Fountain Valley City Council
June 16, 2026

 SECTION 4.13– NOISE 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.13-11 Initial Study/Mitigated Negative Declaration June 2026
and industrial projects. Groundborne vibrations at the project site and immediate vicinity currently result from heavy-duty vehicular travel (e.g., refuse trucks and transit buses) on the nearby local roadways, and the project would not result in a substantive increase of these heavy-duty vehicles on the public roadways. Therefore, vibration impacts associated with operation of the project would be less than significant.
c) For a project located within the vicinity of a private airstrip or an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels?
No Impact
The closest active public airport is the John Wayne Airport, located approximately 5.3 miles southeast of the project site (Google Earth Pro, 2022). The project site is located outside of the airport’s influence area boundary and noise contours (John Wayne Airport, 2022). Therefore, no impact related to the exposure of people residing or working in the proposed project area to excessive airport-related noise levels is anticipated.

 SECTION 4.14– POPULATION AND HOUSING 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.14-1 Initial Study/Mitigated Negative Declaration June 2026

4.14 Population and Housing
Would the project:

Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Induce substantial unplanned population
growth in an area, either directly (for example,
by proposing new homes and businesses) or
indirectly (for example, through the extension
of roads or other infrastructure)?
X
b) Displace substantial numbers of existing people
or housing, necessitating the construction of
replacement housing elsewhere?
X
a) Would the project induce substantial unplanned population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through the extension of roads or other infrastructure)? No Impact
The proposed project is the development of a three-story parking structure (including three levels plus rooftop above ground) for the Orange Coast Medical Center (OCMC). Use would be limited to parking for OCMC staff and employees, including physicians. The project does not involve an expansion of the OCMC, such as patient care or medical office spaces; thus, project development would not generate increased operational employment at OCMC. Project construction would generate a small number of temporary construction jobs. The unemployment rate in Orange County in November 2025 was 4.1 percent (EDD, 2025). It is expected that construction employment would be absorbed from the regional labor force and would not attract workers to move into the region.

The project would not remove existing constraints to growth, add housing or employment, or result in population growth in the area directly or indirectly; therefore, no impacts would occur. b) Would the project displace substantial numbers of existing people or housing, necessitating the construction of replacement housing elsewhere? No Impact
The proposed project site is currently a surface parking lot and does not have any existing residential uses on-site. The proposed project would not displace people or necessitate the construction of replacement housing elsewhere; therefore, no impact would occur.

 SECTION 4.15– PUBLIC SERVICES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.15-1 Initial Study/Mitigated Negative Declaration June 2026

4.15 Public Services
Would the project:

Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No Impact
Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, the need for new or physically altered governmental facilities, construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services:
a) Fire protection? X
b) Police protection? X
c) Schools? X
d) Parks? X
e) Other public facilities? X
a) Fire protection?
Less than Significant Impact
The Fountain Valley Fire Department (FVFD) provides fire protection and emergency medical services to the City of Fountain Valley. FVFD operates two fire stations, Fire Station 1 at 17737 Bushard St, and Fire Station 2 at 16767 Newhope St (Fountain Valley, 2024b). The nearest existing fire station to the project site is Fountain Valley Fire Station 1, approximately 0.7 mile to the northeast. Station 1 has daily staffing of three and is equipped with one medic engine and one battalion command unit (Fountain Valley, 2024c).

Demands for fire protection and emergency medical services are generated by the numbers of people and the total building area in a fire department’s service area. The proposed parking structure would be limited to use by Orange Coast Medical Center (OCMC) staff only. The project does not include an increase in patient care space or office space at OCMC and thus is not expected to generate an increase in the number of people on the OCMC campus. Operation of the proposed parking structure is not expected to generate substantial demand for fire protection and emergency medical services. Project development would not require the City to build a new or expanded fire station and impacts would be less than significant.
b) Police protection?
Less than Significant Impact
The Fountain Valley Police Department (FVPD) provides police protection to the city, operating from its station at 10200 Slater Ave, about 0.6 mile northeast of the project site. FVPD is organized into two divisions: the Patrol Division and Support Services Division. The Patrol Division comprises of Patrol Officers, K-9 Officers, Traffic Officers, Police Services Officers, SWAT Team Members, School Resource Officer, Community Resource Officer, a Field Training Program and Senior Officer Program.

The Support Services Division includes the Record Bureau, Dispatch Center, Detective Bureau, Crime

 SECTION 4.15– PUBLIC SERVICES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.15-2 Initial Study/Mitigated Negative Declaration June 2026
Suppression Unit, CSI Unit, Crime Analyst, Property and Evidence Unit, Personnel and Training, and Crime Prevention (FVPD, 2022).

FVPD target response times for Priority 1 is 3 minutes 28 seconds for emergency calls like subject not breathing, shots fired, and other immediate risk to life/safety (FVCSP Revised Final EIR,, 2018).

Demands for police protection are generated by the numbers of people and the total building area in a police department’s service area. The proposed parking structure would be limited to use by OCMC staff only. The project does not include an increase in patient care space or office space at OCMC and thus is not expected to generate an increase in the number of people on the OCMC campus. Operation of the proposed parking structure is not expected to generate substantial demand for police protection. Project development would not require the City to build a new or expanded police station and impacts would be less than significant.
c) Schools?
No Impact
Demand for school facilities is generated by the number of households within school attendance boundaries. The project does not propose new housing, and thus project development would not generate students. Therefore, no impact on schools would occur. d) Parks?
No Impact
Demands for parks are generated by the population within park service areas. The project would not generate any additional demand for parks because the project does not involve new residential development. Therefore, there would be no impact.
e) Other Public Facilities?
No Impact
Impacts on libraries are based on the population increase the project would create. As an infrastructure project, the project would not induce a population increase. Therefore, there would be no impact on other public facilities such as libraries.

 SECTION 4.16– RECREATION 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.16-1 Initial Study/Mitigated Negative Declaration June 2026

4.16 Recreation
Would the project:

Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Would the project increase the use of
existing neighborhood and regional
parks or other recreational facilities
such that substantial physical
deterioration of the facility would
occur or be accelerated?
X
b) Does the project include recreational
facilities or require the construction
or expansion of recreational facilities
which might have an adverse physical
effect on the environment?
X
a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated?
No Impact
Recreational services in the City of Fountain Valley are provided by the City’s Department Park and Recreation, which maintains 20 parks, sports facilities, and community centers (Fountain Valley, 2024a). Demand for parks is generated by the population within the parks’ service areas.

Development of the proposed parking structure, for use by OCMC staff only, would not increase population on or near the project site. Thus, project development would not generate an increase in demand for parks. No impact would occur.
b) Does the project include recreational facilities or require the construction or expansion of recreational facilities which might have an adverse physical effect on the environment?
No Impact
The project does not propose new or expanded recreational facilities that could have adverse effects on the environment. Therefore, no impact would occur.

 SECTION 4.17– TRANSPORTATION 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.17-1 Initial Study/Mitigated Negative Declaration June 2026

4.17 Transportation
Would the project:

Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Conflict with a program plan, ordinance or policy
addressing the circulation system, including transit,
roadway, bicycle and pedestrian facilities?
X
b) Would the project conflict or be inconsistent with
CEQA Guidelines § 15064.3, subdivision (b)? X
c) Substantially increase hazards due to a geometric design feature(e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
X
d) Result in inadequate emergency access? X
The following analysis is based in part, upon the Parking Study for the Orange Coast Memorial Medical Center, Fountain Valley, California, prepared by LLG and dated May 23, 2024; a complete copy of this Report is included as Appendix I1, and the Vehicle Miles Traveled (VMT) Screening Analysis Memorandum for the proposed Orange Coast Memorial Medical Center (OCMMC) Parking Structure Project (VMT Analysis), prepared by LLG and dated January 9, 2025; a complete copy of this Memorandum is included as Appendix I2.
a) Would the project conflict with a program plan, ordinance or policy addressing circulation system, including transit, roadway, bicycle and pedestrian facilities? Less than Significant Impact
Applicable Plans, Ordinances, and Policies
Orange Coast Memorial Medical Center Specific Plan - Conceptual Circulation Plan The roadways within the Specific Plan area comprise Brookhurst Street, Talbert Avenue, Bushard Street, Ellis Avenue, Slater Avenue, and Ward Street. The proposed project will utilize Talbert Avenue, a six-lane divided roadway-oriented east-west, classified as a primary arterial with a right-of-way of 100 feet, as well as Foster Street, which is designated as a local roadway in the City of Fountain Valley General Plan Circulation Element.

Currently, there are three access points to the medical center along Talbert Avenue. The westernmost access point, referred to as Access Point 1, is the only access point impacted by the proposed project.

This access point is approximately 950 feet west of Brookhurst Street, permitting right-turn ingress from Talbert Avenue and right-turn egress only.

The Conceptual Circulation Plan includes two access points from Foster Street; however, only Access Point 8 is affected by this project. Access Point 8 is located 250 feet south of Talbert Avenue on the west side of Foster Street, allowing right and left turn movements into and out of the medical center.

The proposed project will feature a two-lane driveway providing ingress from Foster Street. Egress will be facilitated via a two-lane, right-out-only driveway that connects to Talbert Avenue. The existing ingress access from Talbert Avenue will be restricted as part of this project. Additionally, a

 SECTION 4.17– TRANSPORTATION 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.17-2 Initial Study/Mitigated Negative Declaration June 2026
pedestrian bridge will connect the third floor of the parking structure to an elevator and stairs located in the medical office building at 9900 Talbert Avenue, on the east side of Foster Street.

Pedestrian movements between the parking structure and the larger OCMC campus will be supported by two designated pathways: the aforementioned pedestrian bridge and a crosswalk located on the south side of the intersection of Foster Street and Talbert Avenue.

The proposed project would conform to all the requirements of the Conceptual Circulation Plan of the Specific Plan. Therefore, the project would have a less than significant impact.

Project Trip Generation
The proposed project is intended to address the current parking demand by OCMC staff without introducing any additional traffic into the area. The project is not of the nature to increase the volume of vehicular trips. However, it will alter local traffic patterns.

OCMC currently employs 1,300 staff members, averaging 600 employees per shift. Nursing personnel typically work two 12-hour shifts from 7:00 AM to 7:00 PM and 7:00 PM to 7:00 AM. Other departments generally operate eight-hour shifts from 8:00 AM to 5:00 PM.

The parking study identified peak traffic times based on employee shift schedules and entry/exit data.

The morning peak is recorded between 7:00 am and 8:00 am. There are two peak traffic times in PM; the afternoon peak is between 3:30 PM to 4:30 PM and evening peaks occur between 6:30 PM to 7:30 PM (see Table 4.17-1) (LLG, 2024, pp. 3-4).

Table 4.17-1

PEAK HOUR TRAFFIC
Day of the Week Shift Change /
Time Period
Employees
Arrival Departure
Percent Number Percentage Number
Weekday AM
6:00 AM 11.36 % 148 --- ---
6:30 AM --- --- 4.19 % 54
7:00AM* 28.22% 367 --- ---
7:30 AM* --- --- 11.43% 149
8:00 AM* 14.38% 187 --- ---
8:30 AM --- --- 0,11% 1
9:00 AM 7.33% 95 --- ---
Weekday PM
3:00 PM 2.57% 33 --- ---
3:30 PM* --- --- 11.40% 148
4:00 PM* 2.59% 34 --- ---
4:30 PM* --- --- 13.27% 173
5:00 PM 0.68% 9 --- ---
5:30 PM --- --- 9.33% 121
6:00 PM 3.53% 46 --- ---
6:30 PM* --- --- 7.8% 101
7:00 PM* 11.36% 148 --- ---
7:30 PM* --- --- 17.11% 222
Note: Bold * = peak hour.

Source: LLG, 2024

 SECTION 4.17– TRANSPORTATION 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.17-3 Initial Study/Mitigated Negative Declaration June 2026
Traffic Impact Analysis Requirements
Based on the City of Fountain Valley Transportation Impact Assessment Guidelines for Land Use Project in CEQA and for General Plan Consistency, the City requires that a Traffic Impact Analysis (TIA) be prepared, including a Level of Service (LOS) analysis. • When either the AM or PM peak hour trip generation is expected to exceed 100 vehicle trips from the proposed development,
• For projects on the Arterial Highway System which generate 1,600 Average Daily Trips (ADT), • For projects that will add 51 or more trips during either the AM or PM peak hours to any intersection, and
• For any project, variations from the standards and guidelines provided in the City’s guidelines are being proposed.

According to the City’s guidelines, an LOS report is not required for the proposed project, as it will not generate any increase in the number of daily trips on weekdays or during peak hours. However, the proposed project will modify existing travel patterns in the vicinity of the site. Project development would not conflict with a plan or policy addressing the circulation system, and impacts would be less than significant.
b) Would the project conflict or be inconsistent with CEQA Guidelines Section 15064.3, subdivision (b)
Less than Significant Impact
CEQA Guidelines § 15064.3(b) pertains to the use of vehicle miles traveled (VMT) as a method of determining the significance of transportation impacts.

The Fountain Valley's Transportation Impact Assessment Guidelines for Land Use Projects in CEQA and General Plan Consistency (TIA Guidelines) states that three types of screening that can be applied to screen projects from project-level assessment. These screening steps are:
• Step 1: Transit Priority Area (TPA) Screening
• Step 2: Low VMT Area Screening
• Step 3: Project Type Screening
As described previously, the proposed project consists of the construction of a new parking structure for staff. As documented in the VMT Analysis, OCMC will not be increasing hospital staffing, services, or intensifying uses. The implementation of the proposed project is to accommodate existing OCMC parking demand and will not generate any new trips to the area. Therefore, given that the proposed project will not generate any new trips, it will screen out per Step 3: Project Type Screening of the TIA Guidelines, since it will generate less than 110 daily trips (LLG, 2024, p. 6). Therefore, the proposed project would be consistent with CEQA Guidelines § 15064.3(b), and any impact would be less than significant.

 SECTION 4.17– TRANSPORTATION 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.17-4 Initial Study/Mitigated Negative Declaration June 2026
c) Would the project substantially increase hazards due to a geometric design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)?
Less than Significant Impact
Vehicular access to the proposed project will be provided through two primary entry points: a "full access" driveway located on Foster Street and a "right-turn in/out only" driveway situated on Talbert Avenue. Additionally, pedestrian access has been designed, featuring a marked crosswalk on Foster Street on Talbert Avenue, as well as a bridge over Foster Street next to the primary driveway into the proposed parking structure. Both pedestrian pathways connect to the established sidewalk system of the main OCMC campus, allowing safe movement for all pedestrians who access the facility.

The intersections of the driveways with Talbert Avenue and Foster Street would be perpendicular and would not cause hazards due to a geometric design feature. The proposed project’s circulation system, including driveways and parking areas, would be designed to meet the development standards and would not result in uses or design features that would create traffic hazards.

Peak Project-Generated Traffic Hours on Foster Street
Project operation would shift some project-generated arriving vehicle trips to Foster Street that now access existing parking facilities via Talbert Avenue and Brookhurst Street. However, some patient/visitor parking now being done in the surface parking lot on the project site would be shifted to other facilities, most likely the existing parking structure. The existing parking lot onsite contains 126 staff parking spaces and 105 patient/visitor spaces. Operation of the proposed parking structure would shift trips to 658 staff parking spaces toward the proposed structure (784 proposed parking spaces less 126 existing staff spaces) and trips to 105 patient/visitor spaces toward other parking facilities, for a net increase of 553 parking spaces (658 staff spaces less 105 patient/visitor spaces).

It is understood that many of these spaces would be used more than once per day (for instance, by two shifts of nursing staff or by patients and visitors); thus, the analysis here counts parking spaces and not trips.

The analysis of project impacts on staff vehicle trips using Foster Street only addresses arriving trips, as trips departing the proposed structure would exit to Talbert Avenue and would not use Foster Street.

The peak hours for arriving staff are the 7:00 to 8:00 a.m. hour (554 trips) and the 7:00 to 8:00 p.m. hour (148 trips). Arriving trips would be southbound on Foster Street to the parking structure entrance driveway. Most trips generated by the residential uses west of the hospital campus that would use Foster Street during the morning peak hour would be outbound (northbound) trips that would not be affected by arriving (southbound) trips on Foster Street. During the evening peak hour of staff arrivals, 7:00 to 8:00 p.m., trips generated by the residential uses would be returning home (southbound on Foster Street). However, the peak staff arrival hour is after the general afternoon peak hour (4.00 p.m. to 6:00 p.m.). Thus, trips by staff arriving in the evening are not expected to constrain access to the residences west of the campus.

 SECTION 4.17– TRANSPORTATION 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.17-5 Initial Study/Mitigated Negative Declaration June 2026
Queuing
Arrival Queuing
The two-lane entrance driveway would have queuing capacity for 23 cars. The northerly lane of the entrance driveway would be 235 feet 4 inches long (stacking for 11 cars), and the soutnherly lane of the driveway would be 255 feet 2 inches long (stacking for 12 cars). Supposing that each car would dwell for 10 seconds just outside of the entrance gate (for the driver to hold the badge near the proximity reader, and the gate to raise and lower), that means that 12 cars could be processed through the entrance gate per minute (two lanes at six per lane). The average rate of vehicles arriving during the 7:00 a.m. to 8:00 a.m. hour would be about 9.25 per minute (554 trips in 60 minutes). It is understood that the rate of vehicles arriving would vary. However, it is expected that the entrance driveway would have capacity for most arriving vehicles, with only occasional and sporadic queuing extending onto Foster Street.

Departure Queuing
Departures would be somewhat more spread out over time than arrivals would. The largest number of departures in a half-hour period would be at 7:30 p.m. with 222 departures. That is after the general afternoon traffic peak hour (4:00 p.m. to 6:00 p.m.); thus, exiting vehicles are not expected to cause congestion on Talbert Avenue during that hour. The second largest number of departures per half-hour period is 173 at 4:30 p.m. That is an average rate of about six vehicles per minute. The exit driveway would be right-out-only onto eastbound Talbert Avenue. The eastbound half of Talbert Avenue fronting the project site consists of three through lanes plus a left turn lane for turns onto Cashew Street. Exiting vehicles from the parking structure averaging six per minute are not expected to cause substantial congestion on Talbert Avenue. Therefore, the impacts regarding any hazards due to geometric design features or incompatible uses would be less than significant.

Parking Displacement
Operations
Project development would involve a loss of 234 surface parking spaces: 231 in the parking lot in the main part of the project site, and three spaces in the parking lot where the east landing of the proposed pedestrian bridge would be built. The proposed parking structure would contain 784 spaces, for a net increase of 550 parking spaces. The existing OCMC off-street parking supply is 1,353 spaces. OCMC required off-street parking per City of Fountain Valley municipal code is 1,585 spaces, for an existing deficit of 232 spaces. After the net increase in spaces arising from project development is accounted for, OCMC would have a surplus of 318 spaces; or 379 spaces with continued use of valets.

Construction
Project construction would involve the temporary loss of the 234 surface parking spaces mentioned above in the operations analysis. Memorial Health Services (MHS), the parent company of OCMC, operates office uses at 17330, 17360, and 17390 Brookhurst Street, about 0.6 mile north of the project site. Parking available for use at the 17330-17390 Brookhurst Street property amounts to 1,730 spaces including 1,400 at the Brookhurst Street property and 330 at 10101 Slater Avenue, immediately to the south of the Brookhurst Street property. Memorialcare proposes to use available parking capacity at MHS’ Brookhurst Street facilities and Slater Avenue parking lot to accommodate

 SECTION 4.17– TRANSPORTATION 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.17-6 Initial Study/Mitigated Negative Declaration June 2026
parking demand temporarily displaced from the project site. A letter from John Somers, Memorialcare Vice President Real Estate and Facilities, regarding use of parking at the Brookhurst Street facilities and Slater Avenue lot is included as Appendix A2.

This parking analysis is for information only, as parking demand is no longer considered to be an environmental impact under CEQA.
d) Would the project result in inadequate emergency access? Less than Significant Impacts
Construction
Project construction could involve temporary closure of segments of a lane on Talbert Avenue and/or Foster Street or an entire segment of the roadway(s). Any plans for construction activity on the roadway right-of-way would require an encroachment permit from the City of Fountain Valley Public Works Engineering Division (Public Works). Public Works would review any encroachment permit applications to ensure that such construction did not impede emergency response to the project site or other nearby properties; and would not create traffic hazards. Compliance with any conditions set forth in an encroachment permit would be a required condition of the permit. After Public Works approval and compliance with all conditions set forth in any encroachment permit, impacts would be less than significant.

Operation
The proposed project would comply with applicable city regulations, such as the city’s fire code to provide adequate emergency access, as well as the California Building Standards Code. Prior to the issuance of building permits, the City of Fountain Valley would review the proposed project site plans, including location of the parking structure, fences, access driveways, and other features that may affect emergency access. The site design includes access and fire lanes that would accommodate emergency ingress and egress by fire trucks, police units, and ambulance/paramedic vehicles. All access and sight distances onsite would comply with all applicable design requirements. The City’s review process and compliance with applicable regulations and standards would ensure that adequate emergency access would be provided. Therefore, the proposed project would not result in inadequate emergency access and would have a less than significant impact.

 SECTION 4.18– TRIBAL CULTURAL RESOURCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.18-1 Initial Study/Mitigated Negative Declaration June 2026

4.18 Tribal Cultural Resources
Would the project:

Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Cause a substantial adverse change
in the significance of a tribal cultural
resource that is listed or eligible for
listing in the California Register of
Historical Resources or in a local
register of historical resources as
defined in Public Resources Code
§ 5020.1(k)?
X
b) Cause a substantial adverse change
in the significance of a tribal cultural
resource that is determined to be a
significant resource to a California
Native American tribe pursuant to
the criteria set forth in subdivision
(c) of Public Resource Code
§ 5024.1(c)?
X
Information from UltraSystems’ Phase I Cultural Resources Inventory draft dated January 15, 2025 for the proposed project (refer to Appendix C) is included in the analysis below. a) Would the project cause a substantial adverse change in the significance of a tribal cultural resource that is listed or eligible for listing in the California Register of Historical Resources or in a local register of historical resources as defined in Public Resources Code § 5020.1(k)?
No Impact
No traditional cultural sites in the project area were documented in the Native American Heritage Commission’s (NAHC) Sacred Lands File (SLF) search (refer to Attachment C: “Native American Heritage Commission Records Search and Native American Contacts” in Appendix C to this IS/MND).

No prehistoric archaeological resources were observed during the archaeological field survey conducted January 1, 2025 as part of the cultural resources investigation (see Section 4.3 in Appendix C to this IS/MND). No precontact period archaeological sites were found within the project APE with the CHRIS records search conducted at the SCCIC (see Section 4.1 in Appendix C to this IS/MND). Additionally, the project site has not been recommended for historic designation for prehistoric and tribal cultural resources (TCRs). No specific tribal resources have been identified by local tribes responding to inquiries for the Cultural Resources Inventory (see Section 4.2 in Appendix C to this IS/MND).

No tribal cultural resources onsite are listed or eligible for listing in the California Register of Historical Resources or in a local register of historical resources as defined in Public Resources Code § 5020.1(k). Therefore, the project would have no impact in this regard.

