements of Gateway Corporate Center. 40. The applicant shall provide access to Golden Springs Dr., shall enter into a reciprocal access agreement with the adjacent land owners, as necessary, and shall construct an access road per City standards to Golden Springs Dr. via the property to the north of the subject site as a part of any future Development Review approvals. 41. When access is provided to Golden Springs Dr., the applicant shall provide, cash or bonds in the amount of $120,000 as a condition of approval of the Development Review towards construction and installation of a traffic signal on Golden Springs Dr. Applicant's pro rata share may be recalculated based on future development, and actual cost, at the discretion of the City Engineer. 42. The applicant shall contribute $15,000 the Grand Ave./ Golden Springs Ave. mitigation fund for traffic signal u. EIR NO. 91-4/CUP 91-1 10 --__ --i I,., -.-.,,,.m«.u.»._..,Lu�duwldWl.W.,��d�w .,-n_..� �.. ....-�.�„�,,.,.�-, -...� ,.� ,-..,.,M«,. .....�..�,.m.�..._........__ modification. ROAD 43. Applicant shall contribute the predetermined pro rata share toward the street overlay of Grand Avenue and Golden Springs in the amount of $25,000. 44. Pavement striping, marking and street signing shall be installed to the satisfaction of the City Engineer. 45. The applicant shall provide up to 25' of additional right-of-way for street widening along Grand Avenue as required by the City Engineer as a part the Development Review application. 46. The applicant shall repair any broken or damaged curbs, gutters, sidewalk and pavement on Grand Avenue abutting the project. Prior to any work being performed in public right-of-way, fees shall be paid and a construction permit shall be obtained from the City Engineer's Office in addition to any other permits required. 47. The applicant shall construct base and pavement on all driveways and the fire lanes in accordance with the City approved soils report and City Standards. PROJECT 48. Two copies of a title report/guarantee showing all fee owners and interest holders must be submitted prior to approval of the Development Review application. 49. The Developer shall submit to the City Engineer the total cost estimate of all off-site improvements, prior to approval of the Development Review application. 50. The project shall be annexed to the Landscape Assessment District 38; and the City-wide lighting district. 51. New centerline ties set as part of this project must be approved by the City Engineer, in accordance with City Standards. 52. Prior to Phase I, if any required public improvements have not been completed by the developer and accepted by the City prior to final approval, the developer shall enter into an improvement agreement with the City and EIR NO. 91-4/CUP 91-1 11 shall post the appropriate security in an amount specified by the City Engineer. 53. All site grading, landscaping, irrigation, street improvements, sewer and storm drain improvement plans shall be coordinated for consistency prior to final approval of each phase. 54. On-site driveways and multiple access strips must be labeled as "Private Driveway and Fire Lane" on the final plans. Fire lanes and private driveways shall be designed in accordance with the Los Angeles County Fire Code and must be clearly delineated and dimensioned. Also delineate the proposed driveway/drive approach location to the site. Fire Department approval required prior to final approval of each phase-,. 55. The detail drawings and notes shown on the submitted ' plans are conceptual only and the approval of these plans does not constitute approval of these notes. 56. Soil Engineer's, Geologist's and Grading Engineer's name, address, phone number, signature and stamp must be on the plans. -a 57. Retaining walls if any to be indicated on plan:-TW(Top of Wall); TF(Top of Footing). i 58. 3 Copies of Closure Calculations for each Lot, Street, Easement must be submitted prior to final approval. 59. 2 Copies of the most recent Assessor Map Book Covering the Site and all adjacent parcels must be submitted prior to final approval. HYDROLOGY, GRADING, GEOLOGY & SOILS 60. Grading of the subject property shall be in accordance with the Uniform Building Code, City Grading Ordinance No. 14 (1990) and Hillside Management Ordinance No. 7 (1992) or as amended and acceptable grading practices. The final grading plan shall be in substantial conformance with the approved conceptual plan. 61. A detailed soils report based on the proposed project shall be prepared by a qualified engineer licensed by the State of California to perform such work and must be reviewed and approved by the City's Soils Consultants as a part of Phase I the Development Review application. 62. A detailed geological report based on the proposed b EIR NO. 91-4/CUP 91-1 12 I IVII IIII i 1 -7 �e- project prepared by a qualified engineer or geologist shall be submitted at the time of application for grading plan check. 63. A detailed hydrology report based on the proposed project prepared by a qualified engineer licensed by the State of California to perform such work shall be submitted as a component of the Development Review application. The Developer must assume that any storm drain requirements are met for a 50 year event on site and any downstream system. 64. Grading and drainage plan (241lx3611) with hydrology study and hydraulics , calculations must be designed in compliance with recommendations of the soils and engineering geology reports. 65. Grading must be signed and stamped by registered Soils Engineer and registered Geologist. 66. Trees are prohibited within five feet of the outside diameter of any storm drain pipe measured from the outer edge of a mature tree trunk. Proposed storm drain to be shown on plans. 67. The following requirements shall be met- a) Surety shall be posted and an agreement executed guaranteeing completion of all on-site drainage facilities necessary for dewatering to the satisfaction of the City's Public Works Department prior to the issuance of grading permits. b) Appropriate easements for safe disposal of drainage water that are conducted onto or over adjacent parcels, are to be 'delineated and recorded to the satisfaction of the City's Public Works Department, prior to issuance of grading permits. c) `All slope banks in excess of five (5) feet in vertical height shall be seeded with native grasses or planted with ground cover for erosion control upon completion of grading or some other alternative method of erosion control shall be completed to the satisfaction of the City Engineer. In addition, a permanent irrigation system shall be provided. 