 SECTION 4.18– TRIBAL CULTURAL RESOURCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.18-2 Initial Study/Mitigated Negative Declaration June 2026
b) Would the project cause a substantial adverse change in the significance of a tribal cultural resource that is determined to be a significant resource to a California Native American tribe pursuant to the criteria set forth in subdivision (c) of Public Resource Code § 5024.1(c)?
Less than Significant Impact with Mitigation Incorporated Assembly Bill 52 (AB 52) requires meaningful consultation with California Native American Tribes on potential impacts on TCRs, as defined in Public Resources Code § 21074. TCRs are sites, features, places, cultural landscapes, sacred places, and objects with cultural value to a California Native American tribe that are either eligible or listed in the California Register of Historical Resources or local register of historical resources (CNRA, 2007).

As part of the AB 52 process, Native American tribes must submit a written request to the lead agency to be notified of projects within their traditionally and culturally affiliated area. The lead agency must provide written, formal notification to those tribes within 14 days of deciding to undertake a project.

The tribe must respond to the lead agency within 30 days of receiving this notification if they want to engage in consultation on the project, and the lead agency must begin the consultation process within 30 days of receiving the tribe’s request. Consultation concludes when either (1) the parties agree to mitigation measures to avoid a significant effect on a tribal cultural resource, or (2) a party, acting in good faith and after reasonable effort, concludes mutual agreement cannot be reached.

Senate Bill 18 (SB 18) requires meaningful consultation with California Native American Tribes on potential impacts on tribal cultural resources (TCRs) that may result from zoning and master plan changes. The State of California Governor’s Office of Planning and Research developed these Tribal Consultation Guidelines in order to provide guidance to cities and counties on the process for consulting with Native American Indian tribes during the adoption or amendment of local general plans or specific plans (defined in Government Code § 65450 et seq.). SB 18 requires local agencies to consult with tribes prior to making certain planning decisions and to provide notice to tribes at certain key points in the planning process, thereby providing tribes an opportunity to participate in local land use decisions at an early planning stage.

The City of Fountain Valley (the lead agency) initiated AB 52 and SB 18 outreach to local tribes for the OCMC Parking Structure Project following formal submittal of the project to the City’s Planning Department. The City Planning Department prepared and sent letters to the several tribes on their list for AB 52 and SB 18 contact on May 22, 2025, informing them of the project The letters convey that the recipient has 30 days from the receipt of the letter to request AB 52 consultation and 90 days to request SB 18 consultation regarding the project. The letters were sent through email and certified mail to the following tribes:
• Cahuilla Band of Indians
• Gabrieleno Band of Mission Indians - Kizh Nation
• Gabrieleno/Tongva San Gabriel Band of Mission Indians • Gabrielino Tongva Indians of California Tribal Council • Gabrielino/Tongva Nation
• Gabrielino-Tongva Tribe
• Juaneño Band of Mission Indians Acjachemen Nation- Belardes • Juaneño Band of Mission Indians Acjachemen Nation 84A • Pala Band of Mission Indians

 SECTION 4.18– TRIBAL CULTURAL RESOURCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.18-3 Initial Study/Mitigated Negative Declaration June 2026
• Santa Rosa Band of Cahuilla Indians
• Soboba Band of Luiseno Indians
The City of Fountain Valley has received two responses.

The Gabrieleño Band of Mission Indians–Kizh Nation responded by email on June 20, 2025 and indicated that Fountain Valley is situated within the ancestral territory of the tribe and that in the vicinity of modern-day Fountain Valley contains two major Kizh village settlements: Pasbenga and Lupukungna. Due to this, the tribe requested the implementation of Mitigation Measures provided with their letter. Following review by the City of Fountain Valley, it was determined that the Kizh Nation's suggested mitigation measures would be incorporated as applies only to the Gabrielino-Kizh Nation as one of the Native American monitors for the project, and should human remains be discovered and if the NAHC should choose the Kizh Nation to be the Most Likely Descendants (MLD).

Mitigation measures MM TCR-1 through MM TCR -3 below pertain to the Gabrielino-Kizh Nation only.

The Juaneño Band of Mission Indians, Acjachemen Nation- Belardes responded by email on June 26, 2025 that they would like to consult on the project. Following review by the City of Fountain Valley, it was determined that the Juaneño Band of Mission Indians, Acjachemen Nation- Belardes's suggested mitigation measures would be incorporated as applies only to the Juaneño Band of Mission Indians, Acjachemen Nation- Belardes as one of the Native American monitors for the project, and should human remains be discovered and if the NAHC should choose the Kizh Nation to be the Most Likely Descendants (MLD). Mitigation measures MM TCR-4 through MM TCR -6 below pertain to the Juaneño Band of Mission Indians, Acjachemen Nation- Belardes only.

No traditional cultural resource sites were documented in the Native American Heritage Commission’s SLF search. No specific tribal resources have been identified during tribal outreach conducted by UltraSystems. No precontact or archaeological resources were observed during the field survey. The results of previous cultural resources surveys within the half-mile buffer zone were negative for cultural resources. (See Appendix C to this IS/MND.) Land at the project site has remained relatively undisturbed due to use for farming into the late 20th century, and then shallow grading for a parking lot in the mid-1980s. No human remains have been previously identified or recorded onsite. Therefore, while the potential for subsurface prehistoric cultural deposits is considered to be low, the relatively undisturbed nature of the land in a region known to have been heavily used for habitation and natural resource gathering by the local Gabrielino tribe (see Section 2.2.2 and Section 6.0 in Appendix C) suggests the potential for the presence of cultural material.

The proposed project includes grading as well as excavation to approximately 14.5 feet for a basement level parking below grade and equipment for an elevator in the southeast corner Grading activities associated with development of the project would involve new subsurface disturbance and could result in the unanticipated discovery of unknown human remains, including those interred outside of formal cemeteries. In the unlikely event of an unexpected discovery, implementation of mitigation measures MM-TCR-2 and TCR-4 dealing with Tribal Cultural Resource Objects and TCR3 and TCR-6 dealing with human remains and associated funerary objects are recommended to ensure that impacts related to the accidental discovery of human remains would be less than significant.

 SECTION 4.18– TRIBAL CULTURAL RESOURCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.18-4 Initial Study/Mitigated Negative Declaration June 2026
Mitigation Measures
Measures MM TCR-1 through MM TCR-3 would pertain to the Gabrielino-Kizh Nation only.

MM TCR-1: Retain a Native American Monitor Prior to Commencement of Ground-Disturbing Activities
A. The project applicant/lead agency shall retain a Native American Monitor from or approved by the Gabrieleño Band of Mission Indians – Kizh Nation. The monitor shall be retained prior to the commencement of any “ground-disturbing activity” for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring agreement shall be submitted to the lead agency prior to the earlier commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence a ground-disturbing activity.

C. The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered TCRs, including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., (collectively, tribal cultural resources, or “TCR”), as well as any discovered Native American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the project applicant/lead agency upon written request to the Tribe.

D. On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Kizh from a designated point of contact for the project applicant/lead agency that all ground-disturbing activities and phases that may involve ground-disturbing activities on the project site or in connection with the project are complete; or (2) a determination and written notification by the Kizh to the project applicant/lead agency that no future, planned construction activity and/or development/construction phase at the project site possesses the potential to impact Kizh TCRs.

MM TCR-2: Unanticipated Discovery of Tribal Cultural Resource Objects (Non-Funerary/NonCeremonial) A. Upon discovery of any TCRs, all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Kizh monitor and/or Kizh archaeologist. The Kizh will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.

 SECTION 4.18– TRIBAL CULTURAL RESOURCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.18-5 Initial Study/Mitigated Negative Declaration June 2026
MM TCR-3: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects
A. Native American human remains are defined in PRC 5097.98 (d)(1) as a inhumation or cremation, and in any state of decomposition or skeletal completeness.

Funerary objects, called associated grave goods in Public Resources Code § 5097.98, are also to be treated according to this statute.

B. If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed.

C. Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).

D. Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.

E. Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

Measures MM TCR-4 through MM TCR-6 concern protection of TCRs and potential human remains only as they relate to the Juaneño Band of Mission Indians, Acjachemen NationBelardes.

MM TCR-4: Retention of a Native American Monitor Prior to Commencement of GroundDisturbing Activities. a) The Project applicant shall retain a Native American Monitor from or approved by the Juaneño Band of Mission Indians, Acjachemen Nation- Belardes. The monitor shall be retained prior to the commencement of any ground-disturbing activity for the subject project at all project locations (i.e., both on-site and any off-site locations that are included in the project description/definition and/or required in connection with the project, such as public improvement work). “Ground-disturbing activity” shall include, but is not limited to, demolition, pavement removal, potholing, auguring, grubbing, tree removal, boring, grading, excavation, drilling, and trenching. b) A copy of the executed monitoring agreement shall be submitted to the (City) prior to the commencement of any ground-disturbing activity, or the issuance of any permit necessary to commence ground disturbing activity.
c) The monitor will complete daily monitoring logs that will provide descriptions of the relevant ground-disturbing activities, the type of construction activities performed, locations of ground-disturbing activities, soil types, cultural-related materials, and any other facts, conditions, materials, or discoveries of significance to the Tribe. Monitor logs will identify and describe any discovered tribal cultural resources (TCRs), including but not limited to, Native American cultural and historical artifacts, remains, places of significance, etc., as well as any discovered Native

 SECTION 4.18– TRIBAL CULTURAL RESOURCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.18-6 Initial Study/Mitigated Negative Declaration June 2026
American (ancestral) human remains and burial goods. Copies of monitor logs will be provided to the Project applicant upon written request to the Tribe. d) On-site tribal monitoring shall conclude upon the latter of the following (1) written confirmation to the Tribe or Tribal monitoring agency from a designated point of contact for the Project applicant that all ground-disturbing activities and phases that may involve the Project are complete; or (2) a determination and written notification by the Tribe or Tribal monitoring agency to the Director of Community Development, or designee that no future, planned construction activity and/or development/construction phase at the Project site possesses the potential to impact TCRs.

MM- TCR-5: Unanticipated Discovery of Tribal Cultural Resource Objects (NonFunerary/Non-Ceremonial) a) Upon discovery of any tribal cultural resources (TCRs), all construction activities in the immediate vicinity of the discovery shall cease (i.e., not less than the surrounding 50 feet) and shall not resume until the discovered TCR has been fully assessed by the Native American Monitor. The Tribe or Tribal monitoring agency will recover and retain all discovered TCRs in the form and/or manner the Tribe deems appropriate, in the Tribe’s sole discretion, and for any purpose the Tribe deems appropriate, including for educational, cultural and/or historic purposes.

MM-TCR-6: Unanticipated Discovery of Human Remains and Associated Funerary or Ceremonial Objects.
a) Native American human remains are defined in PRC 5097.98 (d)(1) as an inhumation or cremation, and in any state of decomposition or skeletal completeness.

Funerary objects, called associated grave goods in Public Resources Code Section 5097.98, are also to be treated according to this statute. b) If Native American human remains and/or grave goods are discovered or recognized on the project site, then Public Resource Code 5097.9 as well as Health and Safety Code Section 7050.5 shall be followed.
c) Human remains and grave/burial goods shall be treated alike per California Public Resources Code section 5097.98(d)(1) and (2).
d) Preservation in place (i.e., avoidance) is the preferred manner of treatment for discovered human remains and/or burial goods.
e) Any discovery of human remains/burial goods shall be kept confidential to prevent further disturbance.

Level of Significance After Mitigation
MM TCR-1 through TCR-3 pertains to the Gabrielino–Kizh Nation if they are chosen to conduct tribal monitoring and if they are chosen to be the MLD by the NAHC if human remains are discovered. MMTCR-4 through TCR-6 pertain to the Juaneño Band of Mission Indians, Acjachemen Nation- Belardes

 SECTION 4.18– TRIBAL CULTURAL RESOURCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.18-7 Initial Study/Mitigated Negative Declaration June 2026
if they are chosen to conduct tribal monitoring and if they are chosen to be the MLD by the NAHC if human remains are discovered.

These MMs require monitoring of ground-disturbing activities during project construction by a Native American monitor, halting construction activities if the unanticipated discovery of a TCR and their evaluation by the Native American and a qualified archaeologist, describing the treatment of human remains if found, and the disposition of TCRs if found. With the implementation of MM TCR1 through TCR-6, potential project impacts on TCRs

 SECTION 4.19– UTILITIES AND SERVICE SYSTEMS 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.19-1 Initial Study/Mitigated Negative Declaration June 2026

4.19 Utilities and Service Systems
Would the project:

Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Require or result in the relocation or
construction of new or expanded
water wastewater treatment or storm
water drainage, electric power,
natural gas, or telecommunications
facilities, the construction or
relocation of whi1ch could cause
significant environmental effects?
X
b) Have sufficient water supplies
available to serve the project and
reasonably foreseeable future
development during normal, dry and
multiple dry years?
X
c) Result in a determination by the
wastewater treatment provider which
serves or may serve the project that it
has adequate capacity to serve the
project’s projected demand in
addition to the provider’s existing
commitments?
X
d) Generate solid waste in excess of
State or local standards, or in excess
of the capacity of local infrastructure,
or otherwise impair the attainment of
solid waste reduction goals?
X
e) Comply with federal, state, and local
management and reduction statutes
and regulations related to solid
waste?
X
a) Would the project require or result in the relocation or construction of new or expanded water, wastewater treatment or storm water drainage, electric power, natural gas, or telecommunications facilities, the construction or relocation of which could cause significant environmental effects?
Less than Significant Impact
The proposed project would require installation of an electrical conduit connecting to an existing conduit under the project site.

Wastewater Treatment and Conveyance – The City of Fountain Valley operates and maintains sewers in the city including the project site vicinity. Wastewater from Fountain Valley is conveyed to two Orange County Sanitation District treatment plants, one in Fountain Valley and the second in

 SECTION 4.19– UTILITIES AND SERVICE SYSTEMS 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.19-2 Initial Study/Mitigated Negative Declaration June 2026
Huntington Beach. The proposed project does not include facilities that would generate wastewater, and project development would have no adverse impact on wastewater treatment or conveyance.

Water – The project site is in the City of Fountain Valley water service area. The City’s water sources are water imported from northern California and the Colorado River and purchased through the Municipal Water District of Orange County, local groundwater from the Coastal Plain of Orange County Groundwater Basin, and recycled water (City of Fountain Valley, 2021, p. 6-1). Project operation would use a small amount of water for landscape irrigation. As analyzed in Threshold 4.19 b) below, the project would result in a nominal increase in water demand compared to existing conditions and therefore, the project would have a less than significant impact regarding water supplies.

Water Treatment – Imported water purchased through the Municipal Water District of Orange County is treated at the Metropolitan Water District of Southern California’s Diemer Filtration Plant in the city of Yorba Linda, which has capacity of 520 million gallons per day (MWDh20.com, 2024).

Stormwater – Existing site drainage is via sheet flow to a parkway drain and a catch basin, both at the north edge of the site, and both of which discharge into an existing storm drain in Talbert Avenue north of the site (Tait and Associates, 2024, p. 2). At project completion drainage from the proposed parking structure would sheet flow to roof drains that would discharge at grade and flow to a Modular Wetland System in the northeast corner of the project site. The Modular Wetland System will discharge to the existing catch basin at the northeast of the site, and then to the existing storm drain north of the site in Talbert Avenue (Tait and Associates, 2024, p. 2). Refer to Section 4.10 of this document for a discussion of the proposed project impacts regarding hydrology and water quality.

Electric Power: Electric power for the City of Fountain Valley is provided by Southern California Edison (SCE). The proposed project is in a developed area, and infrastructure for providing electric power to the area is well established. SCE typically utilizes existing utility corridors to reduce environmental impacts and has energy-efficiency programs to reduce energy usage and maintain reliable service throughout the year (Southern California Edison, 2018, p. 45). Total electricity consumption in SCE’s service area is forecast to be 111,672GWh in 2022 and 122,931 GWh in 2030 (CEC, 2020, Form 1.2); one GWH is equivalent to one million kilowatt-hours.

The project includes installation of an electric conduit connecting to an existing conduit under Foster Street. Project development would not necessitate the construction or relocation of electric power facilities. Therefore, a less than significant impact would occur.

Natural Gas: The proposed development would not include fixtures powered by natural gas.

Telecommunications Facilities: The project does not include telecommunications services and thus no impact to telecommunications facilities would occur.

 SECTION 4.19– UTILITIES AND SERVICE SYSTEMS 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.19-3 Initial Study/Mitigated Negative Declaration June 2026
b) Would the project have sufficient water supplies available to serve the and reasonably foreseeable future development during normal, dry and multiple dry years?
Less than Significant Impact
Water Supplies and Demands
The City of Fountain Valley provides water to residents and businesses within the city, including the project site. The City’s water sources include water imported from northern California and the Colorado River and purchased through the Municipal Water District of Orange County, local groundwater from the Coastal Plain of Orange County Groundwater Basin, and recycled water (City of Fountain Valley, 2021, p. 6-1).The City forecasts that it will have sufficient water supplies to meet demands over the 2025-45 period as shown below for normal-water years and single-dry-years in Table 4.19-1, and in multiple-dry-years in Table 4.19-2 (City of Fountain Valley, 2021, pp. 7-9 – 7- 11).

Table 4.19-1

CITY OF FOUNTAIN VALLEY WATER SUPPLIES AND DEMANDS, AFY

NORMAL AND SINGLE-DRY-YEAR CONDITIONS
2025 2030 2035 2040 2045
Normal Water Year
Supply totals 9,989 9,911 10,024 10,118 10,118
Demand totals 9,989 9,911 10,024 10,118 10,118
Difference 0 0 0 0 0
Single Dry Year
Supply totals 10,588 10,505 10,625 10,725 10,725
Demand totals 10,588 10,505 10,625 10,725 10,725
Difference 0 0 0 0 0
Source: City of Fountain Valley, 2021
AFY= Acre-Feet per Year
Table 4.19-2

CITY OF FOUNTAIN VALLEY WATER SUPPLIES AND DEMANDS, AFY

MULTIPLE-DRY-YEAR CONDITIONS
2025 2030 2035 2040 2045
First Year Supply totals 10,487 10,572 10,529 10,645 10,725 Demand
totals
10,487 10,572 10,529 10,645 10,725
Difference 0 0 0 0 0
Second Year Supply totals 10,513 10,555 10,553 10,665 10,725 Demand
totals
10,513 10,555 10,553 10,665 10,725
Difference 0 0 0 0 0
Third Year Supply totals 10,538 10,539 10,577 10,685 10,725 Demand
totals
10,538 10,539 10,577 10,685 10,725
Difference 0 0 0 0 0
Fourth Year Supply totals 10,563 10,522 10,601 10,705 10,725

 SECTION 4.19– UTILITIES AND SERVICE SYSTEMS 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.19-4 Initial Study/Mitigated Negative Declaration June 2026
2025 2030 2035 2040 2045
Demand
totals
10,563 10,522 10,601 10,705 10,725
Difference 0 0 0 0 0
Fifth Year Supply totals 10,588 10,505 10,625 10,725 10,725 Demand
totals
10,588 10,505 10,625 10,725 10,725
Difference 0 0 0 0 0
Source: City of Fountain Valley, 2021
AFY= Acre-Feet per Year
Project operation would use water for landscape irrigation. The proposed net increase in landscaped area is approximately 5,248 square feet, from the existing 17,857 square feet to the proposed 23,105 square feet. The proposed project includes low-water-demand landscape plantings. Thus, any net increase in irrigation water demand is expected to be very slight. Project construction would use water for uses including concrete mixing and dust control for the construction period, which is estimated to last about one year.

The City of Fountain Valley forecasts that it will have adequate water supplies to meet demands over the 2025-2045 period. Project impacts on water supplies would be less than significant. c) Would the project result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project’s projected demand in addition to the provider’s existing commitments? No Impact
The proposed project does not include installation of fixtures that would generate wastewater; thus, project development would not cause any impacts on wastewater treatment capacity. d) Would the project generate solid waste in excess of State or local standards, or in excess of the capacity of local infrastructure, or otherwise impair the attainment of solid waste reduction goals?
No Impact
The proposed parking structure is intended to accommodate existing staff parking demand at OCMC.

The proposed project does not include expansion of land uses at OCMC (hospital or medical office) that would increase solid waste generation. Therefore, project development would not generate solid waste exceeding state or local standards or exceeding the capacity of landfills serving the city of Fountain Valley.
e) Would the project comply with federal, state, and local management and reduction statutes and regulations related to solid waste?
No Impact
Project construction would involve demolition of the existing parking lot and thus would generate demolition debris. Section 5.408 (Construction Waste Reduction, Disposal, and Recycling) of the 2022 California Green Building Standards Code (CALGreen; Title 24, California Code of Regulations,

 SECTION 4.19– UTILITIES AND SERVICE SYSTEMS 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.19-5 Initial Study/Mitigated Negative Declaration June 2026
Part 11) requires that at least 65 percent of the nonhazardous construction and demolition waste from nonresidential construction operations be recycled and/or salvaged for reuse. City of Fountain Valley Municipal Code Chapter 6.09, Recycling and Diversion of Waste from Construction and Demolition, requires diversion of demolition and construction waste from landfills at the minimum percentage specified in CALGreen (ecode360.com, 2024). Project construction would comply with requirements for diversion of demolition debris, and no adverse impact would occur.

Project operation would not cause a net increase in solid waste generation by OCMC and thus would have no impact on laws and regulations governing solid waste reduction.

 SECTION 4.20 – WILDFIRE 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.20-1 Initial Study/Mitigated Negative Declaration June 2026

4.20 Wildfire
If located in or near state
responsibility areas or lands classified
as very high fire hazard severity
zones, would the project:

Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Substantially impair an adopted
emergency response plan or
emergency evacuation plan?
X
b) Due to slope, prevailing winds, and
other factors, exacerbate wildfire
risks, and thereby expose project
occupants to, pollutant
concentrations from a wildfire or the
uncontrolled spread of a wildfire?
X
c) Require the installation or
maintenance of associated
infrastructure (such as roads, fuel
breaks, emergency water sources,
power lines or other utilities) that
may exacerbate fire risk or that may
result in temporary or ongoing
impacts to the environment?
X
d) Expose people or structures to
significant risks, including downslope
or downstream flooding or landslides,
as a result of runoff, post-fire slope
instability, or drainage changes?
X
a) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project substantially impair an adopted emergency response plan or emergency evacuation plan?
No Impact
As shown in Figure 4.9-2 in Section 4.9 of this IS/MND, the project site is not located in a Very High Fire Hazard Severity Zone (VHFHSZ) within a Local Responsibility Area (LRA), that is, where cities or counties are responsible for the costs of wildfire prevention and suppression. The nearest VHFHSZ in LRA to the project site is about 7.2 miles southeast of the project site in the neighborhood of San Joaquin Hills in the City of Newport Beach. The project site is not located in a State Responsibility Area (SRA), i.e., where the State is responsible for the costs of wildfire prevention and suppression.

The nearest SRA to the project site is in the City of Newport Beach approximately 11.5 miles to the southeast (see Figure 4.9-3; CAL FIRE, 2021). Therefore, the proposed project would have no impact in this regard.
b) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project due to slope, prevailing winds, and other

 SECTION 4.20 – WILDFIRE 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.20-2 Initial Study/Mitigated Negative Declaration June 2026
factors, exacerbate wildfire risks, and thereby expose project occupants to, pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire? No Impact
The project site is not located in or near a VHFHSZ. The project site is developed as a surface parking lot; is in a built-out urban region; and is thus not subject to wildfire hazard. Wildfire potential in Orange County is highest in August through October due to dry vegetation and hot, dry Santa Ana winds (City of Fountain Valley, 2023). However, Fountain Valley is no more prone to Santa Ana winds than are most other lowland places in southern California. Thus, the project would not expose project occupants to pollutant concentrations from a wildfire or the uncontrolled spread of a wildfire.

Therefore, the proposed project would have a no impact in this regard. c) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project require the installation or maintenance of associated infrastructure (such as roads, fuel breaks, emergency water sources, power lines or other utilities) that may exacerbate fire risk or that may result in temporary or ongoing impacts to the environment?
No Impact
The project site is not located in an SRA (CAL FIRE, 2022), nor is the project site in or near a VHFHSZ.

The project would not require the installation or maintenance of infrastructure that may exacerbate fire risk. The project would include installation of electricity conduits for lighting, and water laterals for landscape irrigation, both of which would be underground. Therefore, the proposed project would have no impact in this regard.
d) If located in or near state responsibility areas or lands classified as very high fire hazard severity zones, would the project expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes? No Impact
The project site is not located in or near state responsibility areas or lands classified as very high fire hazard severity zones. The project site is flat, is not in an area with high slopes or unstable ground conditions and is not within a landslide hazard zone (see Section 4.7, Geology and Soils). The proposed project would not expose people or structures to significant risks, including downslope or downstream flooding or landslides, as a result of runoff, post-fire slope instability, or drainage changes. Therefore, the project would have no impact in this regard.

 SECTION 4.21 – MANDATORY FINDINGS OF SIGNIFICANCE 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.21-1 Initial Study/Mitigated Negative Declaration June 2026

4.21 Mandatory Findings of Significance
Would the project have:

Potentially
Significant
Impact
Less than
Significant
Impact with
Mitigation
Incorporated
Less than
Significant
Impact
No
Impact
a) Does the project have the potential to
substantially degrade the quality of
the environment, substantially reduce
the habitat of a fish or wildlife species,
cause a fish or wildlife population to
drop below self-sustaining levels,
threaten to eliminate a plant or
animal community, substantially
reduce the number or restrict the
range of a rare or endangered plant or
animal or eliminate important
examples of the major periods of
California history or prehistory?
X
b) Does the project have impacts that
are individually limited, but
cumulatively considerable?
("Cumulatively considerable" means
that the incremental effects of a
project are considerable when viewed
in connection with the effects of past
projects, the effects of other current
projects, and the effects of probable
future projects)?
X
c) Does the project have environmental
effects which will cause substantial
adverse effects on human beings,
either directly or indirectly?
X
a) Would the project have the potential to substantially degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, substantially reduce the number or restrict the range of a rare or endangered plant or animal or eliminate important examples of the major periods of California history or prehistory?
Less Than Significant Impact with Mitigation Incorporated The project site is in an urbanized area and most of the site is developed with a surface parking lot.

Vegetation onsite is ornamental landscaping subject to disturbances from parking lot and roadway uses next to the landscaped areas, and from occasional landscape maintenance. No sensitive species were observed onsite. No sensitive species are expected to occur onsite due to lack of suitable habitat as well as disturbances in and next to the landscaping.

 SECTION 4.21 – MANDATORY FINDINGS OF SIGNIFICANCE 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.21-2 Initial Study/Mitigated Negative Declaration June 2026
Trees onsite could provide habitat, including nesting habitat, for birds. Most bird species occurring in California are protected by the federal Migratory Bird Treaty Act (MBTA) and by California Fish and Game Code §§ 3503 et seq. Project development would remove vegetation and, thus, nesting habitat. This impact would be significant. Implementation of mitigation measure BIO-1 would reduce this impact to a less than significant level. Project development would not substantially reduce fish or wildlife habitats or populations, threaten to eliminate a plant or animal community, or substantially reduce the population or range of a rare or endangered plant or animal species.

No archaeological resources were identified onsite in the cultural resources investigation that included a records search, inquiries of Native American tribal representatives regarding the potential presence of Native American archaeological resources onsite, and a pedestrian survey.

No historic resources were identified onsite or within 0.5 mile of the project site. Project development would not eliminate an important example of the major periods of California history or prehistory.

The site was previously used for agriculture, and then was developed with a paved parking lot in the 1980’s. This suggests that the ground on the project site has been minimally disturbed; thus, the potential for archaeological resources to be present onsite is considered low. Project development would involve ground disturbance and thus could damage archaeological resources. This impact is potentially significant; implementation of mitigation measure CUL-1 would reduce this impact to a less than significant level.
b) Would the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less than Significant Impact
In the short term, there would be potential for cumulative effects on traffic, air quality, and noise if other development projects were implemented concurrently with the project. The City of Fountain Valley Planning Division is not currently processing applications for any other projects within one mile of the proposed project site; nor are any such projects under construction (Jenkins, 2026).

Proposed project impacts would not be cumulatively considerable.

As the proposed project is consistent with the City’s General Plan, and there is no zone change associated with the proposed project, long term impacts would be less than significant. c) Would the project have environmental effects which will cause substantial adverse effects on human beings, either directly or indirectly? Less than Significant Impact with Mitigation Incorporated Project site clearance would remove vegetation that could be used as habitat by birds protected under federal and state laws; this impact would be significant; implementation of mitigation measure BIO-1 would reduce this impact to less than significant.

Archaeological resources may be buried in site soil and could be damaged by project grounddisturbing activities. This impact would be potentially significant without mitigation.

Implementation of mitigation measure CUL-1 would reduce this impact to less than significant.

 SECTION 4.21 – MANDATORY FINDINGS OF SIGNIFICANCE 
7307/Orange Coast Memorial Medical Center Parking Structure Page 4.21-3 Initial Study/Mitigated Negative Declaration June 2026
Fossils could be buried in site soils. Project ground-disturbing activities could damage fossils.

Implementation of mitigation measure GEO-1 would reduce this impact to less than significant.

Implementation of mitigation measures TCR-2, dealing with associated funerary objects, and TCR3, dealing with human remains, are recommended to ensure that impacts related to the accidental discovery of human remains would be less than significant. Tribal cultural resources could be buried in site soils. Project site grading and project construction could damage such resources.

Implementation of mitigation measures TCR-1 through TCR-3 would reduce these impacts to less than significant.

 SECTION 5.0 – REFERENCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 5-1 Initial Study/Mitigated Negative Declaration June 2026

5.0 REFERENCES
ARB, 2008. Climate Change Scoping Plan: a framework for change. California Air Resources Board.

December 2008.

ARB, 2011. Final Supplement to the AB 32 Scoping Plan Functional Equivalent Document. California Air Resources Board. August 19, 2011.

ARB, 2014. First Update to the Climate Change Scoping Plan, Building on the Framework. California Air Resources Board. May 2014.

ARB, 2017. California’s 2017 Climate Change Scoping Plan. California Air Resources Board. November 2017. URL: https://www.arb.ca.gov/cc/scopingplan/scoping_plan_2017.pdf.

ARB, 2019. Ambient Air Quality Standards. California Air Resources Board. Accessed online at https://ww3.arb.ca.gov/research/aaqs/aaqs2.pdf. 2024.

ARB, 2022a. California Greenhouse Gas Emissions for 2000 to 2020. Accessed online at https://ww2.arb.ca.gov/sites/default/files/classic/cc/inventory/2000- 2020_ghg_inventory_trends.pdf, on February 21, 2025.

ARB, 2022b. California’s 2022 Scoping Plan. Accessed online at https://ww2.arb.ca.gov/sites/default/files/2023-04/2022-sp.pdf on January 15, 2025.

ARB, 2024. iADAM Air Quality Data Statistics. California Air Resources Board. http://www.arb.ca.gov/adam. Accessed July 2024.

ARB, 2023a. Maps of State and Federal Area Designations. Accessed online at https://ww2.arb.ca.gov/resources/documents/maps-state-and-federal-areadesignations, on December 31, 2024.

ARB, 2023b. iADAM: Air Quality Data Statistics. Accessed online at https://www.arb.ca.gov/adam/, on December 31, 2024.

ARB, 2024a. Carbon Monoxide & Health. Accessed online at https://ww2.arb.ca.gov/resources/carbon-monoxide-and-health, on December 31, 2024.

ARB, 2024b. Inhalable Particulate Matter and Health (PM2.5 and PM10). Accessed online at https://ww2.arb.ca.gov/resources/inhalable-particulate-matter-and-health. On December 31, 2024.

ARB, 2024c. In-Use Off-Road Diesel-Fueled Fleets Regulation. Accessed online at https://ww2.arb.ca.gov/our-work/programs/use-road-diesel-fueled-fleets-regulation on November 25, 2024.

Bell, Alyssa, 2024. Paleontological resources for the Orange Coast Memorial Medical Center Parking Structure Project (7307). December 8, 2024. Research and Collections, Natural History Museum Los Angeles County, Los Angeles, California.

 SECTION 5.0 – REFERENCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 5-2 Initial Study/Mitigated Negative Declaration June 2026
Calflora, 2020. Information on California plants for education, research and conservation.

Observation Search. Available at https://www.calflora.org/entry/observ.html. Accessed on July 14, 2020.

California Department of Housing and Community Development (CDHC). 2021. California Green Building Standards Code—CALGreen. Accessed online at:
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California Department of Transportation (Caltrans), 2009. Technical Noise Supplement. Division of Environmental Analysis, Sacramento, California (November), http://www.dot.ca.gov/hq/env/noise/pub/tens_complete.pdf.

California Department of Transportation (Caltrans), 2013. Technical Noise Supplement to the Caltrans Traffic Noise Analysis Protocol. Division of Environmental Analysis, Sacramento, California (September). http://www.dot.ca.gov/hq/env/noise/pub/TeNS_Sept_2013A.pdf.

California Geological Survey (CGS). 2008a. Updated Mineral Land Classification Map for Portland Cement Concrete-Grade Aggregate in the San Bernardino Production-Consumption Region, San Bernardino and Riverside Counties, California. Special Report 206, Plate 1. Accessed online at: http://ftp.consrv.ca.gov/pub/dmg/pubs/sr/SR_206/SR206_Plate1.pdf, on March 22, 2022.

California Geological Survey (CGS). 2008b. Update of Mineral Land Classification for Portland Cement Concrete-Grade Aggregate in the San Bernardino Production-Consumption Region, San Bernardino and Riverside Counties, California. Accessed online at:
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California Geological Survey (CGS). 2008c. Updated Aggregate Resource Sector Map for Portland Cement Concrete-Grade Aggregate in the San Bernardino Production-Consumption Region, San Bernardino and Riverside Counties, California. Special report 206, Plate 2. Accessed online at: http://ftp.consrv.ca.gov/pub/dmg/pubs/sr/SR_206/SR206_Plate2.pdf, on March 22, 2022.

City of Fountain Valley, 2023. General Plan. Accessed online at https://www.fountainvalley.gov/DocumentCenter/View/19654/Fountain_Valley_2045_G eneral_Plan on January 6, 2025.

CEC, 2024. Electricity Consumption by County. Accessed online at https://ecdms.energy.ca.gov/elecbycounty.aspx, on November 4, 2024.

CEC, 2022. 2022 Building Energy Efficiency Standards for Residential and Nonresidential Buildings:

For the 2022 Building Energy Efficiency Standards Title 24, Part 6, and Associated Administrative Regulations in Part 1. Accessed online at https://www.energy.ca.gov/publications/2022/2022-building-energy-efficiencystandards-residential-and-nonresidential, on October 10, 2024 CEC, 2025. 2025 Building Energy Efficiency Standards. Accessed online at https://www.energy.ca.gov/programs-and-topics/programs/building-energy-efficiencystandards/2025-building-energy-efficiency on January 7, 2025.

 SECTION 5.0 – REFERENCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 5-3 Initial Study/Mitigated Negative Declaration June 2026
California Natural Resources Agency (CNRA), 2007. The California Environmental Quality Act (CEQA). Guidelines for Implementation of the California Environmental Quality Act.

Electronic document.

CAPCOA, 2022. California Emissions Estimator Model®, Version 2022.1.1.29. California Air Pollution Control Officers Association. Accessed online at https://www.caleemod.com/, on December 31, 2024.

CARB (California Air Resources Board), 2024. National Ambient Air Quality Standards. Accessed online at https://ww2.arb.ca.gov/resources/national-ambient-air-quality-standards, on December 26, 2024.

CASGEM (California Statewide Groundwater Elevation Monitoring Program). 2022. Well Details for State Well Number 01N05W32N001S. Available at https://www.casgem.water.ca.gov/.

Accessed on March 8, 2022.

CASQA (California Stormwater Quality Association). 2003. Stormwater Best Management Practice Handbook: New Development and Redevelopment. Available by subscription from California Stormwater Quality Association, casqa.org.

CASQA (California Stormwater Quality Association). 2023. California Construction Best Management Practices Handbook. Available by subscription from California Stormwater Quality Association, casqa.org.

CBWCD (Chino Basin Water Conservation District) 2022. Where Does Our Water Come From? https://www.cbwcd.org/386/Where-Does-Our-Water-Come-From.

CEMA, CGS, and USC (California Emergency Management Agency, California Geological Survey, and University of Southern California). 2009. Tsunami Inundation Map for Emergency Planning:

County of Los Angeles, California. Scale 1:24,000. Available at https://www.conservation.ca.gov/cgs/tsunami/maps.

Calflora, 2025. Information on California plants for education, research and conservation. [web application]. Berkeley, California: The Calflora Database [a non-profit organization].

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California Geological Survey (CGS). 2025. Data Viewer. Accessed online at:
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CGS (California Geological Survey). 1995. Generalized Mineral Land Classification Map of Orange County. Open File Report 94-15, Plate 1.
ftp://ftp.consrv.ca.gov/pub/dmg/pubs/ofr/OFR_94-15/OFR_94-15_Plate_1.pdf. "Chapter 12.04: Trees, Shrubs, and Plants." Municipal Code Corporation, 2025, https://ecode360.com/42934664. Accessed 10 Feb. 2025.

Chico, T. and Koizumi, J., 2008. Final Localized Significance Threshold Methodology. South Coast Air Quality Management District, Diamond Bar, California. June 2003. Revised July 2008. URL:
http://www.aqmd.gov/docs/default-source/ceqa/handbook/localized-significancePage 403  SECTION 5.0 – REFERENCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 5-4 Initial Study/Mitigated Negative Declaration June 2026
thresholds/final-lst-methodology-document.pdf?sfvrsn=2. Accessed on December 31, 2024.

City of Fountain Valley, 2019. Zoning Map. Accessed online at https://www.fountainvalley.gov/DocumentCenter/View/492/Fountain-Valley-ZoningMap?bidId=, on December 26, 2024.

City of Fountain Valley. 2021. 2020 Urban Water Management Plan. Accessed online at:
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City of Fountain Valley, 2023a. 2045 General Plan. Accessed online at https://www.fountainvalley.gov/DocumentCenter/View/19654/Fountain_Valley_2045_G eneral_Plan, on December 26, 2024.

City of Fountain Valley, 2023b. 2045 General Plan Environmental Impact Report. Accessed online at https://www.fountainvalley.gov/DocumentCenter/View/19301/GPU-EIR, on December 26, 2024.

City of Fountain Valley. 2025. Current Projects List. Accessed online at:
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CNDDB (California Natural Diversity Database). 2025a. RareFind 5 (Internet). California Department of Fish and Wildlife (5.3.0). Available at https://wildlife.ca.gov/Data/CNDDB/Maps-andData. Accessed on February 11, 2025.

CNDDB (California Natural Diversity Database). 2025b. Special Vascular Plants, Bryophytes, and Lichens List. January 2025. California Department of Fish and Wildlife. Sacramento, CA.

Available at. https://wildlife.ca.gov/Data/CNDDB/Plants-and-Animals. Accessed on February 11, 2025.

CNDDB (California Natural Diversity Database). 2025c. Special Animals List. January 2025. California Department of Fish and Wildlife. Sacramento, CA. Available at https://wildlife.ca.gov/Data/CNDDB/Plants-and-Animals. Accessed on February 11, 2025.

CNPS (California Native Plant Society), 2025. Rare Plant Program. Rare Plant Inventory (online edition, v9.5.1a). Available at: https://www.rareplants.cnps.org. Accessed on February 5, 2025.

Cornell Lab of Ornithology. 2025. All About Birds. Cornell Lab of Ornithology, Ithaca, New York.

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Digalert.com. 2022. Utilities contact lookup. Accessed online at:
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 SECTION 5.0 – REFERENCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 5-5 Initial Study/Mitigated Negative Declaration June 2026
DLRP (Division of Land Resource Protection). 2023b. California Williamson Act Enrollment 2023.

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Division of Mine Reclamation (DMR). 2020. Mines Online. Accessed online at:
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DOC, 2014. Updated Mineral Land Classification Map for Portland Cement Concrete-Grade Aggregate in the Temescal Valley Production Area, Riverside County, California (Special Report 231, Plate 1). Received via email from California Geological Survey, March 5, 2021.

DOC, 2016. California Important Farmland Finder. Accessed online at:
https://maps.conservation.ca.gov/DLRP/CIFF/. Accessed in December 24, 2024.

DOC, 2024. Important Farmland Categories. Accessed online at:
https://www.conservation.ca.gov/dlrp/fmmp/Pages/Important-FarmlandCategories.aspx on January 2, 2025.

DOC, 2024. Earthquake Zones of Required Investigation. Accessed online at https://maps.conservation.ca.gov/cgs/informationwarehouse/eqzapp/, on December 26, 2024.

Division of Mine Reclamation (DMR). 2022. Mines Online. Accessed online at:
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DWR (California Department of Water Resources). 2024. SGMA [Sustainable Groundwater Management Act] Data Viewer. Accessed online at:
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DWR (California Department of Water Resources). 2003. Bulletin 118: California’s Groundwater, Upper Santa Ana Valley Groundwater Basin (Groundwater Basin Number 8-002). Available at https://water.ca.gov/Programs/Groundwater-Management/Bulletin-118. Accessed on March 9, 2022.

DWR (California Department of Water Resources). 2022. Division of Safety of Dams, California Dam Breach Inundation Maps. Available at https://fmds.water.ca.gov/maps/damim/. Accessed on March 11, 2022.
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ecode360.com. 2024. City of Fountain Valley Municipal Code Chapter 18.28. Accessed online at:
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 SECTION 5.0 – REFERENCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 5-6 Initial Study/Mitigated Negative Declaration June 2026
EDD (Employment Development Department). Monthly Labor Force Data for Counties. Accessed online on January 20, 2026 at: https://labormarketinfo.edd.ca.gov/file/lfmonth/countyur400c.pdf.

FEMA (Federal Emergency Management Agency). 2008. Flood Insurance Rate Map (FIRM) for San Bernardino County, California and Incorporated Areas (Map Number 06071C7915H).

Effective August 28, 2008. Available at
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FEMA (Federal Emergency Management Agency) 2022. National Flood Hazard Layer (NFHL) Viewer.

Available at: https://www.fema.gov/flood-maps/national-flood-hazard-layer, Accessed on March 10, 2022.

Federal Emergency Management Agency (FEMA). 2024. Flood Map Service Center. Accessed online at: https://msc.fema.gov/portal/home, on December 11, 2024.

Fountain Valley. 2024a. About Fountain Valley. Accessed online at:
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Fountain Valley. 2024b. Facilities. Accessed online at:
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Fountain Valley. 2024c. Facilities - Fire Station 1. Accessed online at:
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FTA (Federal Transit Administration), 2018. Transit Noise and Vibration Impact Assessment Manual (FTA Report No. 0123). Washington, DC. September 2018. Internet:
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FVCSP (Fountain Valley Crossing Specific Plan), 2024. Public Services. Accessed online at:
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FVPD, 2024. Department History. Accessed online at:
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Google Earth Pro. 2025. Version 7.3.6.10201 (January 13, 2025). Talbert Ave, Orange County, California. 33.701207°, -117.957634°. Eye altitude 3281 feet. Imagery Date: December 4, 2023. ©Google 2025. Accessed on February 12, 2025.

Governor’s Office of Planning and Research, 2017. General Plan Guidelines. Appendix D. Noise Element Guidelines. Sacramento, California.
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 SECTION 5.0 – REFERENCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 5-7 Initial Study/Mitigated Negative Declaration June 2026
Hendriks, R., Rymer, B., Buehler, D., And Andrews, J., 2013. Technical Supplement to the Caltrans Traffic Noise Analysis Protocol. Division of Environmental Analysis, Sacramento, CA.

Available at https://dot.ca.gov/-/media/dot-media/programs/environmentalanalysis/documents/env/tens-sep2013-a11y.pdf.

Holland, R.F. 1986. Preliminary Descriptions of the Terrestrial Natural Communities of California.

State of California, The Resources Agency, Nongame Heritage Program, California Department of Fish & Game, Sacramento, Calif. 156 pp.

IPCC, 2007a. Historical Overview of Climate Change. In: Climate Change 2007: The Physical Science Basis. Contribution of Working Group I to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change [Solomon, S., D. Qin, M. Manning, Z. Chen, M.

Marquis, K.B. Averyt, M. Tignor and H.L. Miller (eds.)]. Cambridge University Press, Cambridge, United Kingdom and New York, NY, USA.

IPCC, 2007b. Climate Change 2007: Synthesis Report. Contribution of Working Groups I, II and III to the Fourth Assessment Report of the Intergovernmental Panel on Climate Change.

Intergovernmental Panel on Climate Change. Core Writing Team; Pachauri, R.K; Reisinger, A., eds., 2007. ISBN 92-9169-122-4.

ICC, 2022. 2022 California Green Building Standards Code, Title 24, Part 11 (CALGreen). Accessed online at https://codes.iccsafe.org/content/CAGBC2022P1 on November 25, 2024. iNaturalist, 2025. iNaturalist Community. Observations of Special-Status Plant and Wildlife Species from Fountain Valley, California, United States observed on/between February 5 to February 11, 2025, Available at https://www.inaturalist.org. Accessed on February 3, 2025.

ITE (Institute of Transportation Engineers), 2022. Trip Generation. Vehicle Time of Day Distribution for ITETripGen Appendices. May 2. Accessed online at
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LCAI (Governor’s Office of Land Use and Climate Innovation), 2017. General Plan Guidelines.

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Morton, Douglas M., and Fred K. Miller, Compiled by. 2006. Geologic Map of the San Bernardino and Santa Ana 30’ x 60’ Quadrangles, California. United States Geological Survey, U. S.

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 SECTION 5.0 – REFERENCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 5-8 Initial Study/Mitigated Negative Declaration June 2026
MWDSC (Metropolitan Water District of Southern California). 2024. Water Quality and Treatment.

Accessed online at: https://www.mwdh2o.com/your-water/water-quality-andtreatment/, on December 13, 2024.

Nafis, G. 2025. California Herps – A Guide to the Amphibians and Reptiles of California. Available at https://californiaherps.com/. Accessed on February 3, 2025.