68. Completion and stabilization of all man-made slopes, removal of all landslide materials and reconstruction of slopes must comply with the Los Angeles County Building EIR NO. 91-4/CUP 91-1 13 Code and Ordinances including those requirements for erosion protection and landscaping. I SEWER 69. The applicant shall assume financial responsibility for assessing the capacity and condition of sewer and water lines, storm drains, on-site electrical vaults and telephone facilities serving the site and shall pay a pro rata share for any necessary repairs, upgrading and/or relocation required to service this project. Such assessment and repairs, upgrades and/or relocation shall be to the satisfaction of the Public Works Director. Utilities adjacent to the construction areas shall be placed underground at the expense of the applicant and subject to approval by all pertinent agencies and the Public Works Director. 70. Each building shall be served by a separate sewer lateral. The sanitary sewer system serving the project shall be connected to city sewer system. Said system shall be of the size, grade and depth approved by the City Engineer, County Sanitation District and Los Angeles County Public Works Department, prior to final approval. Future sewer must be shown on the plans. i 71. The Developer must obtain connection permit from the City and County Sanitation District. The project must be annexed into the County Consolidated Sewer Maintenance District and appropriate easements for all sewer main lines must be provided and accepted by the County of Los Angeles Public Works Department, prior to final approval. 72. Developer, at his sole cost and expense, must construct the sewer system in accordance with the City, Los Angeles County Public Work Department and County Sanitation District Standards. UTILITIES 73. Provide separate utility services to each building including water, gas, electric power, telephone, and cable TV (all underground) in accordance with the respective utility companies standards. Easements shall be provided as required. 74. The developer shall be responsible for the relocation of existing utilities as necessary. EIR NO. 91-4/CUP 91-1 14 75. A written certification from walnut Valley Water District, GTE, SCE, SCG and Jones Intercable stating ' that adequate facilities are or will be available to serve the proposed project shall be submitted to the City. Such letter must be issued by the utility company at least 90 days prior to final approval of grading plans. 76. The medical facility shall develop and implement an Emergency Plan and hospital personnel shall be trained as a response component to local, county and state hazardous/medical waste spill accident response teams. 77. The applicant must apply for and obtain Development Review approval prior to issuance of building permits for any development phase. 8. The Planning Commission Secretary shall: (a) Certify to the adoption of this Resolution; and (b) Forthwith transmit a certified copy of this Reso- lution, to Inter -Community Hospital at the address as set forth on the application. APPROVED AND ADOPTED THIS THE 12TH DAY OF APRIL, 1993 BY THE PLANNING COMMISSION OF THE CITY OF DIAMOND BAR. BY: - Bruce Flamenbaum, Chairman I, James De5tefano, Planning Commission Secretary, do hereby certify that the foregoing Resolution was duly introduced, passed, and adopted, by the Planning Commission on the 12th day of April, 1993 with the following vote: AYES: COMMISSIONERS: Meyer, Li, Grothe, Plunk, and Flamenbaum NOES: COMMISSIONERS: ABSENT: COMMISSIONERS: i. ABSTAIN: COMMISSIONERS: ATTEST: Jai DeStefano, Secretary EIR NO. 91-4/CUP 91-1 15 H'171117"1777 I Exhibit "B " STATEMENT OF OVERRIDING CONSIDERATIONS FOR THE PROPOSED DIAMOND BAR MEDICAL PLAZA As concluded in the EIR for the proposed Diamond Bar Medical Plaza (SCH No. 91-121- 027 and CUP 91-1), most environmental impacts, with the exception of the potential impacts to air quality and traffic, can be mitigated to insignificant levels. The City of Diamond Bar is located within the South Coast Air Basin which is a "non -attainment" basin and any contribution of pollutant emissions to the basin is considered a significant impact. Also, because of the size of the project, its potential air quality impacts would exceed thresholds established by the SCAQMD. Heavy traffic on Grand Avenue and Golden Springs Road and the SR -57 and SR -60 freeways will be impacted by the proposed project. Increases in vehicle trips to and from the site can be reduced by the mitigation measures but traffic volumes on local streets are expected to lead to greater congestion in the area. The City of Diamond Bar, as the Lead Agency and final decision maker and pursuant to the CEQA Guidelines Section 15093, after balancing the benefits of the proposed project against the unavoidable environmental effects on air quality and traffic, and notwithstanding the mitigation measures and alternatives described in the Statement of Facts and Findings for the proposed Diamond Bar Medical Plaza, determines that the remaining environmental effects are acceptable due to the following: �"� ■ There are not enough medical services in the area which could serve the needs of the present and future population of the area. ■ Construction of the proposed Diamond Bar Medical Pl= will provide the City of Diamond Bar with accessible medical services which would include state-of-the-art facilities and medical technology. ■ The project will present added opportunity for the provision of cost-effective and efficient delivery of health care services to residents of the City and surrounding communities. ■ The Diamond Bar Medical Plaza combines the traditional health care facility with a hotel/recovery center that will provide ambulatory care to better meet the needs of ambulatory patients. This is expected to meet the recent trend towards more hospital-based group practices and joint ventures between hospital and physicians. ■ The project will provide employment opportunities to area residents, as well as improve jobs/housing balance in the City. ■ The project will serve as a revenue source for the City of Diamond Bar. HOSPUAL.RES EIR NO. 91-4/CUP 91-1