NASA, 2018. Global Climate Change: Vital Signs of the Planet. National Air and Space Administration.

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NRCS (National Resources Conservation Service). 2025. American Bumble Bee (Bombus pensylvanicus) – Landowner Guide (website).
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OCTA (Orange County Transportation Authority), 2016. OCTA M2 Natural Community Conservation Plan/ Habitat Conservation Plan. October, 2016. Available at https://www.octa.net.

Accessed on July 15, 2020.

OCTA, 2019a. Congestion Management Program Preparation Manual. Orange County Transportation Authority. Accessed online at https://www.octa.net/pdf/2019CMP.pdf?n=201911 , accessed on December 12, 2019.

OCTA, 2019b. Orange County Master Plan Arterial Highways. Accessed online at https://www.octa.net/News-and-Resources/Open-Data/MPAH-Overview/, accessed on June 1, 2020.

Quinn, N. M. et al. 2018. Pest Notes: Ground Squirrels. UC ANR Publication 7438, revised December 2018. University of California Agriculture and Natural Resources. Statewide Integrated Pest Management Program. Available at
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 SECTION 5.0 – REFERENCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 5-9 Initial Study/Mitigated Negative Declaration June 2026
RWQCB (Santa Ana Regional Water Quality Control Board). 2013, December 20. Technical Guidance Document (TGD) for the Preparation of Conceptual/Preliminary and/or Project Water Quality Management Plans (WQMPs). Accessed online at:
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SCAQMD, 2023. South Coast AQMD Air Quality Significance Thresholds. Accessed online at https://www.aqmd.gov/docs/default-source/ceqa/handbook/south-coast-aqmd-airquality-significance-thresholds.pdf?sfvrsn=25 on December 21, 2024.

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SCAQMD, 2008. Draft Guidance Document – Interim CEQA Greenhouse Gas (GHG) Significance Threshold. South Coast Air Quality Management District. October 2008. http://www.aqmd.gov/docs/default-source/ceqa/handbook/greenhouse-gases-(ghg)- ceqa-significance-thresholds/ghgattachmente.pdf.

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SCAQMD, 2019. SCAQMD Air Quality Significance Thresholds. South Coast Air Quality Management District. Revision: April, 2019. http://www.aqmd.gov/docs/defaultPage 409  SECTION 5.0 – REFERENCES 
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USEPA, 2017a. What EPA Is Doing about Climate Change. EPA’s Web Archive. United States Environmental Protection Agency. https://archive.epa.gov/epa/climatechange/what-epadoing-about-climate-change.html. January 19, 2017.

USEPA, 2017b. News Release: EPA Kicks Off Website Updates. United States Environmental Protection Agency. https://www.epa.gov/newsreleases/epa-kicks-website-updates. April 28, 2017.

USEPA, 2019. Nitrogen Dioxide (1971) Maintenance Area (Redesignated from Nonattainment) State/Area/County Report.: Green Book. U.S. Environmental Protection Agency Current [https://www3.epa.gov/airquality/greenbook/nmcs.html]. Data as of September 30, 2019.

Accessed October 2019.

USEPA, 2020b. PM-10 (1987) Maintenance Area (Redesignated from Nonattainment) State/Area/County Report: Green Book. U.S. Environmental Protection Agency Current https://www3.epa.gov/airquality/greenbook/pmcs.html#CA. Data as of May 31, 2020.

Accessed June 2020.

 SECTION 5.0 – REFERENCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 5-11 Initial Study/Mitigated Negative Declaration June 2026
USEPA, 2020c. PM-2.5 (2012) Designated Area State/Area/County Report: Green Book. U.S.

Environmental Protection Agency. Current Data as of May 31, 2020. [https://www3.epa.gov/airquality/greenbook/kbcs.html#CA]. Accessed June 2020.

USEPA, 2020d. Carbon Monoxide (1971) Maintenance Area (Redesignated from Nonattainment) State/Area/County Report: Green Book. U.S. Environmental Protection Agency Current [https://www3.epa.gov/airquality/greenbook/cmcs.html#CA]. Data as of May 31, 2020.

Accessed June 2020.

USEPA, 2020e. Nitrogen Dioxide (1971) Maintenance Area (Redesignated from Nonattainment) State/Area/County Report.: Green Book. U.S. Environmental Protection Agency Current [https://www3.epa.gov/airquality/greenbook/nmcs.html]. Data as of May 31, 2020.

Accessed June 2020.

USEPA, 2020. Integrated Science Assessment for Ozone and Related Photochemical Oxidants. Center for Public Health and Environmental Assessment, Office of Research and Development, U.S.

Environmental Protection Agency, Research Triangle Park, NC. EPA/600/R-20/012. April.

URL: https://cfpub.epa.gov/ncea/isa/recordisplay.cfm?deid=348522 USEPA, 2024. Nonattainment Areas for Criteria Pollutants (Green Book). Accessed online at https://www.epa.gov/green-book on November 25, 2024.

USFS (U.S. Department of Agriculture Forest Service). 2025. The American Bumble Bee (Bombus pensylvanicus) (website). https://www.fs.usda.gov/wildflowers/pollinators/pollinatorof-the-month/american-bumble-bee.shtml. Accessed on February 11, 2025.

USFWS (U.S. Fish and Wildlife Service). 2025a. Carlsbad Fish and Wildlife Office. Information for Planning and Consultation (IPaC) Official Species List. Project Code: 2025-0047976.

Carlsbad, California. Accessed on January 27, 2025.

USFWS. 2025b. National Wetlands Inventory (NWI) website, National Wetlands Mapper. U.S.

Department of the Interior, Fish and Wildlife Service, Washington, D.C. Available at https://www.fws.gov/wetlands/. Accessed on February 11, 2025.

U.S. Fish and Wildlife Service. 2017. Critical Habitat Fact Sheet. Accessed online at:, https://www.fws.gov/sites/default/files/documents/critical-habitat-fact-sheet.pdf, on March 17, 2025.

USGS, 2020. National Hydrography Dataset (ver. USGS National Hydrography Dataset Best Resolution (NHD) for Hydrologic Unit (HU) 12. Available at https://www.usgs.gov/core-sciencesystems/ngp/national-hydrography/access-national-hydrography-products. Downloaded on July 14, 2020.

White House, 2017. Executive Order 13783, "Promoting Energy Independence and Economic Growth.” 82 FR 16093. March 31, 2017.

WRCC, 2021. Western U.S. Climate Historical Summaries, Western Regional Climate Center. Accessed online at https://wrcc.dri.edu/cgi-bin/cliMAIN.pl?ca7888, on December 31, 2024.

 SECTION 5.0 – REFERENCES 
7307/Orange Coast Memorial Medical Center Parking Structure Page 5-12 Initial Study/Mitigated Negative Declaration June 2026
Zeiner, D.C., W.F. Laudenslayer, Jr., K.E. Mayer, and M. White, eds. 1988-1990., California's Wildlife.

Vol. I-III. California Department of Fish and Game, Sacramento, California.

 SECTION 6.0 – LIST OF PREPARERS 
7307/Orange Coast Memorial Medical Center Parking Structure Page 6-1 Initial Study/Mitigated Negative Declaration June 2026

6.0 LIST OF PREPARERS

6.1 CEQA Lead Agency
City of Fountain Valley
10200 Slater Avenue
Fountain Valley, CA 92708
Matt Jenkins, Senior Planner
(714) 593-4427
[email protected]

6.2 Project Applicant
Emily Randle, Chief Operating Officer
Orange Coast Memorial Medical Center
18111 Brookhurst Street
Fountain Valley, CA 92708
[email protected]

6.3 UltraSystems Environmental, Inc.

6.3.1 Environmental Planning Team
Betsy Lindsay, MURP, ENV SP, Founder/CEO
Robert Manford, DPDS, MPl., President
Michael Milroy, M.S., Project Manager
Robert Reicher, MBA, ENV SP, QA/QC

6.3.2 Technical Team
Allison Carver, B.S., Senior Biologist
Amir Ayati, B.S., Staff Scientist
Andrew Soto, B.A., Technical Editor/Word Processor
Erik Segura, B.S., ENV SP, Associate Planner
Gulben Kaplan, M.S., GIS Analyst
Isha Shah, M.S., Staff Engineer/Scientist
Maritza Vasquez, M.A., GIS Analyst/Associate Planner
Megan Black, M.A., Archaeological Technician
Michael Rogozen, D.Env., Senior Principal Engineer
Michelle Tollett, M.A, Biological Resources Manager
Patricia Haigh, B.S., B.A., Staff Scientist
Stephen O’Neil, M.A., RPA, Cultural Resources Manager
Steven Borjeson, B.S., Senior Planner

 SECTION 7.0 - MITIGATION MONITORING AND REPORTING PROGRAM  7307/Orange Coast Memorial Medical Center Parking Structure Page 7-1 Initial Study/Mitigated Negative Declaration June 2026

7.0 MITIGATION MONITORING AND REPORTING PROGRAM
The Mitigation Monitoring and Reporting Program (MMRP) has been prepared in conformance with § 21081.6 of the Public Resources Code and § 15097 of the CEQA Guidelines, which requires all state and local agencies to establish monitoring or reporting programs whenever approval of a project relies upon a MND or an EIR. The MMRP ensures implementation of the measures being imposed to mitigate or avoid the significant adverse environmental impacts identified through the use of monitoring and reporting. Monitoring is generally an ongoing or periodic process of project oversight; reporting generally consists of a written compliance review that is presented to the decision-making body or authorized staff person.

It is the intent of the MMRP to: (1) provide a framework for document implementation of the required mitigation; (2) identify monitoring/reporting responsibility; (3) provide a record of the monitoring/reporting; and (4) ensure compliance with those MM that are within the responsibility of the City and/or Applicant to implement.

The following table lists impacts, mitigation measures adopted by the City of Fountain Valley in connection with approval of the proposed project, level of significance after mitigation, responsible and monitoring parties, and the project phase in which the measures are to be implemented.

Only those environmental topics for which mitigation is required are listed in this Mitigation Monitoring and Reporting Program.

 SECTION 7.0 – MITIGATION MONITORING AND REPORTING PROGRAM  7307/Orange Coast Memorial Medical Center Parking Structure Page 7-0 Initial Study/Mitigated Negative Declaration June 2026
Table 7.0-1

MITIGATION MONITORING AND REPORTING PROGRAM

TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE

4.4 Biological Resources
Threshold 4.4 a) Would the project
have a substantial adverse effect,
either directly or through habitat
modifications, on any species
identified as a candidate, sensitive, or
special status species in local or
regional plans, policies, or
regulations, or by the California
Department of Fish and Game or U.S.

Fish and Wildlife Service?
BIO-1: Pre-Construction Breeding Bird
Survey
If vegetation removal is scheduled within
the nesting season, a qualified biologist will
conduct a pre-construction nesting bird
survey to maintain compliance with the
Migratory Bird Treaty Act (MBTA) and the
California Fish and Game Code (§§ 3503
and 3503.5), which prohibit take of nesting
birds and nests of migratory and non-game
bird species. Nesting season is generally
considered to be:
• January 1-July 30 for raptors.
• February 1-September 15 for nonraptors.

A qualified biologist will conduct preconstruction surveys no more than five days prior to when project activities (e.g.,
mobilization, excavation, grading,
vegetation removal) are underway. Should
a lapse in project activity be greater than
five days, a qualified biologist will conduct
additional surveys to maintain compliance.

To maximize the detection of nesting birds,
Project Applicant
and Qualified
Biologist
Field Verification 1. City of Fountain
Valley

2. City of Fountain
Valley

3. Before Project
vegetation
removal
activities

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TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
surveys must be conducted in work areas
(e.g., staging, stockpiling, storage,
equipment yards, access roads) during
favorable weather conditions. A wide
variety of shelters and resources are used
by avian species; these include barren
ground, grasses, forbs, shrubs, trees, rocky
outcrops, and man-made structures
(dependent on species and conditions). The
qualified biologists will interpret physical
signs for nesting structures (e.g.,
manipulation of materials like mud or
grass) and direct signs of life (e.g., courtship
behaviors, gathering, swooping, alarm calls,
pellets).

If nests are encountered, a qualified
biologist will consider individual species
tolerance, proximity to construction
activity, noise impacts, line-of-sight
barriers, and distance (horizontal and
vertical) to determine if planned
construction activities would impact
nesting success. The rate and duration of
construction activities will also be
considered should the modification of
scheduled activities be required to maintain
healthy nesting outcomes.

If the qualified biologist determines
construction activities will potentially
adversely affect a nest, the biologist must

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TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
immediately inform the construction
manager to halt construction activities (i.e.,
establish a no-work zone) within a
minimum exclusion buffer of 50 feet for
songbird nests and 200-500 feet for raptor
nests. If a federal or state protected bird
species is observed occupying a nest during
surveys, USFWS and CDFW will be
consulted to determine the appropriate nowork zone to establish for the nest. The nowork zone lawfully avoids the “take” of nesting birds and the mortality of eggs and
younglings. Construction activities within
the no-work buffer may proceed after a
qualified biologist determines the young
have successfully fledged the nest and are
no longer dependent upon the nest or
parents.

4.5 Cultural Resources
Threshold 4.5 b) Cause a substantial
adverse change in the significance of
an archaeological resource pursuant
to § 15064.5.

MM CUL 1
In the event of an unexpected discovery of a
cultural resource, as defined by CEQA
Guidelines § 15064.5, during any project
related earth disturbing activities, all earth
disturbing activities within 60 feet of the
find shall be halted and the City of Fountain
Valley shall be notified. The project
applicant shall retain an archaeologist who
meets the Secretary of the Interior’s
Qualified
Archaeologist and
Project Contractor
Field Verification 1. City of Fountain
Valley Planning
Department

2. City of Fountain
Valley Planning
Department

3. During project
excavation
activities

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TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
Professional Qualifications Standards for
Archaeology to assess the significance of
the find. Impacts on any significant
resources shall be mitigated to a less than
significant level through data recovery or
other methods determined adequate by the
archaeologist and that are consistent with
the Secretary of the Interior’s Standards for
Archaeological Documentation. Any
identified cultural resources shall be
recorded on the appropriate DPR 523 (A L)
form and filed with the SCCIC. Construction
activities may continue on other parts of the
project site while evaluation and treatment
of prehistoric archaeological resources
takes place.

A Monitoring and Treatment Plan shall be
prepared by a qualified archaeologist. The
qualified archaeologist shall recommend
the extent of archaeological monitoring
necessary to ensure the protection of any
other resources that may be in the area and
afforded the necessary time and funds to
recover, analyze, and curate the find(s).

Construction activities may continue on
other parts of the project site while
evaluation and treatment of prehistoric
archaeological resources takes place.

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TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
MM CUL-2
Prior to the commencement of grading or
excavation, workers conducting
construction activities and their foremen
will receive Worker Environmental
Awareness Program (WEAP) training from
a qualified archaeologist regarding the
potential for sensitive archaeological and
paleontological resources to be unearthed
during grading activities. The workers will
be directed to report any unusual
specimens of bone, stone, ceramics or other
archaeological artifacts or features
observed during grading and/or other
construction activities to their foremen and
to cease grading activities in the immediate
vicinity of the discovery until a qualified
archaeologist or Native American cultural
monitor is notified of the discovery by the
Superintendent of the project site and can
assess their significance. The WEAP shall be
implemented to educate all construction
personnel of the area’s environmental
conditions and the environmental
protection measures that must be adhered
to by all workers throughout the duration
of project construction.

Training materials shall be languageappropriate for all construction personnel.

Upon completion of the WEAP, workers
Project
Construction
Contractor
Field Verification 1. City of Fountain
Valley Planning
Department

2. City of Fountain
Valley Planning
Department

3. Prior to project
grading
activities

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TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
shall sign a form stating that they attended
the program, understand all protection
measures, and shall abide by all the rules of
the WEAP. A record of all trained personnel
shall be kept with the construction foreman
at the project field construction office and
shall be made available to any resource
agency personnel. If new construction
personnel are added to the project later, the
construction foreman shall ensure that new
personnel receive training before they start
working. The archaeologist shall provide
hard copies of the WEAP presentation to
the construction foreman.

Threshold 4.5 c)
Would the project disturb any human
remains, including those interred
outside of formal cemeteries?
MM CUL 3
If human remains are encountered during
excavations associated with this project, all
work will stop within a 30 foot radius of the
discovery and the Orange County Coroner
will be notified (§ 5097.98 of the Public
Resources Code). The Coroner will
determine whether the remains are recent
human origin or older Native American
ancestry. If the coroner, with the aid of the
supervising archaeologist, determines that
the remains are prehistoric, they will
contact the NAHC. The NAHC will be
responsible for designating the Most Likely
Descendant (MLD). The MLD (either an
individual or sometimes a committee) will

1. City of Fountain
Valley Planning
Department

2. City of Fountain
Valley Planning
Department

3. During project
excavation
activities

 SECTION 7.0 – MITIGATION MONITORING AND REPORTING PROGRAM  7307/Orange Coast Memorial Medical Center Parking Structure Page 7-6 Initial Study/Mitigated Negative Declaration June 2026

TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
be responsible for the ultimate disposition
of the remains, as required by § 7050.5 of
the California Health and Safety Code. The
MLD will make recommendations within 24
hours of their notification by the NAHC.

These recommendations may include
scientific removal and nondestructive
analysis of human remains and items
associated with Native American burials (§
7050.5 of the Health and Safety Code).

4.7 Geology and Soils
Threshold 4.7 f): Would the project
directly or indirectly destroy a unique
paleontological resource or site or
unique geologic feature?
MM GEO-1
Prior to the issuance of the grading permit,
the applicant shall provide a letter to the
City of Fountain Valley, or designee, from a
qualified paleontologist stating that the
paleontologist has been retained to provide
services for the project. The paleontologist
shall develop, as needed, a Paleontological
Resources Impact Mitigation Plan (PRIMP)
to mitigate the potential impacts to
unknown buried paleontological resources
that may exist onsite for the review and
approval by the City. The PRIMP shall
require that the paleontologist perform
paleontological monitoring of any ground
disturbing activities within undisturbed
native sediments during mass grading, site
preparation, and underground utility
Project Applicant,
Qualified
Paleontologist,
and Construction
Contractor
Monitoring,
Assessment,
Recovery, and
Curation

1. City of Fountain
Valley Planning
Department

2. City of Fountain
Valley Planning
Department

3. Prior to project
grading
activities

 SECTION 7.0 – MITIGATION MONITORING AND REPORTING PROGRAM  7307/Orange Coast Memorial Medical Center Parking Structure Page 7-7 Initial Study/Mitigated Negative Declaration June 2026

TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
installation. The project paleontologist may
reevaluate the necessity for paleontological
monitoring after 50 percent or greater of
the excavations have been completed. In the
event paleontological resources are
encountered, ground-disturbing activity
within 50 feet of the area of the discovery
shall cease. The paleontologist shall
examine the materials encountered, assess
the nature and extent of the find, and
recommend a course of action to further
investigate and protect or recover and
salvage those resources that have been
encountered. Criteria for discard of specific
fossil specimens will be made explicit. If the
qualified paleontologist determines that
impacts to a sample containing significant
paleontological resources cannot be
avoided by project planning, then recovery
may be applied. Actions may include
recovering a sample of the fossiliferous
material prior to construction, monitoring
work and halting construction if a
significant fossil needs to be recovered,
and/or cleaning, identifying, and cataloging
specimens for curation and research
purposes. Recovery, salvage and treatment
shall be done at the Applicant’s expense. All
recovered and salvaged resources shall be
prepared to the point of identification and
permanent preservation by the

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TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
paleontologist. Resources shall be identified
and curated into an established accredited
professional repository. The paleontologist
shall have a repository agreement in hand
prior to initiating recovery of the resource.

4.18 Tribal Cultural Resources
Threshold 4.18 b)
Would the project cause a substantial
adverse change in the significance of a
tribal cultural resource that is
determined to be a significant
resource to a California Native
American tribe pursuant to the
criteria set forth in subdivision (c) of
Public Resource Code § 5024.1(c)?
MM TCR-1: Gabrielino-Kizh Nation only)
Retain a Native American Monitor Prior
to Commencement of Ground-Disturbing
Activities
A. The project applicant/lead agency shall
retain a Native American Monitor from or
approved by the Gabrieleño Band of Mission
Indians – Kizh Nation. The monitor shall be
retained prior to the commencement of any
“ground-disturbing activity” for the subject
project at all project locations (i.e., both onsite and any off-site locations that are included in the project
description/definition and/or required in
connection with the project, such as public
improvement work). “Ground-disturbing
activity” shall include, but is not limited to,
demolition, pavement removal, potholing,
auguring, grubbing, tree removal, boring,
grading, excavation, drilling, and trenching.

B. A copy of the executed monitoring
agreement shall be submitted to the lead
City of Fountain
Valley,
Construction
Contractor &
Kizh Nation
Field
Verification

1. City of
Fountain Valley

2. City of
Fountain Valley

3. Before and
during project
grounddisturbing
activities

 SECTION 7.0 – MITIGATION MONITORING AND REPORTING PROGRAM  7307/Orange Coast Memorial Medical Center Parking Structure Page 7-9 Initial Study/Mitigated Negative Declaration June 2026

TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
agency prior to the earlier commencement
of any ground-disturbing activity, or the
issuance of any permit necessary to
commence a ground-disturbing activity.

C. The monitor will complete daily
monitoring logs that will provide
descriptions of the relevant grounddisturbing activities, the type of construction activities performed, locations
of ground-disturbing activities, soil types,
cultural-related materials, and any other
facts, conditions, materials, or discoveries of
significance to the Tribe. Monitor logs will
identify and describe any discovered TCRs,
including but not limited to, Native
American cultural and historical artifacts,
remains, places of significance, etc.,
(collectively, tribal cultural resources, or
“TCR”), as well as any discovered Native
American (ancestral) human remains and
burial goods. Copies of monitor logs will be
provided to the project applicant/lead
agency upon written request to the Tribe.

D. On-site tribal monitoring shall conclude
upon the latter of the following (1) written
confirmation to the Kizh from a designated
point of contact for the project
applicant/lead agency that all grounddisturbing activities and phases that may involve ground-disturbing activities on the

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TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
project site or in connection with the
project are complete; or (2) a
determination and written notification by
the Kizh to the project applicant/lead
agency that no future, planned construction
activity and/or development/construction
phase at the project site possesses the
potential to impact Kizh TCRs.

MM TCR 2: (Gabrielino-Kizh Nation
only)
Unanticipated Discovery of Tribal
Cultural Resource Objects (NonFunerary/Non-Ceremonial) A. Upon discovery of any TCRs, all
construction activities in the immediate
vicinity of the discovery shall cease (i.e., not
less than the surrounding 50 feet) and shall
not resume until the discovered TCR has
been fully assessed by the Kizh monitor
and/or Kizh archaeologist. The Kizh will
recover and retain all discovered TCRs in the
form and/or manner the Tribe deems
appropriate, in the Tribe’s sole discretion,
and for any purpose the Tribe deems
appropriate, including for educational,
cultural and/or historic purposes.

City of Fountain
Valley,
Construction
Contractor &
Kizh Nation
Field
Verification

1. City of
Fountain Valley

2. City of
Fountain Valley

3. During
construction
MM TCR 3: (Gabrielino-Kizh Nation
only)
City of Fountain
Valley,
Field
Verification

1. City of
Fountain Valley

 SECTION 7.0 – MITIGATION MONITORING AND REPORTING PROGRAM  7307/Orange Coast Memorial Medical Center Parking Structure Page 7-11 Initial Study/Mitigated Negative Declaration June 2026

TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
Unanticipated Discovery of Human
Remains and Associated Funerary or
Ceremonial Objects
A. Native American human remains are
defined in PRC 5097.98 (d)(1) as a
inhumation or cremation, and in any state
of decomposition or skeletal completeness.

Funerary objects, called associated grave
goods in Public Resources Code § 5097.98,
are also to be treated according to this
statute.

B. If Native American human remains
and/or grave goods are discovered or
recognized on the project site, then Public
Resource Code 5097.9 as well as Health and
Safety Code Section 7050.5 shall be
followed.

C. Human remains and grave/burial goods
shall be treated alike per California Public
Resources Code section 5097.98(d)(1) and
(2).

D. Preservation in place (i.e., avoidance) is
the preferred manner of treatment for
discovered human remains and/or burial
goods.

E. Any discovery of human remains/burial
goods shall be kept confidential to prevent
further disturbance.

Construction
Contractor, Kizh
Nation & Orange
County Coroner

2. City of
Fountain Valley

3. During
construction

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TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
MM TCR 4: ( Juaneño Band of Mission
Indians, Acjachemen Nation- Belardes
only)
Retention of a Native American Monitor
Prior to Commencement of GroundDisturbing Activities
a) The Project applicant shall retain a
Native American Monitor from or approved
by the Juaneño Band of Mission Indians,
Acjachemen Nation- Belardes. The monitor
shall be retained prior to the
commencement of any ground-disturbing
activity for the subject project at all project
locations (i.e., both on-site and any off-site
locations that are included in the project
description/definition and/or required in
connection with the project, such as public
improvement work). “Ground-disturbing
activity” shall include, but is not limited to,
demolition, pavement removal, potholing,
auguring, grubbing, tree removal, boring,
grading, excavation, drilling, and trenching.
b) A copy of the executed monitoring
agreement shall be submitted to the (City)
prior to the commencement of any grounddisturbing activity, or the issuance of any permit necessary to commence ground
disturbing activity.

City of Fountain
Valley,
Construction
Contractor &
Juaneño Band of
Mission Indians,
Acjachemen
Nation- Belardes
Field
Verification

1. City of
Fountain Valley

2. City of
Fountain Valley

3. Before and
during project
grounddisturbing
activities

 SECTION 7.0 – MITIGATION MONITORING AND REPORTING PROGRAM  7307/Orange Coast Memorial Medical Center Parking Structure Page 7-13 Initial Study/Mitigated Negative Declaration June 2026

TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
c) The monitor will complete daily
monitoring logs that will provide
descriptions of the relevant grounddisturbing activities, the type of construction activities performed, locations
of ground-disturbing activities, soil types,
cultural-related materials, and any other
facts, conditions, materials, or discoveries
of significance to the Tribe. Monitor logs
will identify and describe any discovered
tribal cultural resources (TCRs), including
but not limited to, Native American cultural
and historical artifacts, remains, places of
significance, etc., as well as any discovered
Native American (ancestral) human
remains and burial goods. Copies of
monitor logs will be provided to the Project
applicant upon written request to the Tribe.
d) On-site tribal monitoring shall conclude
upon the latter of the following (1) written
confirmation to the Tribe or Tribal
monitoring agency from a designated point
of contact for the Project applicant that all
ground-disturbing activities and phases
that may involve the Project are complete;
or (2) a determination and written
notification by the Tribe or Tribal
monitoring agency to the Director of
Community Development, or designee that
no future, planned construction activity
and/or development/construction phase at

 SECTION 7.0 – MITIGATION MONITORING AND REPORTING PROGRAM  7307/Orange Coast Memorial Medical Center Parking Structure Page 7-14 Initial Study/Mitigated Negative Declaration June 2026

TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
the Project site possesses the potential to
impact TCRs.

MM TCR 5: ( Juaneño Band of Mission
Indians, Acjachemen Nation- Belardes
only)
Unanticipated Discovery of Tribal
Cultural Resource Objects (NonFunerary/Non-Ceremonial) a) Upon discovery of any tribal cultural
resources (TCRs), all construction activities
in the immediate vicinity of the discovery
shall cease (i.e., not less than the
surrounding 50 feet) and shall not resume
until the discovered TCR has been fully
assessed by the Native American Monitor.

The Tribe or Tribal monitoring agency will
recover and retain all discovered TCRs in
the form and/or manner the Tribe deems
appropriate, in the Tribe’s sole discretion,
and for any purpose the Tribe deems
appropriate, including for educational,
cultural and/or historic purposes.

City of Fountain
Valley,
Construction
Contractor &
Juaneño Band of
Mission Indians,
Acjachemen
Nation- Belardes
Field
Verification

1. City of
Fountain Valley

2. City of
Fountain Valley

3. During
construction
MM TCR 6: ( Juaneño Band of Mission
Indians, Acjachemen Nation- Belardes
only)
City of Fountain
Valley, Juaneño
Band of Mission
Indians,
Acjachemen
Nation- Belardes
Field
Verification

1. City of
Fountain Valley

2. City of
Fountain Valley

 SECTION 7.0 – MITIGATION MONITORING AND REPORTING PROGRAM  7307/Orange Coast Memorial Medical Center Parking Structure Page 7-15 Initial Study/Mitigated Negative Declaration June 2026

TOPICAL AREA
IMPACT

MITIGATION MEASURE RESPONSIBLE
PARTY

MONITORING
ACTION

1. ENFORCEMENT
AGENCY

2. MONITORING
AGENCY

3. MONITORING
PHASE
Unanticipated Discovery of Human
Remains and Associated Funerary or
Ceremonial Objects.
a) Native American human remains are
defined in PRC 5097.98 (d)(1) as an
inhumation or cremation, and in any state
of decomposition or skeletal completeness.

Funerary objects, called associated grave
goods in Public Resources Code Section
5097.98, are also to be treated according to
this statute.
b) If Native American human remains
and/or grave goods are discovered or
recognized on the project site, then Public
Resource Code 5097.9 as well as Health and
Safety Code Section 7050.5 shall be
followed.
c) Human remains and grave/burial goods
shall be treated alike per California Public
Resources Code section 5097.98(d)(1) and
(2).
d) Preservation in place (i.e., avoidance) is
the preferred manner of treatment for
discovered human remains and/or burial
goods.
e) Any discovery of human remains/burial
goods shall be kept confidential to prevent
further disturbance.
& Orange County
Coroner

3. During
construction

 SECTION 7.0 – MITIGATION MONITORING AND REPORTING PROGRAM  7307/Orange Coast Memorial Medical Center Parking Structure Page 7-16 Initial Study/Mitigated Negative Declaration June 2026

ORDINANCE NO.__________

AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF FOUNTAIN

VALLEY APPROVING A MITIGATED NEGATIVE DECLARATION AND

ADOPTING A MITIGATION MONITORING AND REPORTING PROGRAM, AND APPROVING CODE AMENDMENT NO. 24-01 TO AMEND THE

ORANGE COAST MEMORIAL MEDICAL CENTER SPECIFIC PLAN TO

INCLUDE MODIFICATIONS TO THE DEVELOPMENT STANDARDS THAT

WOULD PERMIT A FREESTANDING PARKING STRUCTURE IN PLANNING AREA 3 OF THE ORANGE COAST MEDICAL CENTER SPECIFIC PLAN WHEREAS, Hunsaker & Associates (“Applicant”), on behalf of MemorialCare Orange Coast Medical Center (“OCMC” or “Owner”), has submitted an application for a project consisting of an amendment to the Orange Coast Memorial Medical Center Specific Plan and the construction of a freestanding employee parking structure with an attached pedestrian bridge at the southwest corner of Talbert Avenue and Foster Street in the City of Fountain Valley (“Project”); and
WHEREAS, the Project Site is within the Orange Coast Memorial Medical Center Specific Plan area, in Planning Area 3, and is currently developed as an existing surface parking lot commonly referred to as the “Foster Lot”; and WHEREAS, the Project includes demolition of the existing surface parking lot containing 231 parking spaces and construction of a freestanding parking structure containing one subterranean level, three covered parking levels, and one rooftop parking level, for a total of five parking levels and 784 parking spaces; and
WHEREAS, the Project also includes a pedestrian bridge extending over Foster Street from the third level of the parking structure to a freestanding elevator and stair tower located on the east side of Foster Street within the main OCMC campus; and WHEREAS, the Project would result in significant increase in parking spaces on the OCMC campus after accounting for removal of the existing Foster Lot and minor parking loss associated with bridge landing improvements; and
WHEREAS, the proposed parking structure is intended to serve OCMC employees and to improve parking supply and circulation on the medical center campus by allowing a greater separation of employee parking from patient and visitor parking; and WHEREAS, the Project requires the following discretionary approvals by the City:
• Adoption of a Mitigated Negative Declaration (“MND”) and Mitigation Monitoring and Reporting Program (“MMRP”) for the Project pursuant to the California Environmental Quality Act (“CEQA”);

CC Ordinance
CA 24-01 – OCMC Parking Structure Project

• Approval of Code Amendment (CA) No. 24-01 to amend the Orange Coast Memorial Medical Center Specific Plan to allow a freestanding parking structure in Planning Area 3 and establish related development standards; and • Approval of Precise Plan No. 581 for construction of the proposed parking structure and pedestrian bridge; and
WHEREAS, the General Plan serves as the City’s comprehensive long-range guide for physical development, land use, circulation, public facilities, and compatibility among land uses; and
WHEREAS, Orange Coast Memorial Medical Center is an established regional medical campus in Fountain Valley that has undergone prior City review and entitlement actions, including approval of major campus expansion in 2007 associated with the Patient Care Pavilion and related parking and circulation improvements; and WHEREAS, the Parking Study prepared by Linscott, Law & Greenspan, Engineers concluded that the existing OCMC campus contains 1,353 parking spaces and has an existing parking deficiency relative to applicable City parking standards, and that the proposed Project would increase campus parking supply to 1,903 spaces, resulting in a parking surplus over the calculated code requirement; and WHEREAS, the Parking Management Plan identifies operational measures intended to maintain adequate parking supply and orderly circulation during construction of the Project and after Project completion; and
WHEREAS, in response to public and neighborhood input, OCMC revised the Project design from the initial submittal to reduce the overall parking count, step back upper parking levels, and increase setbacks and buffering adjacent to the residential uses to the west; and
WHEREAS, the revised Project reduced the total number of parking spaces from 862 to 784 and increased the upper-level setbacks from the western residential property line; and
WHEREAS, the proposed parking structure would have a height of approximately 36 feet, 2 inches to the roof parapet, with elevator towers up to approximately 41 feet, 10 inches, and related appurtenances within the maximum height allowed by the proposed code amendment; and
WHEREAS, landscaping and buffering are proposed along the western edge of the Project Site adjacent to existing residences, including an approximately 18-foot landscaped setback at ground level; and
WHEREAS, on December 17, 2024, the Fountain Valley City Council approved a contract with UltraSystems Environmental Inc. for consultant services to prepare an Initial Study and Mitigated Negative Declaration for the Project;

CC Ordinance
CA 24-01 – OCMC Parking Structure Project

WHEREAS, the MND determined that the Project could have potentially significant environmental effects in certain categories, but that all such effects would be reduced to a less-than-significant level through implementation of mitigation measures identified in the MND and MMRP; and
WHEREAS, the mitigation measures address, among other topics, air quality, biological resources, cultural resources, and geology/soils, and are enforceable through the MMRP, conditions of approval, and applicable permit and construction requirements; and WHEREAS, the MND was circulated for public review for the required 30-day review period from March 3, 2026, through April 2, 2026; and
WHEREAS, comments were received during the public review period and responses to comments were prepared by UltraSystems Environmental Inc. and made available to the City of Fountain Valley Planning Commission and the public; and WHEREAS, the Planning Commission held a duly noticed public hearing on April 22, 2026, at which time all interested persons were given the opportunity to testify and present evidence concerning the Project,; and
WHEREAS, the Planning Commission considered the entire record, including the staff report, plans, CA, MND and MMRP, technical appendices and supporting studies, public testimony, and all written materials submitted regarding the project; and WHEREAS, the Planning Commission adopted Resolution 26-08, approving PP 581 to allow for the construction of a freestanding parking structure in Planning Area 3 of the OCMC Specific Plan at its noticed public hearing on April 22, 2026; and WHEREAS, the Planning Commission adopted Resolution No. 26-09 recommending that the City Council adopt the MND and MMRP for the OCMC Parking Structure Project, and approve Code Amendment No. 24-01, by a vote of 5-0 at its noticed public hearing on April 22, 2026; and
WHEREAS, per the California Environmental Quality Act (CEQA), the City Council of the City of Fountain Valley considered the MND, MMRP, all comments received during the public review period, and the administrative record for the Project, at its noticed public hearing on June 16, 2026; and
WHEREAS, the City Council considered CA 24-01, an amendment to the Orange Coast Memorial Medical Center Specific Plan to allow for the development of the Parking Structure Project as shown in ”Exhibit A” attached to this Ordinance, at its noticed public hearing on June 16, 2026; and
WHEREAS, the proposed CA 24-01 has been publicly noticed in accordance with State Law and the Fountain Valley Municipal Code; and

CC Ordinance
CA 24-01 – OCMC Parking Structure Project

NOW, THEREFORE, the City Council of the City of Fountain Valley does ordain as follows
SECTION 1
The City Council finds that due notice of the public hearing on June 16, 2026, conducted in the Council Chambers, City Hall, 10200 Slater Avenue, was given as required by the FVMC, Title 21, and the Statutes of the State of California.

SECTION 2
Prior to taking action on this Ordinance, the City Council, as Lead Agency, reviewed and considered the Mitigated Negative Declaration (MND) and Mitigation Monitoring and Reporting Program (MMRP) prepared for the project. The City Council finds that there is no substantial evidence that the project and Amendments will have a significant effect upon the environment, and hereby adopts the MND and MMRP for the Project. The City Council further finds that the MMRP will ensure compliance during project implementation in that changes to the Project and/or mitigation measures have been incorporated into the Project and are fully enforceable through permit conditions, agreements, or other measures as required by Public Resources Code Section 21081.6.

The MND was circulated for public review from March 3, 2026, to April 2, 2026, and made available to the public and the City Council for review and consideration. The City Council has reviewed the MND, together with all comments and responses to those comments, and the MMRP, and finds that the environmental document considers all environmental effects of the proposed Project, is complete and adequate, and fully complies with all requirements of CEQA and the CEQA Guidelines.

The City Council, as Lead Agency, reviewed and considered the MND, the MMRP, and all comments received, and through its independent judgment and on the basis of the whole record before it, finds that there is no substantial evidence that the Project will have a significant effect on the environment, provided that the mitigation measures identified in the environmental document are incorporated into the Project.

SECTION 3
Pursuant to Fountain Valley Municipal Code section 21.34.050 the City Council does hereby find as follows:

1. The proposed amendments ensure and maintain internal consistency with the actions, goals, objectives and policies of the general plan, and would not create any inconsistencies with this title, in the case of a title amendment. • The amendments would facilitate continued operation of an existing regional medical center and would address an identified parking deficiency on the campus.

The amendment supports orderly campus development and improved on-site

CC Ordinance
CA 24-01 – OCMC Parking Structure Project

circulation while maintaining consistency with the General Plan’s goals and policies related to land use compatibility, public facilities, circulation, and community design.

The Amendments would be consistent with the following General Plan goals and policies below:

Land Use Element
Goal LU-1: An arrangement of compatible land uses that protects and maintains attractive and safe neighborhoods while promoting dynamic activity centers and preserving conventional commercial and industrial uses.

Policy LU-1.1 Land use compatibility and viability. Require that new development is located, scaled, buffered, and designed to minimize negative impacts on existing conforming uses and adjacent neighborhoods. Required that new residential developments are located, scaled, buffered, and designed so as to not hinder the economic viability and continuity of areas planned for nonresidential uses.
• The proposed parking structure is ancillary and supportive to OCMC and does not change the land use of the site. Its design organizes parking demand within a defined facility and incorporates circulation controls intended to minimize conflicts with adjacent roadways and pedestrian areas. The parking structure serves an existing medical campus use, which is already established in the area. The project supports the hospital employee parking demand by consolidating parking into a structure, and may also reduce parking impacts elsewhere on campus.

Policy LU-1.3 Mix of land uses. Maintain a balanced mix of high quality residential, retail, employment, industrial, open space, and public facility land uses to ensure a range of living options, fiscal sustainability, and convenient access to shops, restaurants, services, and wellpaid and highly skilled jobs. • The proposed parking structure supports the continued operation of a major medical employment and public-servicing institutional use within the City. By expanding employee parking capacity for the OCMC campus, the project helps to maintain an important component of the city’s mix of employment, medical, and institutional land uses.

Goal LU-2: A balance mix of land uses and development types that results in fiscal sustainability and support continuously improving public facilities and services.

Policy LU-2.1 Fiscal impacts. Require proposed new development to demonstrate that it can and will be adequately served by public facilities without negatively impacting existing capacities and levels of service. Require new development and changes in use requiring discretionary City approval to be fiscally neutral or beneficial. • The OCMC Parking Structure Project supports continued operation of an established medical campus and is intended to serve employee parking demand for OCMC. The

CC Ordinance
CA 24-01 – OCMC Parking Structure Project

environmental review indicates the project would not result in significant impacts related to public services, utilities, or circulation, supporting a finding that the project can be adequately served by public facilities. The project supports an existing major employment and medical services provider. The parking structure would be for OCMC employees to park during their work shifts, attempting to resolve an ongoing issue.

The approval of the project would not be fiscally beneficial or detrimental to the City.

Goal LU-3: Neighborhoods, places, and buildings that are well maintained, demonstrate pride and reinvestment, and reinforce a sense of community.

Policy LU-3.1 Pride and identity. Enhance the sense of identity and increase the feeling of pride among residents, business owners, employees, and visitors by encouraging excellent physical design and continual property maintenance and improvements. • The project represents reinvestment in the OCMC campus through replacement of an existing surface lot with a structured parking facility and related site improvements.

The inclusion of landscaping, lighting, pedestrian improvements, and architectural treatment surrounding the structure, supports the physical improvement of the site.

Policy LU-3.2 Scale and character. Ensure that all new development is compatible with the scale and character of the surrounding neighborhoods in Fountain Valley. • The project introduces a structured parking facility adjacent to residential uses, which requires careful attention to height, setbacks, lighting, and visual buffering. The project includes setbacks from adjacent homes and townhomes and is subject to discretionary review through the entitlement process to ensure compatibility with surrounding neighborhood character.

Mobility Element
Goal CM-1: A safe and efficient network of streets that are adequate for residents, businesses, visitors, and emergency services.

Policy CM-1.1 Level of service. Maintain a citywide level of service (LOS) not exceeding LOS D for intersections during the peak hours. Require new development projects to mitigate offsite traffic impacts to the maximum extent feasible to maintain the City’s LOS standard. • The Initial Study/Mitigated Negative Declaration concluded that transportation and traffic impacts would be less than significant. Based on that analysis, the project would not cause unacceptable impacts requiring additional environmental review.

Public Facilities and Safety Element
Goal PFS-5: Protect public health and welfare by eliminating existing noise problems and preventing significant degradation of the acoustic environment.

CC Ordinance
CA 24-01 – OCMC Parking Structure Project

Policy PFS-5.1 Land use compatibility. Approve development and require mitigation measures to ensure existing and future land use compatibility as shown in the City’s Noise Control Ordinance and state interior and exterior noise standards. • The project would incorporate all noise mitigation measures as required by the environmental review process and the City’s Noise Ordinance.

2. The proposed amendments would not be detrimental to the public convenience, health, interest, safety or welfare of the city.
• The amendments would allow implementation of a project that improves parking organization and supply for the existing OCMC hospital campus serving the community. By shifting employee parking to the proposed structure, the project would improve the availability and functionality of parking for patients and visitors on the main campus.

3. The proposed project has been reviewed in compliance with the provisions of the California Environmental Quality Act (CEQA) and the city’s environmental review procedures.
• As set forth in Section 2 of this Ordinance, the City Council has reviewed and considered the MND, MMRP, all comments received during the public review period, and the administrative record for the Project, and hereby finds that the project has been reviewed in compliance with CEQA and the City’s environmental review procedures. The MND was circulated for public review from March 3, 2026, to April 2, 2026, and received 16 comments from the public.

SECTION 4
The City Council hereby adopts Code Amendment No. 24-01, as set forth in “Exhibit A”, and attached hereto and incorporated herein by this reference, and finds that Code Amendment No. 24-01 is consistent with the Fountain Valley Municipal Code, as well as the Fountain Valley General Plan.

SECTION 5
If any section, subsection, sentence, clause or phrase of this ordinance is for any reason held to be invalid or unconstitutional by a decision of any court of competent jurisdiction, such decision shall not affect the validity of the remaining portions of the ordinance. The City Council declares that it would have passed this ordinance and each section, subsection, sentence, clause or phrase not declared invalid or unconstitutional without regard to whether any portion of the ordinance would subsequently be declared invalid or unconstitutional.

CC Ordinance
CA 24-01 – OCMC Parking Structure Project

SECTION 6
The City Clerk shall certify the adoption of this ordinance and cause it to be published as required by law. This ordinance shall become effective thirty (30) days after the date of its adoption.

PASSED, APPROVED AND ADOPTED THIS ___ DAY OF ______, 2026.

ATTEST:
____________________________
Jim Cuneen Mayor
Rick Miller, City Clerk

APPROVED AS TO FORM

HARPER & BURNS LLP
_________________________________
Attorneys for the City
City of Fountain Valley
ATTACHED: “Exhibit A” – Orange Coast Medical Center Specific Plan

DRAFT

SPECIFIC PLAN AMENDMENT
November 24, 2025

MEMORIALCARE

ORANGE COAST MEMORIAL MEDICAL CENTER

SPECIFIC PLAN

ORANGE COAST MEMORIAL
HOSPITALMemorialCare Orange Coast Medical
Center
9900 Talbert
Avenue18111
Brookhurst Street
Fountain Valley, CA 92708
Prepared by:

City Page 440 of Fountain Valley

LIST OF TABLES

NUMBER TITLE PAGE
1 Existing Site Utilization
2 Proposed Site Utilization
5-6
5-6

ORANGE COAST MEMORIAL

MEDICAL CENTER SPECIFIC PLAN
- li1-

CITY OF FOUNTAIN VALLEY

LIST OF EXHIBITS

NUMBER TITLE PAGE
1 Regional Location
2 Local Vicinity
3 Existing Project Site
4 Conceptual Development Plan
5 Conceptual Circulation Plan
6 Conceptual Landscape Plan
3-4
3-4
3-4
5-6
7-8
9-10

ORANGE COAST MEMORIAL

MEDICAL CENTER SPECIFIC PLAN
- 11 -

CITY OF FOUNTAIN VALLEY

2.0 INTRODUCTION

2.1 PROJECT LOCATION
The project area is located in the central portion of Orange County, within the City of Fountain Valley. The City of Fountain Valley is located approximately 30 miles southeast of the City of Los Angeles, west of the Santa Ana River and north of the I-405 (San Diego) Freeway. More specifically, the project site is located at the southwest corner of Talbert Avenue and Brookhurst Street, in the southwest portion of the City of Fountain Valley. Refer to Exhibit 1 for a general regional location map and to Exhibit 2 for a vicinity map.

2.2 EXISTING SITE CHARACTERISTICS
The approximately 15.45-acre project area houses the existing Orange Coast Memorial Hospital and Medical CenterMemorialCare Orange Coast Medical Center (OCMC). The Medical Center is comprised of the Orange Coast MemorialOCMC Hospital, the Patient Care Pavilion, the Talbert BuildingHealth & Wellness Pavilion, thetwo Edinger Building, the SpecialtyOCMC Medical Buildings, the OCMC Dental Office, the MRI Building, the Orange Coast Healthtech Regional Laboratory, the Annex Building, a vacant building, a parking garage (with 816 parking spaces), and four surface parking lots throughout the Medical Center (with 537 surface parking spaces). The Orange Coast Memorial HospitalOCMC Hospital and Patient Care Pavilion is aare a general medical and surgical hospital. The Talbert Building, Edinger Building, Specialty BuildingHeatlh & Wellness Pavilion and OCMC Medical Buildings, the MRI Building, and the Annex Building are all medical office buildings. Refer to Exhibit 3 for an existing project site map.

2.3 CALIFORNIA ENVIRONMENTAL QUALITY ACT

COMPLIANCE
This Specific Plan has been prepared in accordance with the California Environmental Quality Act (CEQA). An Environmental Impact Report (EIR) was prepared for the Specific Plan.

Future development projects, which are consistent with the Specific Plan, will require either no future environmental documentation or, in special cases, only very focused environmental analysis as documented in section 15162, 15163 and 15164 (Subsequent EIR's, Supplemental EIR's and Addendums) of the CEQA guidelines (California Code of Regulations). For the addition of the Foster Street Employee Parking Structure, a Mitigated Negative Declaration (MND) has been prepared to analyze the potential environmental impacts as required by CEQA.

2.4 AUTHORITY AND SCOPE
The Orange Coast Memorial Medical CenterOCMC Specific Plan has been prepared pursuant to the provisions of the California Government Code, Title 7, Division 1, Chapter 3, Article
8, Sections 65450 through 65457. The California Government Code authorizes cities to Page 443 adopt specific plans by resolution as policy or by ordinance as regulation. Hearings are required by both Planning Commission and City Council to be in effect.

This Specific Plan is a regulatory plan which will serve as the zoning ordinance for the subject property. Proposed development plans, agreements, site plans, tentative tract maps or parcel maps, and any other development approval must be consistent with the Specific Plan.

Projects which are found consistent with the Specific Plan will be deemed consistent with the City's General Plan.

2.5 PROJECT OBJECTIVES
In preparing this Specific Plan, consideration has been given to existing facilities, potential expansion and/or redevelopment of some facilities, additional facilities proposed to be constructed in the immediate future and long-term future uses. This Specific Plan will serve as a planning tool to implement the physical development of the project area by regulating new development and providing mechanisms to ensure consistent implementation.

Recognizing these goals, the following project objectives have been established:
• To continue to meet the needs of the community and region by providing for appropriate facility expansion, new programs, and services and parking; • To plan and locate new uses to assure compatibility with other existing medical facilities and the surrounding neighborhood;
• To provide for future permitted usesexpanding medical services which respond to anticipated community needs;
• To assure adequate supporting infrastructure and parking exists to service future developmentthe medical center;
• To provide a logical and efficient on-site circulation system, both vehicular and pedestrian, including distributed parking to appropriately service serve the facilities;
• To establish a cohesive and efficient signage program to facilitate on-site circulation and ease of use by medical center patrons;
• To establish a cohesive landscape program which enhances the visual appearance of the medical center;
• To provide development standards in support of Specific Plan conceptsobjectives and planning principles; and
• To implement the goals, objectives, and policies of the City of Fountain Valley.

ORANGE COAST MEMORIAL Page 444
MemorialCare Orange Coast Medical Center City of Fountain Valley Specific Plan
Regional Location                                                                                                  EXHIBIT  1 Source: Google Maps                                                                                                           Not To Scale N

Local Vicinity                                                                                                           EXHIBIT 2 SITE
N
Source: Google Maps                                                                                                           Not To Scale MemorialCare Orange Coast Medical Center City of Fountain Valley Specific Plan

1 MemorialCare Orange Coast Medical Center: General Medical & Surgical Hospital 9920 Talbert, Fountain Valley, CA 92708
2 MemorialCare Health & Wellness Pavilion
18035 Brookhurst St, Fountain Valley, CA 92708
3 OCMC Medical Office Building
9900 Talbert Avenue, Fountain Valley, CA 92708

4. OCMC Medical Office Building
9940 Talbert, Fountain Valley, CA 92708

5. The Patient Care Pavilion
18111 Brookhurst Street, Fountain Valley, CA 92708

6. Parking Structure: Four Levels plus roof‐top Parking: 816 Parking  Spaces Existing Project Site                                                                                               EXHIBIT 3 Source: Google Maps                                                                                                           Not To Scale N
1 3 2
4 5
6 MemorialCare Orange Coast Medical Center City of Fountain Valley Specific Plan

ORANGE COAST MEMORIAL CITY OF FOUNTAIN VALLEY

MEDICAL CENTER SPECIFIC PLAN

3.0 DEVELOPMENT PROGRAM
The Specific Plan Development Program contains three major components:

1. A Conceptual Land Use Development Plan

2. A Conceptual Circulation Plan

3. A Conceptual Landscape Plan
Each of these program elements is described in the following discussion with supporting statistical data and graphic exhibits.

3.1 CONCEPTUAL DEVELOPMENT PLAN
The Orange Coast Memorial Medical Center is comprised of 3 planning areas as summarized in this section:

The Conceptual Development Plan which is illustrated in Exhibit 4 addresses three general categories of anticipated future development: 1) Demolition; 2) Immediate Development; and 3) Potential Redevelopment of Existing Facilities. The Specific Plan Area has been broken down into planning areas based on the campus’ features and geographic locationto facilitate description of activities anticipated. Planning Area 1 houses the Hospital and Patient Care Pavilion as well as southwesterly Medical Office Building and southerly Parking Structure, all primarily accessed off of Brookhurst Street. Planning Area 2 consists of the two Medical Office Buildings, a Dental Office and surrounding surface parking areas located off of Talbert Avenue.

Planning Area 3 is the surface parking lot at the northwest corner of the OCMC campus, separated by Foster Street. Areas shown on Exhibit 4 planned for demolition and immediate development include the proposed Orange Coast Patient Care Pavilion project.

The Conceptual Development Plan, which is illustrated in Exhibit 4, addresses the proposed redevelopment of the existing Foster Street surface parking lot, separated from the main, existing OCMC campus by Foster Street for a parking structure with 782 spaces (approximately 293,738 square feet), known as the proposed Foster Street Employee Parking Structure. As illustrated in Tables 1 Table a nd 2, proposed existing site utilization as part of the Conceptual Development Plan represents approximately 139,156 additional square feet for the planning areas, bringing the Specific Plan Area total to approximatelyof 482,682467,468 square feet of hospital, medical office and dental office uses. This represents a development intensity of 0.702 FAR. No increase in the campus’ hospital, medical office and dental office uses are proposed with the Conceptual Development Plan for the proposed parking structure to redevelop the Foster Street surface parking lot. Construction of the Conceptual Development PlanFoster Street Parking Structure is anticipated to occur in several phased incrementswill occur in one construction phase.

The following discussion outlines the character and type of uses anticipated by Planning Area. Additional detail with respect to permitted uses is contained in Section 4.0.

ORANGE COAST MEMORIAL CITY OF FOUNTAIN VALLEY

MEDICAL CENTER SPECIFIC PLAN

3.1.1 Planning Area 1
Planning Area 1 is comprised of approximately 8.4 acres and contains the following buildings and uses: The Orange Coast Memorial HospitaMedical Center main hospital l is a three-story general medical and surgical hospital with 182,900 square feet, currently licensed for up to 224 221 inpatient hospital care beds, the six-story Patient Care Pavilion with 53,608 square feet of general hospital use and 108,796 square feet of medical offices. The three-story, 40,50334,816 square foot, Specialty Medical Office Building at 9940 Talbert Avenue is currently occupied by the Talbert Medical Groupprovides medical offices for the Miller Children’s Pediatric Clinic which accommodates urology, eye care, gastrointestinal, rehab, obstetrics, surgical specialty, neurology, Parkinson's departments, obesity departments, and vacant spaceother Physician offices. The one-story MRI Building is a 780-square-foot building built around
2002. The Orange Coast Healthtech Regional Laboratory is a one-story, 4,455 square foot, building which houses laboratory and testing function for the hospital. The Annex

ORANGE COAST MEMORIAL

MEDICAL CENTER SPECIFIC PLAN
-4-

CITY OF FOUNTAIN VALLEY

Building is a two-story, 21,561 square foot, medical office building which includes human resources, financial support, marketing, case management, education functions, and internist practice. The uses of these medical offices are associated with the hospital. The vacant building is one-story, 3,548-square-foot building constructed in 1974. The southerly parking garage structure has five levels with roof-top parking. The parking garage is approximately 40 feet high with 814 816 spaces. Additional surface parking areas are located in Planning Area 1, east of the existing southerly parking structure, north of Patient Care Pavilion and south of the Foster Street entry to the main OCMC campus, for convenient parking to the hospital and medical office uses.

Exhibit 4 identifies proposed immediate development areas, and future development areas. As shown in Table 2, the future site utilization of Planning Area 1 includes the demolition of four buildings; the Orange Coast Healthtech Regional Laboratory, the Annex Building, the vacant building, and the MRl building. It includes the proposed construction of the Orange Coast Patient Care Pavilion; a 162,500 square foot medical office and laboratory building. A proposed green space is to be developed on the location of the existing MRI building.

A proposed 2,000 square foot, pedestrian overpass/walkway connector is to be constructed to connect from the proposed Orange Coast Patient Care Pavilion to the existing Orange Coast Memorial Hospital. Surface parking lots and landscaping is to be constructed around the Proposed Orange Coast Patient Care Pavilion building.

The Orange Coast Patient Care Pavilion, the pedestrian overpass/walkway connector, and the surface parking lots and landscaping are identified as immediate (phase I) development for Planning Area 1.

A proposed construction of an approximately 5,000-square-foot addition to the Orange Coast Memorial Hospital along the north side of the hospital would provide about six additional beds. As shown on Exhibit 4, this construction is identified as future (phase II) development.

Exhibit 4 identifies proposed potential future (phase III) development areas which includes the demolition and removal of surface parking lot, located south of the proposed Orange Coast Patient Care Pavilion. The proposed construction of the parking structure expansion would be constructed to be similar to the existing parking structure; a five level parking structure with rooftop parking and lighting. As identified in Exhibit 4, the demolition and removal of landscaped area (existing MRl building), and the construction of surface parking is identified as potential future (phase III) development.

The proposed developments for Planning Area 1 may be constructed subject to planning and environmental review.

3.1.2 Planning Area 2
Planning Area 2 consists of approximately 4.75 acres and includes the following buildings and uses: The two-story, 34,81643,985 square foot, Talbert Building18035 Brookhurst Street, MemorialCare Health & Wellness Pavilion building, with medial offices for the Spine Health Center, MemorialCare Heart and Vascular Institute, The Coast Resource Center and other Physician Specialist Offices as well as Community Conference Center with five conference rooms. Page 450is currently occupied by the Talbert Medical Group which includes a pharmacy, lab, obstetrics,

ORANGE COAST MEMORIAL

MEDICAL CENTER SPECIFIC PLAN
- 5 -

CITY OF FOUNTAIN VALLEY

MemorialCare Orange Coast Medical Center
Specific Plan
Conceptual Development Plan EXHIBIT 4
City of Fountain Valley
LEGEND
MemorialCare Orange Coast
Medical Center Specific Plan
Area
Development Area
Boundary
Immediate Development
Existing Buildings
& Parking Structure
Planning Area 3 Planning Area 2
Planning Area 1

TALBERT AVENUE

BROOKHURST STREET
N

NOT TO SCALE

FOSTER STREET

HOSPITAL

PATIENT CARE

PAVILION

PARKING

STRUCTURE

MEDICAL
OFFICE

BUILDING

MEDICAL
OFFICE

BUILDING

MEDICAL
OFFICE

BUILDING
9900 Talbert Avenue,
Fountain Valley,
CA 92708
9920 Talbert,
Fountain Valley, CA 92708
18035 Brookhurst St,
Fountain Valley, CA 92708
18111 Brookhurst
Street,
Fountain Valley,
CA 92708
9940 Talbert,
Fountain Valley,
CA 92708
MemorialCare Health &
Wellness Pavilion
SOUTH
Foster Street Employee
Parking Structure

TABLE 1

EXISTING SITE UTILIZATION

MEMORIALCARE ORANGE COAST MEDICAL CENTER SPECIFIC PLAN AMENDMENT AREA HABITABLE BUILDING SITE SQ. FT. BUILDING SQ. FT. USE FAR Orange Coast Memorial Medical Specific Plan
MemorialCare Orange Coast Medical Center Specific Plan

15.5 acres
(675,108 sq. ft.)
(679,452 sq. ft.)
343,526 sq. ft.
467,468 sq. ft. Mixed 0.510.70
1 Orange Coast Memorial Hospital MemorialCare OCMC Hospital (9920 Talbert Avenue)
194,500 sq. ft.
177,900 sq. ft. Hospital
Specialty Building: Talbert Medical Group Medical Office Building (9940 Talbert Avenue)
40,503 sq. ft.
34,816 sq. ft.

Medical Offices/
Hospital
The Patient Care Pavilion
(18111 Brookhurst Street) 160,404 sq. ft. Medical Offices/ Hospital Ped. Overpass/Walkway Connector 2,000 sq. ft.

Emergency Department Expansion 5,000 sq. ft.

MRI Building 780 sq. ft. Medical Offices
Orange Coast Healthtech Regional Laboratory 4,455 sq. ft. Medical Offices The Annex Building 21,561 sq. ft. Medical Offices
Vacant Building 3,548 sq. ft. Vacant
Surface Parking Included Below Parking
Planning Area 1 Total 8.4
(365,900 sq. ft.)
265,347 sq. ft.
387,120 sq. ft.

0.73 1.06
2 Talbert Building: Talbert Medical Group Health & Wellness Pavilion (18035 Brookhurst Street)
34,816 sq. ft.
43,985 sq. ft.

Medical Offices/
Hospital
Edinger Building: Edinger Medical Group Medical Office Building (9900 Talbert Avenue) 41,213 sq. ft. Medical Offices/ Hospital Dental Office 2,150 sq. ft. Dental Office
Surface Parking Included Below Parking
Planning Area 2 Total 4.8 acres
(213,444 sq. ft.)
78,179 sq. ft.
87,348 sq. ft.

0.37 0.41
3 Surface Parking Included Below Parking
Planning Area 3 Total 2.3 acres
(100,108 sq. ft.) N/A
AREA PARKING STRUCTURE SITE SQ. FT. BUILDING SQ. FT. USE FAR 1 South Parking Structure 225,734 sq. ft. Parking

TABLE 2

PROPOSED SITE UTILIZATION

MEMORIALCARE ORANGE COAST MEDICAL CENTER SPECIFIC PLAN AMENDMENT AREA HABITABLE BUILDING SITE SQ. FT. BUILDING SQ.

FT.

USE FAR
Orange Coast Memorial Medical Specific Plan
MemorialCare Orange Coast Medical Center Specific Plan

15.5 acres
(669,038.04 sq. ft.)
(679,452 sq. ft.)
482,682 sq. ft.
467,468 sq. ft. Mixed 0.720.70
1 Orange Coast Memorial Hospital MemorialCare OCMC Hospital (9920 Talbert Avenue)
194,500 sq. ft.
177,900 sq. ft. Hospital
Specialty Building: Talbert Medical Group Medical Office Building (9940 Talbert Avenue)
40,503 sq. ft.
34,816 sq. ft.

Medical Offices/
Hospital
Proposed Orange Coast The Patient Care Pavilion
(18111 Brookhurst Street)
162,500 sq. ft.
160,404 sq. ft.

Medical Offices/
Hospital
Proposed Ped. Overpass/Walkway Connector 2,000 sq. ft.

Proposed Emergency Department Expansion 5,000 sq. ft.

Proposed Surface Parking Included Below
Surface Parking Included Below Parking
Planning Area 1 Total 8.4 acres
(365,900 sq. ft.)
404,503 sq. ft.
387,120 sq. ft.

1.11 1.06
2 Talbert Building: Talbert Medical Group Health & Wellness Pavilion (18035 Brookhurst Street)
34,816 sq. ft.
43,985 sq. ft.

Medical Offices/
Hospital
Edinger Building: Edinger Medical Group Medical Office Building (9900 Talbert Avenue) 41,213 sq. ft. Medical Offices/ Hospital Dental Office
(18025 Brookhurst Street) 2,150 sq. ft. Dental Office
Surface Parking Included Below Parking
Planning Area 2 Total 4.8 acres
(213,444 sq. ft.)
78,179 sq. ft.
87,348 sq. ft.

0.37 0.41
3 Surface Parking Included Below Parking
Planning Area 3 Total 2.3 acres
(100,108 sq. ft.) N/A
AREA PARKING STRUCTURE SITE SQ. FT. BUILDING SQ. FT. USE FAR 1 Parking Structure 225,734 sq. ft. Parking
Proposed Parking Structure Expansion 107,456 sq. ft. Parking 3 Proposed Parking Structure 293,738 sq. ft. Parking
Total 333,190 sq. ft.
519,472 sq. ft.

I
urgent care, orthopedics, administration departments, pediatrics, family practice, and internal medicine departments. The three-story, 41,213 square foot, Edinger Building9900 Talbert Avenue Medical Office Building is currently occupied by the Edinger Medical Group which accommodates the breast center, infusion, second opinion, physicians departments, obstetrics, pain, research departments, urgent care, family practice, and internal medicine departmentsMemorialCare Breast Center and other Physician Offices.

Surface parking areas are located along the northern, western and eastern perimeters of Planning Area 2 for convenient parking, including valet parking service. The dental office building is a one-story 2,150 square foot building located on the corner of Brookhurst Street and Talbert Avenue with an associated surface parking lot to serve the building’s patrons and staff.

As shown on Exhibit 4 a small portion of Planning Area 2 will be part of the proposed immediate development for the pedestrian bridge landing from the Foster Street Employee Parking Structure to connect the main OCMC campus to the parking structure without crossing the street at the ground level, to avoid pedestrian conflict with vehicular traffic. The pedestrian bridge landing will require the reconfiguration of three existing surface parking spaces on the west edge of Planning Area 2, which will be replaced by parking spaces in the Foster Street Employee Parking Structure.

3.1.3 Planning Area 3
As shown in Exhibit 3, Planning Area 3 is a 2.3 acre surface parking lot with 231 parking spaces, which is separated from the main OCMC campus by Foster Street. A total of four surface parking lots are located throughout the Medical Center with a total of 537 parking spaces. Exhibit 4 identifies the proposed immediate development area, Foster Street surface parking lot to be redeveloped with of a five-level parking structure (one basement level and 3 stories above grade with roof parking and four levels above grade) with 784 parking spaces for the employees of OCMC. As part of the proposed parking structure, a pedestrian bridge will be extended across Foster Street from the 3rd level of the parking structure to the main OCMC campus for convenient and safe pedestrian circulation and to avoid pedestrian conflict with vehicular traffic on Foster Street. The Foster Street Employee Parking Structure will add a 550-space net increase in parking spaces for the OCMC campus, by providing 784 proposed structured parking spaces minus the 234 existing spaces to be demolished to accommodate the proposed parking structure and pedestrian bridge.

The proposed Foster Street Employee Parking Structure will be constructed in one phase.

3.2 CONCEPTUAL CIRCULATION PLAN

3.2.1 Surrounding Street System
Roadways that will be utilized by development within the Specific Plan Area include Brookhurst Street, Talbert Avenue, Bushard Street, Ellis Avenue, Slater Avenue, and Ward Street. In the vicinity of the Specific Plan Area, the following roadway conditions exist:

Brookhurst Street: This north-south six-lane divided roadway is classified as a Major Arterial (120-foot right-of-way) on the City of Fountain Valley General Plan Circulation Page 455 Element.

Talbert Avenue: This east-west six-lane divided roadway is classified as a Primary Arterial (100-foot right-of-way) on the City of Fountain Valley General Plan Circulation Element.

Bushard Street: This north-south four-lane divided roadway is classified as a Secondary Arterial (80-foot right-of-way) on the City of Fountain Valley General Plan Circulation Element.

Ellis Avenue: This east-west four-lane divided roadway is classified as a Secondary Arterial (80-foot right-of-way) on the City of Fountain Valley General Plan Circulation Element.

Slater Avenue: This east-west four-lane divided roadway is classified as a Secondary Arterial (80-foot right-of-way) east of Ward Street and from Newland Street to I-405 and as a Primary Arterial (100-foot right-of-way) west of Ward Street to I-405 on the City of Fountain Valley General Plan Circulation Element.

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MEDICAL CENTER SPECIFIC PLAN
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CITY OF FOUNTAIN VALLEY

ORANGE COAST MEMORIAL CITY OF FOUNTAIN VALLEY

MEDICAL CENTER SPECIFIC PLAN
- 7-
Ward Street: This north-south four-lane divided roadway is classified as a Secondary Arterial (80-foot right-of-way) on the City of Fountain Valley General Plan Circulation Element.

3.2.2 Site Access
The Orange Coast Memorial Medical Center ProjectMemorialCare Orange Coast Medical Center (OCMC) is located on the southwest corner of the intersection of Brookhurst Street and Talbert Avenue in the City of Fountain Valley. As Exhibit 5 illustrates, major access to the Orange Coast Memorial Medical CenterOCMC is provided by Talbert Avenue and Brookhurst Street.

There are currently three access points to the medical center along Talbert Avenue and with the approval of the Conceptual Circulation Plan, the threetwo access points along Talbert Avenue will still exist, and exit/right-turn only at the westerly most driveway exiting from the proposed Foster Street Parking Structure. Each of these access points are described briefly below:
• Access Point 1 - Talbert Avenue. The access point located approximately 950 feet west of Brookhurst Street in the existing condition permits right turn only movement into the medical centerthe Foster Street surface parking lot for OCMC from Talbert Avenue, and right turn only exiting. In the proposed condition, with the development of the Foster Street Employee Parking Structure, the access point will be converted to an exit only egress point from the parking structure to Talbert Avenue. The access point will also be shifted west per the parking structure design, so the exit only driveway is located approximately 1,050 feet west of Brookhurst Street. • Access Point 2 - Talbert Avenue and Foster Street Intersection. The access point located approximately 750 feet west of Brookhurst Street permits right and left turn movements into the medical center from Talbert Avenue at a signalized intersection and right and left turn exiting from Foster Street.
• Access Point 3 - Talbert Avenue. The access point located approximately 450 feet west of Brookhurst Street permits right turn only movement into the medical centerOCMC from Talbert Avenue and right turn only exiting.

The Conceptual Circulation Plan also incorporates four access points off of Brookhurst Street. Each of these access points are described briefly below:
• Access Point 4 -Brookhurst Street. The access point located approximately 150 feet south of Talbert Avenue permits right turn only movement into the medical centerdental office surface parking lot from Brookhurst Street, and right turn only exiting.
• Access Point 5 -Brookhurst Street. The emergency entrance access point located

approximately 280 feet south of Talbert Avenue permits right turn only movement into the medical centerOCMC from Brookhurst Street, and right turn only exiting. • Access Point 6 - Brookhurst Street. The access point located approximately 460 feet south of Talbert Avenue permits right and left turn movements into the medical centerOCMC from Brookhurst Street and right and left turn exiting.

Conceptual Circulation Plan EXHIBIT 5

TALBERT AVENUE

BROOKHURST STREET

FOSTER STREET

NOT TO SCALE
LEGEND
N

HOSPITAL

PATIENT CARE

PAVILION

PARKING

STRUCTURE

MEDICAL
OFFICE

BUILDING

MEDICAL
OFFICE

BUILDING

MEDICAL
OFFICE

BUILDING
9900 Talbert Avenue,
Fountain Valley,
CA 92708
9920 Talbert,
Fountain Valley, CA 92708
18035 Brookhurst St,
Fountain Valley, CA 92708
18111 Brookhurst
Street,
Fountain Valley,
CA 92708
9940 Talbert,
Fountain Valley,
CA 92708
MemorialCare Orange Coast Medical Center
Specific Plan
City of Fountain Valley
MemorialCare Orange Coast
Medical Center Specific Plan
Area
Emergency Vehicle Access
to ER
Two-Lane Road
Site Access - Indicates Turn
Movements
Access Point
Immediate Development
Existing Buildings
& Parking Structure
Foster Street Employee
Parking Structure MemorialCare Health &
Wellness Pavilion
SOUTH

ORANGE COAST MEMORIAL

MEDICAL CENTER SPECIFIC PLAN

CITY OF FOUNTAIN VALLEY
- 8 -
• Access Point 7 -Brookhurst Street and Hospital/Stone Field Drive Intersection. The access point located approximately 620 feet south of Talbert Avenue permits right tumfull access only turning movements into the medical centerOCMC from Brookhurst Street, and right turnfull access only exiting to Brookhurst Street from OCMC at a signalized intersection.

The Conceptual Circulation Plan also incorporates two access points off of Foster Street.

Each of these access points are described briefly below:
• Access Point 8 - Foster Street/OCMC main campus access. The access point located approximately 250 feet south of Talbert Avenue, west east side of Foster Street, permits right and left turn movements into the medical centerOCMC from Foster Street and right and left turn exiting.
• Access Point 9 - Foster Street Employee Parking Structure access. The access point located approximately 250 feet south of Talbert Avenue, east west side of Foster Street, only permits right- and left turn ingress only movements into the medical centerFoster Street Parking Structure access drive from southbound vehicular traffic on Foster Street and right and left turn exiting. Left turn movements from north bound vehicular traffic on Foster Street will be prohibited by the entry design and clearly marked with traffic signs. Furthermore, this access point is ingress only with no exiting traffic from the Foster Street Employee Parking Structure to Foster Street.

3.2.3 On-site Circulation
Both Talbert Avenue and Brookhurst Street will be the collector streets for the Orange Coast Medical Center serving the site at the seven vehicular access points described in Section

3.2.2. All on-site circulation can be found on Exhibit 5. In addition to vehicular circulation, pedestrian circulation will be provided by on-site walkways, pedestrian bridge connections from the Foster Street Employee Parking Structure to the main OCMC campus and between the main OCMC Hospital and the Patient Care Pavilion buildings.

3.2.4 Parking
On-site facilities will be served by surface parking lots throughout the site and the two parking structures, the existing South Parking Structure and the proposed Foster Street Employee Parking Structure. Parking for the hospital, medical office and dental office uses will be provided for future uses in accordance with standards presented in Ssection 4.4.2.11 of this document. For convenience, complimentary valet parking service will also be provided at OCMC to better serve the community and facilitate access for MemorialCare Health & Wellness Pavilion, Childbirth and Cancer Center patients.

3.3 CONCEPTUAL LANDSCAPE PLAN
The intent of the landscape concept for the Orange Coast Memorial Medical Center Specific

Plan is to provide a unifying visual element which continues and strengthens the existing character of landscape within the medical center. The thematic components of the concept are described below.

3.3.1 Major Landscape Edges
Major Landscape Edges occur along Talbert Avenue and Brookhurst Street, as shown in Exhibit 6. The character of both of these project edges is described below.

Brookhurst Street Project Edge: All development occurring along tThis east boundary shall maintain a landscaped edge having a minimum depth of 15 feet. Measurement shall be from the street right-of-way. Landscape improvements to the Brookhurst Street edge

ORANGE COAST MEMORIAL

MEDICAL CENTER SPECIFIC PLAN

CITY OF FOUNTAIN VALLEY
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related to any new development shall beshall be consistent with the existing theme along Brookhurst Street, or with the approval from the Planning Department.

Talbert Avenue Project Edge: All development occurring along this north boundary shall maintain a landscaped edge having a minimum depth of 15 feet. Measurement shall be from the street right-of-way. Landscape improvements to the Talbert Avenue edge related to any new development shall be consistent with the existing theme along Talbert Avenue, or with the approval from the Planning Department.

3.3.2 Landscape Entry Treatments
Consistent landscape features incorporating the use of trees and other landscaping shall occur at the major entry points. These landscaped entry points must be consistent with the existing theme along the major edges, or with the approval from the Planning Department.

3.3.3 Perimeter Landscape Screening Edge
The landscaped perimeter edge shall have a minimum width of 10 feet and shall include and maintain the use of trees and other landscaping. These landscape perimeter edges shall be consistent throughout.

3.3.4 Parking Areas
Parking areas throughout the medical center shall incorporate and maintain a consistent landscaping theme, and shall include the use of trees and other landscaping.

3.3.5 Foster Street Employee Parking Structure
To provide landscape screening and transition the parking structure from the neighboring residential uses to the west and south, a landscape buffer of dense and high growing tress will be provided along the west and south edges including Lophostemon trees, Parkinsonia trees and Ginko trees.

Conceptual Landscape Plan EXHIBIT 6
LEGEND
MemorialCare Orange Coast
Medical Center Specific Plan
Area
Project Edge
Perimeter Landscape
Screening
Project Entry Features
Immediate Development
Existing Buildings
& Parking Structure

FOSTER STREET
N

BROOKHURST STREET

NOT TO SCALE

HOSPITAL

PATIENT CARE

PAVILION

PARKING

STRUCTURE

MEDICAL
OFFICE

BUILDING

MEDICAL
OFFICE

BUILDING

MEDICAL
OFFICE

BUILDING
9900 Talbert Avenue,
Fountain Valley,
CA 92708
9920 Talbert,
Fountain Valley, CA 92708
18035 Brookhurst St,
Fountain Valley, CA 92708
18111 Brookhurst
Street,
Fountain Valley,
CA 92708
9940 Talbert,
Fountain Valley,
CA 92708
MemorialCare Orange Coast Medical Center
Specific Plan
City of Fountain Valley
Foster Street Employee
Parking Structure
SOUTH
MemorialCare Health &
Wellness Pavilion

ORANGE COAST MEMORIAL

MEDICAL CENTER SPECIFIC PLAN

CITY OF FOUNTAIN VALLEY
- 10

4.0 DEVELOPMENT REGULATIONS

4.1 INTRODUCTION
The MemorialCare Orange Coast Memorial Medical Center Specific Plan has been formulated in accordance with the Fountain Valley General Plan. These Development Regulations will serve as the primary mechanism for implementation of the Specific Plan. The purpose of this section is to provide minimum development standards within the Medical Center.

Wherever regulations contained in this document conflict with the regulations of the Fountain Valley Municipal Code, the regulations contained herein shall take precedence. The Municipal Code shall regulate this development when such regulations are not provided within this document. All development within the boundaries of the MemorialCare Orange Coast Memorial Medical Center Specific Plan shall comply with all Uniform Building Code and other governing local building codes.

4.2 NOTES AND DEFINITIONS

4.2.1 General Notes
I) Water service to and within the Specific Plan area shall be furnished by the City of Fountain Valley and the Metropolitan Water District. 2) Sewage disposal facilities to and within the Specific Plan area shall be provided by the City of Fountain Valley and the Orange County Sanitation District.
3) Subdivision of property within the Specific Plan area shall be in accordance with the State Subdivision Map Act and the Fountain Valley Municipal Code.
4) All development within the Specific Plan area shall comply with the provisions of this development plan text. To the extent that the Development Plan text does not specifically apply, then the general requirements of the City of Fountain Valley Municipal Code shall apply. All construction shall comply with all of the provisions of the Uniform Building Code and other governing local codes.
5) When any ambiguity occurs between this Development Plan and the Fountain Valley Municipal Code, this Development Plan shall control unless specifically provided otherwise.

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6) Permissible land uses are those prescribed by the provisions of the Development Regulation, Section 4.4.1.
7) All uses shall occur inside enclosed structures.
8) All entities potentially generating noxious fumes, toxic substances, flammable materials, radioactive materials and infectious wastes will comply with all federal, state, and local regulations, standards and any plan dealing with hazardous materials or infectious wastes that may hereafter be adopted by the City of Fountain Valley.
9) Any fire equipment and access shall be approved by the Fountain Valley Fire Department.
10) All new buildings subject to review by the City of Fountain Valley shall meet Title 24 requirements for energy conservation. Design of buildings shall take into account the location of building air intake to maximize ventilation efficiency, the incorporation of natural ventilation, and implementation of energy conserving heat and lighting systems.
11) Prior to the issuance of building permits for each structure, the applicant shall submit and the Director of Planning and Building shall approve, a plan for pedestrian and handicapped access, including handicapped parking spaces and building access, interior sidewalks, and pedestrian crossing of interior circulation roadways. The provisions for handicapped access shall comply with the requirements of Title 24. 12) Setback requirements are as specified in this text. All setbacks shall be determined as the perpendicular distance from the existing street rightof-way line, or property line, to the foundation point of the closest structure, or parking area as specified, less any land which may be required for any future street dedications.
13) This Specific Plan may be amended by the same procedure as it was originally adopted. Each amendment shall include all sections or portions of the Specific Plan that are affected by the change. An amendment may be initiated by the City Council. Any such amendment requested by the property owner shall be subject to current City Policy and Procedures.
14) Standards contained in this Specific Plan shall apply only to new construction or redevelopment identified in the Development Plan.

All structures and other standards contained in this Specific Plan

ORANGE COAST MEMORIAL

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shall apply only to new construction or redevelopment identified in the Development Plan. All structures and other improvements existing at the time of Specific Plan adoption shall be considered conforming.
15) Prior to the issuance of each building permit, the applicant shall submit for review and approval by the Director of Planning and Building, documentation demonstrating project compliance with the City's Trip Reduction and Travel Demand Management Program (Ordinance No. 1165).

4.2.2 Definitions
Definitions as contained in Section 21.90 of the Fountain Valley Municipal Code shall apply to the Orange Coast Memorial Medical Center Specific Plan Area.

4.3 DEVELOPMENT PLAN

4.3.1 Land Use Development Plan
The Conceptual Development Plan addresses three general categories of anticipated development: 1) Demolition; 2) Immediate Development; and 3) Potential Redevelopment of Certain Existing Facilitiesimmediate development of the proposed Foster Street Employee Parking Structure, located at the northwest corner of the OCMC campus. The Foster Street Employee Parking Structure will replace the existing surface parking lot with a five level parking structure (one basement level and three levels above grade with roof parking) to provide 784 spaces, a net increase of 550 spaces from the existing parking supply of OCMC. The Conceptual
Development Plan is illustrated in Exhibit 4 of this Specific Plan.

4.3.2 Conceptual Circulation Planiau
The Conceptual Circulation Plan, illustrated in Exhibit 5 of this Specific Plan provides for site access and parking facilities in support of the Land Use Development Plan. Parking will be provided for future uses in accordance with standards presented in this Section.

4.3.3 Conceptual Landscape Plan
The Conceptual Landscape Plan, illustrated in Exhibit 6 of this Specific Plan, outlines a landscape concept to visually enhance and unify the Orange Coast Memorial Medical CenterOCMC. The conceptual plan addresses Major Landscape Screening.

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4.4 DEVELOPMENT STANDARDS

4.4.1 Permitted Uses
The following list of permitted uses applies to Planning Area 1, 2 and 3 which are illustrated in Exhibit 4. The individual uses listed are not intended to be an exhaustive list. Other compatible related uses may be allowed at the discretion of the Fountain Valley Planning Department, with a determination of consistency with the intent of this Specific Plan.

4.4.1.1 Planning Area 1 and 2
1) Hospital facilities, including but not limited to:
a. Outpatient Services:
• Antepartum Testing
• Cancer Center
• Skilled Nursing
• Rehabilitation
• Conditioning
• Surgery Center
• Day Hospital
• Back and Neck Center
• Biofeedback
• Breast Imaging Center
• CT Scan
• Dialysis
• EEG/EMG/NICE Laboratory
• First Aid Center
• Fertility Services
• G.I. Laboratory
• Laboratory
• Magnetic Resonance Imaging
• Nuclear Medicine
• Occupational Therapy
• Pediatrics
• Pharmacy
• Physical Therapy
• Pulmonary Services
• Radiation Therapy
• Radiology
• Lithotripsy
• Computerized Axial Tonography

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• Respiratory Therapy
• Sleep Disorder Center
• Speech Therapy
• Ultrasound
b. Inpatient Services:
• Critical Care
• Emergency Care Unit
0 Obstetrics/Gynecology
0 Cardiology
0 Podiatry
0 Cardiac Care Unit
0 Intensive Care Unit
• Pediatric Services
0 Neonatal Intensive Care
0 Surgery/Waiting Rooms
0 Radiology
0 Laboratory
0 Pathology
0 Pharmacy
c. Administrative Services:
0 Admitting
0 Auxiliary Office
0 Business Offices
0 Information
0 Registration
0 Patient Relations
0 Social Services
d. Support Services:
o Employee Child Care
• Health Education
o Power/Mechanical/Auxiliary Support and Storage
o Food Services
o Cashier
o Chapel/Chaplaincy Service
o Conference Center
o Dietitian
o Gift Shop
o Laboratory
o Pathology
o Medical Library

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o Medical Records
o Pharmacy
• Blood Bank
• Engineering/Maintenance/Environmental Services
• Shipping/Receiving
• Microwave, Satellite, and Other Communication Facilities • EMS Stop
2) Medical/Support Offices
3) Accessory uses normally incidental to hospital development 4) Temporary structures and uses, including modular buildings 5) Any other similar use which is found compatible by the Planning Commission

4.4.1.2 Planning Area 3
1) Surface Parking lotParking structure and associated pedestrian bridge crossing over Foster Street.

4.4.2 Site Development Criteria

4.4.2.1 Building Setbacks
1) Talbert Ave:
2) Brookhurst Street:
3) On-site:

Rear Yard:

Side Yard:
50 feet for Medical Office Buildings
2040 feet for Parking Structures
10 feet for Dental Office at Talbert Ave./Brookhurst St. 40 feet
10 feet for Dental Office at Talbert Ave./Brookhurst St. 10 feet
10 feet
Notes:
• Front, Rear, and side yard setbacks are measured from the property line.
• Foster Street Employee Parking Structure setbacks are subject to maximum building height requirements in Section 4.4.2.3 for Planning Area 3.

4.4.2.2 Building Separation
A minimum building separation of 20 feet for all new construction shall be

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provided in all Planning Areas.

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4.4.2.3 Maximum Building Height
Planning Area 1 and 2
The maximum building height in Planning Area 1 and 2 shall be 4 stories or 50 feet, with the exception of the proposed Orange CoastMemorialCare OCMC Patient Care Pavilion, which shall have a maximum building height of 6 stories or 80

ORANGE COAST MEMORIAL

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feet. A story is defined as occupied floor space, and does not include architectural features such as parapets and similar devices or mechanical equipment penthouses. Building height is identified as vertical distance measured from the ground to the top of the highest feature.

Planning Area 3
The maximum building height in Planning Area 3 shall remain as a surface parking lotbe .40 feet for the parking structure, with permitted architectural features up to 52 feet for elevator towers, solar panels and light poles subject to the following development standards:
• Elevations of the Foster Street Parking Structure adjacent to residential development (along the west and south property lines) shall require increased building setbacks based on the building height of the parking levels to provide adequate separation from the structure’s massing and transition to the building heights of the residential uses. o Ground Level Parking Setback – 10-foot setback
o Parking Levels at 12 feet to 24 feet in building height – 38-foot setback
o Parking Levels at 36 feet and higher – 64-foot setback

4.4.2.4 Modular Structures
Temporary modular buildings shall be permitted for up to twelve months subject to the approval of the Planning Director and Fire/Building Chief.

Permanent modular buildings will require issuance of a Temporary Use Permit.

4.4.2.5 Lighting
1) All lighting systems shall be designed and maintained in such a manner as to minimize light spillage and glare onto adjacent properties. 2) Lighting shall be used for the purpose of providing illumination for the security and safety of on-site areas such as parking, loading, shipping and receiving, pathways, and working areas. The design of light fixtures and structural supports shall be architecturally compatible with the surrounding buildings.

4.4.2.6 Equipment Screening
All roof, wall and ground mounted equipment shall be screened from public view on all sides.

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4.4.2.7 Storage Area Screening
1) All storage areas shall be screened from public view. Such screening shall be architecturally integrated with surrounding buildings. 2) Storage of materials or equipment shall not exceed screen height.

4.4.2.8 Security Walls and Fences
1) Any wall or fence along a street frontage that is over 3 feet in height shall be subject to setback requirements of Section 3.3.1 Major

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Landscape Edges or Section 4.4.2.12 Landscape Requirements, as appropriate.
2) All fencing or walls shall be concrete, masonry or other similar materials, not to exceed a height of 8 feet from the highest finished grade. Chain link with wood slats may be used for perimeter fencing when not visible from front setback areas and screened with landscaping.

4.4.2.9 Utilities
1) All new utilities of 12 KV or less within the project and along adjacent major arterials shall be installed underground.
2) All ground-mounted utility appurtenances such as transformers shall be located out of public view and adequately screened though the use of bearing, landscaping and concrete or masonry walls.

4.4.2.10 Refuse Collection Areas
1) All outdoor refuse collection areas shall be visually screened from access streets, alleys, and adjoining properties.
2) No refuse collection areas shall be permitted between a street frontage and the building line.

4.4.2.11 Parking and Access
1) All parking for the Orange Coast Memorial Medical Center shall be provided on-site.
2) Should the Director of Public Works or Traffic Engineer reasonably determine that a parking problem exists on the Medical Center due to, but not limited to, inadequate parking management, parking lot layout or design, the City maintains the discretion to impose additional development conditions to abate the problem.
3) The design and layout of all parking areas shall be subject to the review and approval of the City Traffic Engineer and the Public Works Department.
4) Parking lot lighting shall be designed in a manner which minimizes impacts on adjacent land uses. Nighttime lighting shall be limited to

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!
that necessary for security and screened from any adjacent residential areas.
5) Handicapped access and parking shall comply with the requirements of Title 24, including design and provision of parking spaces, building access, interior sidewalks, pedestrian crossing of interior roadways and similar concerns.

Off-Street Parking
Off-street parking shall be provided in accordance with the City of Fountain Valley Municipal Code, Chapter 21.22, Parking and Loading, Section 21.22.040.following standards:

Use/Category Parking Ratio
Medical Services –
Clinics, Medical/Dental
Offices
Hospital Services
Medical/Dental Labs

4.4.2.12 Landscape Requirements

1.0 space/143 sq. ft. of gross floor area
for each 200 sq. f.t of gross floor area
1 space for each 3 patient beds the
facility is licensed to accommodate
plus required spaces for ancillary uses
as determined by the director.1.0
space/3 beds the facility is licensed to
accommodate plus required spaces for
ancillary uses as determined by the
Director.

1.0 space for each 300 sq. ft. of gross
floor area/250 sq. ft. of gross floor area
1) Detailed landscape and irrigation plans for any new development shall be prepared by a licensed Landscape Architect, and reviewed by the City of Fountain Valley Planning Department Prior to issuance of any building permit, and installed prior to issuance of Certificate of Use and Occupancy.
2) Landscaping and irrigation shall be installed in accordance with the City of Fountain Valley Water Efficient Landscape Policy as outlined in Chapter 21.20 of the MunicipalCode.
3) All landscaped areas shall be kept free from weeds and debris and maintained in a healthy, growing condition, and shall receive regular pruning, fertilizing, mowing and trimming. Any damaged, dead,

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diseased or decaying plant material shall be replaced within thirty (30) days from the date of damage.
4) Parking Lot Landscaping
a. Setback. The width of the landscaped edge adjacent to parking areas shall be a minimum of 10 feet from the perimeter
boundary of the Specific Plan area, except for Major Landscape Edges as specified in Section 3.3.1 of this Plan.

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b. Where a parking lot contains ten (10) or more parking spaces and is visible from a street, not less than ten percent (10 %) of the total area excluding any perimeter landscaping, shall be landscaped. Such landscaping shall not be concentrated in any one area.
c. Trees. Parking lot trees shall be a minimum 15 gallon size.

Trees of like species shall be utilized for each respective parking lot.
d. Shrubs. Shrubs may be used for screening parking areas.

Shrubs of like species shall be used in large masses spaced in linear fashion at 3'-1" o.c. maximum. The center line of the shrub mass shall occur at a minimum of 3' -6" from parking lot curb face.
5) All trees planted within landscaped setback areas, project entries, property boundaries, internal street edges, and parking lot edges shall have a minimum size of 24 inch box. All other trees shall have a minimum of 15 gallon size.

4.4.2.13 Hazardous Materials Management
1) Hazardous waste material shall be handled and disposed of in a manner specified by the State of California Hazardous Substances Control Law (Health and Safety Code Division 20, Chapter 6.5), standards established by the California Department of Health Services, Office of Statewide Health Planning and Development, and 2) According to the requirements of the California Administrative Code, Title 30, Chapter 22.
3) All uses involving hazardous material shall be reviewed by the Fire Department.
4) Exterior storage of hazardous/flammable materials shall be subject to the provisions of Ordinance No. 1191 amending Section 21.40.040 of the Fountain Valley Municipal Code.
5) All entities potentially generating noxious fumes, toxic substances, flammable materials, radioactive materials, or infectious wastes will comply with all federal, state, and local regulations, standards and any plan dealing with hazardous materials or infectious wastes that may hereafter be adopted by the City of Fountain Valley.

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6) Noxious odors, fumes and emissions shall be controlled on site.

4.4.2.14 Maintenance
Property owners are responsible for the maintenance of all buildings, structures, yards, landscaping, signs, parking areas and other improvements in a manner which does not detract from the appearance of the surrounding area.

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5.0 SPECIFIC PLAN IMPLEMENTATION

5.1 INFRASTRUCTURE
This section identifies the providers of public necessary to support the proposed level of development, as outlined in section 3.1 of this Specific Plan.

5.1.1 Water Supply
Water services to the Specific Plan area is furnished by the City of Fountain Valley and the Metropolitan Water District.

5.1.2 Sewer System
Sewage disposal facilities to the Specific Plan area are provided by the City of Fountain Valley and the Orange County Sanitation District. Waste treatment facilities are provided by the Orange County Sanitation District.

5.1.3 Solid Waste
Solid waste disposal, excluding infectious wastes, is provided by the Rainbow Disposal Company, under contract to the City of Fountain Valley.

5.1.4 Drainage
Off-site drainage facilities are provided by the City of Fountain Valley and Orange County Flood Control District.

5.2 PUBLIC SERVICES

5.2.1 Fire Protection
Fire protection services are provided to the Specific Plan area by the City of Fountain Valley.

5.2.2 Police Protection
Police protection services are provided to the Specific Plan area by the City of Fountain Valley.

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5.3 PERMIT REVIEW AND GENERAL ADMINISTRATION

5.3.1 Permitted Uses
All uses described as permitted uses are permitted provided Precise Plan Approval or other development approval has been granted pursuant to the provisions of the City's Zoning Ordinance relating to the granting of a Precise Plan, or other similar approval.

5.3.2 Conditional Uses
All uses as described as conditional uses are permitted providing a Conditional Use Permit has been granted pursuant to the provisions of the City's Zoning Ordinance relating to the granting of a Conditional Use Permit.

5.3.3 Subdivisions
The City of Fountain Valley Subdivision Ordinance shall apply to all development within the Specific Plan area required to obtain approval of subdivision maps where properties are to be separately financed, sold, leased or otherwise conveyed. The subdivision process allows for the creation of lots as tentative parcel or tentative tract maps. The review and approval of subdivision maps will set forth the various conditions necessary to ensure the improvements of street, utilities, drainage features, and other service requirements specified by the City.

5.3.4 Environmental Determination
The process for approval of Precise Plans, Conditional Use Permits and Subdivision Maps are discretionary, not ministerial, and are therefore subject to the requirements of the California Environmental Quality Act (CEQA). However, a Program EIR was prepared as part of the Specific Plan, and is applicable to future development within the Specific Plan area. Therefore, projects consistent with the Specific Plan shall require either no further environmental documentation, or in special cases, only focused environmental analysis the action as documented in sections 15162, 15163 and 15164 (Subsequent EIR's, Supplemental EIR's and Addendums) of the CEQA guidelines (California Code of Regulations).

Future projects determined to be clearly inconsistent with the Specific Plan, will require further environmental documentation.

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5.3.5 Amendment Procedures
In accordance with the California Government Code Sections 65453 and 65454, Specific Plans shall be prepared, adopted and amended in the same manner as General Plans, except that Specific Plans may be adopted by resolution or by ordinance. This plan may be amended as necessary in the same manner it was adopted, by ordinance. Said amendment or amendments shall not require a concurrent General Plan amendment unless it is determined by City staff that the proposed amendment would substantively affect the General Plan goals, objectives, policies or programs.

Amendments to the Specific Plan may require preparation of an Environmental Impact Report subject to the provisions of Section 15162 of the California Environmental Quality Act which addresses the preparation of Subsequent Environmental Impact Reports.

5.3.6 Applicability or Other Ordinances
In the event any of the development regulations or guidelines of this Specific Plan conflict with any other applicable provisions of City ordinances or regulations, the Specific Plan shall govern; otherwise all development activities, procedures, and land use activities and procedures within the area covered by the Specific Plan shall comply with all City of Fountain Valley ordinances and regulation, including but not limited to those regulating land use and development.

5.3.7 General Administration
1) The Orange Coast Memorial Medical Center Specific Plan shall be administered and enforced by the City of Fountain Valley Planning Department in accordance with the provisions of the City Municipal Code.
2) Certain changes to explicit provisions in the Specific Plan may be made administratively by the Planning Director, subject to appeal to the Planning Commission and, subsequently, the City Council. Those changes are as follows:
a. The addition of new information to the Specific Plan maps or text that does not materially change the effect of any regulations or guidelines.

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b. Changes to the project infrastructure, such as drainage, water, and sewer systems which do not have the effect of increasing development capacity in the Specific Plan Area, nor change the concepts of the Plan.
c. The determination that a use be allowed which is not specifically listed as permitted but which may be determined to be similar in nature to those uses explicitly listed as permitted. d. Minor additions to existing structures that result in an increase in square footage (beyond that identified in Table 2) shall be subject to design review. An addition or alteration shall be considered minor if it does not alter the existing building's vertical or lateral support structural elements by more than three percent (3%). Such uses may be approved if it is determined that said uses do not result in environmental impacts. If it is determined that environmental impacts could result from any proposed minor addition, environmental documentation shall be required to be prepared prior to approval of the minor addition. e. In addition to the above items, Precise Plan applications which are consistent with the Specific Plan may be approved
administratively by the Planning Director. Such approvals may be appealed to the Planning Commission.

APPENDIX

ORANGE COAST MEMORIAL CITY OF FOUNTAIN VALLEY

MEDICAL CENTER SPECIFIC PLAN
- lVPage 483
November 25, 2025
Mr. Matt Jenkins
Senior Planner

CITY OF FOUNTAIN VALLEY
10200 Slater Avenue
Foutain Valley, CA 92708
Subject: 6
th Submittal Package
Precise Plan No. 581 & Specific Plan Amendment No. 24-01 MemorialCare Orange Coast Medical Center (OCMC)
Foster Street Employee Parking Structure
Fountain Valley, CA
Dear Matt:

In response to community feedback received at the project Open House held by MemorialCare on September 25, 2025, MemorialCare is proposing to update the project’s conceptual plans for the MemorialCare Orange Coast Medical Center (OCMC) Foster Street Employee Parking Structure, to redevelop the Foster Street surface parking lot with a 784-space parking structure and pedestrian bridge crossing over Foster Street. Summarized below is a description of the updated plans and reports in the 6
th submittal package for the City of Fountain Valley’s review.

1. The west property line of the MemorialCare OCMC Foster Street Employee Parking Structure has been updated to address the building massing and privacy concerns raised by the neighboring single-family homes located to the west of the project on Lemon Street. The revised parking structure design includes the following modifications as shown on the Concept Plans:
• Terraced upper parking levels and increased setback: The proposed parking structure has been terraced along the west to create a large setback along this edge as the parking structure increases in building height to provide a transition from the parking structure to the adjacent single-family homes. Consequently, the second and third parking levels (above grade) of the parking structure are now setback 38 feet from the west property line. Similarly, the roof top parking level is terraced back even further, to provide a 64-foot setback from the property line to the roof top level of the parking structure. The proposed terraced massing of the parking structure levels along the west edge also minimizes the shading effects from the parking structure on the adjacent homes, as demonstrated in the updated Sun Shadow Study exhibits included in the Concept Plans. • Elimination of west-edge parking at upper levels: No head-in parking stalls will be located along the west edge of the parking structure at upper levels to provide privacy for the adjacent homes. The upper levels west edge will be limited to the internal circulation access drives of the parking structure, further reducing activity along the adjacent residential properties.

Additionally, the staircase along at the northwest corner of the parking structure, has been shifted east to minimize views into the residential properties to the west.

Mr. Matt Jenkins
Senior Planner

CITY OF FOUNTAIN VALLEY
November 25, 2025

• Landscape buffer: It should be noted the ground level parking spaces along the west edge provide an approximate 18-foot landscape setback from the property line. This represents an approximate 5-foot increase from the provided 13-foot landscape setback in the existing condition of the Foster Street surface parking lot, allowing for a significant landscape buffer with dense tree planting along the neighboring residences. • Reduced parking count: The overall parking spaces provided by the proposed parking structure has been reduced from 862 spaces to 784 spaces, a decrease of 78 spaces, contributing to a reduced building mass. • Reduced building square footage: The revised structure has been reduced from 308,737 square feet of gross building area to 293,323 square feet of gross building area.

2. To discourage and limit MemorialCare OCMC employees from traveling north on Foster Street through the adjacent residential neighborhood to access the Foster Street Employee Parking Structure, left-turn entries from northbound Foster Street into the parking structure access drive will be prohibited. “No Left Turn” signage will be installed at the Foster Street entrance, and a curb choker at the entry has been added to further deter left-turn movements and reduce potential cut-through traffic in the adjacent residential neighborhood. The modified entry design and proposed signage has been illustrated in the updated Concept Plans, refer to Sheet 2 - Site Plan.

3. A comprehensive Parking Management Plan has been prepared outlining how parking operations will be managed both during construction and after the new parking structure is completed. The plan also establishes long-term traffic and parking control practices to ensure ongoing and orderly site circulation.

4. The Parking Study has been updated to incorporate the revised parking structure design and the new total number of proposed parking spaces.

5. A draft Specific Plan Amendment document has been included in the submittal package to incorporate the required amendments for the proposed parking structure expansion area relocation in the OCMC campus to the Foster Street surface parking lot, as well as the proposed parking structure design standards and associated updates to the Specific Plan text and exhibits to be consistent with the current conditions of the OCMC campus. Summarized below is a description of the proposed Specific Plan amendments:
• Updates to text and exhibits of Specific Plan to reflect existing site conditions of the OCMC campus and proposed parking structure project. • Updates to Table 1 (Existing Site Utilization) and Table 2 (Proposed Site Utilization) to reflect existing site conditions of the OCMC campus and proposed Foster Street Employee Parking Structure project. • Modification to development standard in Section 4.4.1.2 Planning Area 3 to allow a parking structure use.

Mr. Matt Jenkins
Senior Planner

CITY OF FOUNTAIN VALLEY
November 25, 2025

• Modification to development standard in Section 4.4.2.1 Building Setbacks to modify the required Talbert Avenue building setback (50-foot setback) to allow a parking structure with a 20-foot minimum setback from Talbert Avenue.
• Modification to development standard in Section 4.4.2.3 Maximum Building Height to allow a parking structure with a maximum building height of 40 feet and elevator tower, lighting and solar panel elements up to 50 feet in Planning Area 3.
• Modification to development standard 4.4.2.11 Parking and Access to modify the required parking ratio for Medical/Dental Offices, Hospital Services and Medical/Dental Labs pursuant to the recommendations of the project’s Parking Study dated November 25, 2025, to be consistent with the City of Fountain Valley Municipal Code, Chapter 21.22, Parking and Loading, Section 21.22.040 parking demands.

Thank you for your review of the 6th submittal package for the proposed MemorialCare OCMC Parking Structure (Foster Street Employee Parking Structure). We look forward to continuing our work with the City of Fountain Valley on this exciting project. Please let me know if you have any questions regarding the 6
th submittal package. I can be
reached at my direct phone (949) 283-2294 or email to [email protected].

Sincerely,
HUNSAKER & ASSOCIATES IRVINE, INC.

Ted D. Frattone
Senior Vice President, Planning & Entitlements
Attachments

1. Concept Plans for Foster Street Employee Parking Lot – 66 Sheets (Nov. 2025)

2. Draft Specific Plan Amendment Text & Exhibits dated 11/24/2025

3. Parking Study dated 11/25/2025

4. Parking Management Plan dated 11/25/2025
cc: Mark Shuck, MemorialCare
Sylvia Botero, RBB Architects Inc.

W.O 4597-1
(f\c\wo\4597\1 L01-tf.docx)

M e m o r i a l C a r e O r a n g e C o a s t M e d i c a l C e n t e r P a r k i n g S t r u c t u r e SITE Assessor’s Parcel Number: 157 511 01 Legal description: N TR 12107 BLK LOT 1 9800 Talbert Street Fountain Valley, CA 92078 Applicant : MemorialCare Orange Coast Medical Center 18111 Brookhurst Street Fountain Valley, CA 92708 (714) 378 7000 RBB Architects Inc 10980 Wilshire Blvd. Los Angeles, CA 90024 (310) 473 3555 Zoning: Zoning District: SP Specific Plan Type of Business and Use of Property: Parking Lot Proposed Occupancy: Parking Structure Parcel Size: 97,047 SF Building Height: 36’ 2” Building Type: IIA Building Occupancy: S 2 Building Fully Sprinklered Vicinity Map Parking Compliance : Typical Aisle: 25 Feet Ramp slope: Max 5% Parking Stalls: 784 Regular Stalls: 9 x 19 ADA Stalls: 16 Van Stalls: 3 EVCS Stalls: 40 1 Project Description: Parking structure to support MemorialCare Orange Coast Medical Center employee parking needs Height: 36’ 2” to the top of parapet rail Levels: Basement, 3 stories above grade with roof parking RBB # 2213000 November 26, 2025

MemorialCare Orange Coast Medical Center Proposed Parking Structure Site Plan RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 2

Proposed Employee Parking Structure MemorialCare Orange Coast Medical Center Proposed Parking Structure Proposed Parking Structure Relocation RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 Initial Parking Structure Location (Specific Plan, 2007) MEDICAL OFFICE BUILDING MEDICAL OFFICE BUILDING HOSPITAL MEDICAL OFFICE BUILDING PATIENT CARE PAVILION PARKING STRUCTURE 3

Proposed Employee Parking Structure MemorialCare Orange Coast Medical Center Proposed Parking Structure ADA/ Title 24 Accessible Path of Travel From Project Site to Main Hospital Entrance RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 MEDICAL OFFICE BUILDING MEDICAL OFFICE BUILDING HOSPITAL MEDICAL OFFICE BUILDING PATIENT CARE PAVILION PARKING STRUCTURE 4

MemorialCare Orange Coast Medical Center Proposed Parking Structure Basement Floor Plan RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 5

MemorialCare Orange Coast Medical Center Proposed Parking Structure First Floor Plan RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 6

MemorialCare Orange Coast Medical Center Proposed Parking Structure Second Floor Plan RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 7

MemorialCare Orange Coast Medical Center Proposed Parking Structure Third Floor Plan RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 8

MemorialCare Orange Coast Medical Center Proposed Parking Structure Roof Plan RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 9

Place Holder 10

11

Place Holder 12

MemorialCare Orange Coast Medical Center Proposed Parking Structure RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 Photometric Study First Level 13

MemorialCare Orange Coast Medical Center Proposed Parking Structure RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 Photometric Study Second Level 14

MemorialCare Orange Coast Medical Center Proposed Parking Structure RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 Photometric Study Third Level 15

MemorialCare Orange Coast Medical Center Proposed Parking Structure RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 Photometric Study Roof 16

Base Cover Round Concrete Base Elevation of Fixture LO5B 14’-6” 1’-6” 3’-0” 1’-8” MemorialCare Orange Coast Medical Center Proposed Parking Structure RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 Photometric Study - Roof Fixture LO5B Parapet
Parapet Parapet MH (Mounting Height) of fixture is 12.5 Feet 17 Partial Plan of Photometric Study Fourth Level West Edge Back light control is built Built into the optical lens of the individual LED diodes. There is no visible difference in the exterior appearance of the fixture. in Light shield Foot Candles at Property Line is 0

MemorialCare Orange Coast Medical Center Proposed Parking Structure RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 Proposed Exterior Lighting Fixtures Fixture LO4A 18

MemorialCare Orange Coast Medical Center Proposed Parking Structure RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 Existing Exterior Lighting Fixtures 19

North Elevation East Elevation MemorialCare Orange Coast Medical Center Proposed Parking Structure Elevations RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 38’-8” 31’-6” 18’-9”36’-2” Existing Concrete Block Wall 36’-2” Poured in Place Natural Gray Concrete Talbert Avenue Foster Street Pedestrian Bridge Concrete Shear Wall Elevator Tower Metal Art Work Finish Grade 24.5” Metal Art Work Concrete Shear Wall Poured in Place Natural Gray Concrete Elevator Tower 36’-2” Elevator Tower Existing Residence Existing Residential units Finish Grade 24.5” Parapet Height +42” above Finish Floor Typical Parapet Height +42” above Finish Floor Typical 20 Printed Perforated Screens On 2nd and 3rd Floors of North Elevation 14’-6” Fixture LO 5B
14’-6” Fixture LO 5B

MemorialCare Orange Coast Medical Center Proposed Parking Structure Elevations RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 South Elevation Scale: 1” = 16’-0” Foster Street 38’-8” 31’-6” 18’-9” Pedestrian Bridge Elevator Tower Existing Garden Wall 36’-2” Finish Grade 24.5” Ficus Vines Concrete Shear Wall Elevator Tower 41’-10” Poured in Place Natural Gray Concrete Existing Residence Parapet Height +42” above Finish Floor Typical 21 West Elevation Talbert Avenue Concrete Shear Wall Poured in Place Natural Gray Concrete Elevator Tower 41’-10” Existing Residential units Finish Grade 24.5” 25’-6” Parapet Height +54” above Finish Floor Typical on the West Elevation Scale: 1” = 16’-0” 36’-2” 14’-6”
14’-6” Fixture LO 5B Fixture LO 5B
25’-6”

MemorialCare Orange Coast Medical Center Proposed Parking Structure Car Headlight Mitigation on West Elevation Floor to Floor Heights RBB ARCHITECTS INC RBB # 2213000 November 26, 2025 7’-6” Minimum
Clearance Existing Residence
10’-8” 3’-6” 3’-6” 8’-2” 3’-6” 10’-8” 11’-4” 22
6’-8”Existing CMU Wall between Residential Homes and Parking Structure 3’-6” 7’-6” Minimum
Clearance 1st Floor 2nd Floor 3rd Floor Roof Printed Perforated Screens on 3rd Floor 36’-2” Basement Level Below Grade 64’ 36’ 28’ Property Line

MemorialCare Orange Coast Medical Center
Proposed Parking Structure Site Plan RBB ARCHITECTS INC RBB # 2213000 May 7, 2026
1

MemorialCare Orange Coast Medical Center
Proposed Parking Structure Signs and Readers RBB ARCHITECTS INC RBB # 2213000 May 7, 2026
2 Traffic
approaching
Flashing sign
License Plate
Readers

MemorialCare Orange Coast Medical Center
Proposed Parking Structure RBB ARCHITECTS INC
RBB # 2213000 May 7, 2026
OPTION 1
Photometric Study Roof Level
(18 Foot High Light Poles)
3

Elevation of Fixture LO5B
Base Cover
Round
Concrete
Base
18’
-0”
1’-6”
3’
-0”
1’-8”
MemorialCare Orange Coast Medical Center
Proposed Parking Structure RBB ARCHITECTS INC
RBB # 2213000 May 7, 2026
OPTION 1
Photometric Study - Roof
Partial Plan of Photometric Study
Roof Level West Edge
Foot Candles at
Property Line is 0
Fixture L10A - Roof Level
Wall Sconce
Kim Lighting PVNTR
Light Grey Smooth Finish

MemorialCare Orange Coast Medical Center
Proposed Parking Structure RBB ARCHITECTS INC
RBB # 2213000 May 7, 2026
5 OPTION 2
Photometric Study Roof Level
(28 Foot High Light Poles)

Elevation of Fixture LO5B
MemorialCare Orange Coast Medical Center
Proposed Parking Structure RBB ARCHITECTS INC
RBB # 2213000 May 7, 2026
OPTION 2
Photometric Study - Roof
Partial Plan of Photometric Study
Roof Level West Edge
Foot Candles at
Property Line is 0
Base Cover
Round
Concrete
Base
28’
-0”
1’-6”
3’
-0”
1’-8”

RESOLUTION NO. 26-08

RESOLUTION OF THE FOUNTAIN VALLEY PLANNING COMMISSION
APPROVING PRECISE PLAN NO. 581 TO DEMOLISH AN EXISTING

SURFACE PARKING LOT AT THE SOUTHWEST CORNER OF TALBERT

AVENUE AND FOSTER STREET AND TO CONSTRUCT A NEW
FREESTANDING FIVE-LEVEL PARKING STRUCTURE WITH UP TO 784

PARKING SPACES DEDICATED FOR EMPLOYEES OF MEMORIAL CARE

ORANGE COAST MEDICAL CENTER HOSPITAL
WHEREAS, Hunsaker & Associates (“Applicant”), on behalf of MemorialCare Orange Coast Medical Center (“OCMC” or “Owner”), has submitted an application for a project consisting of an amendment to the Orange Coast Memorial Medical Center Specific Plan and the construction of a freestanding employee parking structure with an attached pedestrian bridge at the southwest corner of Talbert Avenue and Foster Street in the City of Fountain Valley (“Project”); and
WHEREAS, the Project Site is within the Orange Coast Memorial Medical Center Specific Plan area, in Planning Area 3, and is currently developed as an existing surface parking lot commonly referred to as the “Foster Lot”; and WHEREAS, the Project includes demolition of the existing surface parking lot containing 231 parking spaces and construction of a freestanding parking structure containing one subterranean level, three covered parking levels, and one rooftop parking level, for a total of five parking levels and 784 parking spaces; and
WHEREAS, the Project also includes a pedestrian bridge extending over Foster Street from the third level of the parking structure to a freestanding elevator and stair tower located on the east side of Foster Street within the main OCMC campus; and WHEREAS, the Project would result in significant increase in parking spaces on the OCMC campus after accounting for removal of the existing Foster Lot and minor parking loss associated with bridge landing improvements; and
WHEREAS, the proposed parking structure is intended to serve OCMC employees and to improve parking supply and circulation on the medical center campus by allowing a greater separation of employee parking from patient and visitor parking; and WHEREAS, the Project requires the following discretionary actions under the Fountain Valley Municipal Code (“FVMC”):
• Adoption of a Mitigated Negative Declaration (“MND”) and Mitigation Monitoring and Reporting Program (“MMRP”) for the Project pursuant to the California Environmental Quality Act (“CEQA”);
• Approval of Code Amendment No. 24-01 to amend the Orange Coast Memorial Medical Center Specific Plan to allow a freestanding parking structure in Planning Area 3 and establish related development standards; and

Planning Commission
Resolution No. 26-08

• Approval of Precise Plan No. 581 for construction of the proposed parking structure and pedestrian bridge; and
WHEREAS, the General Plan serves as the City’s comprehensive long-range guide for physical development, land use, circulation, public facilities, and compatibility among land uses; and
WHEREAS, Orange Coast Memorial Medical Center is an established regional medical campus in Fountain Valley that has undergone prior City review and entitlement actions, including approval of major campus expansion in 2007 associated with the Patient Care Pavilion and related parking and circulation improvements; and WHEREAS, the Parking Study prepared by Linscott, Law & Greenspan, Engineers concluded that the existing OCMC campus contains 1,353 parking spaces and has an existing parking deficiency relative to applicable City parking standards, and that the proposed Project would increase campus parking supply to 1,903 spaces, resulting in a parking surplus over the calculated code requirement; and WHEREAS, the Parking Management Plan identifies operational measures intended to maintain adequate parking supply and orderly circulation during construction of the Project and after Project completion; and
WHEREAS, in response to public and neighborhood input, OCMC revised the Project design from the initial submittal to reduce the overall parking count, step back upper parking levels, and increase setbacks and buffering adjacent to the residential uses to the west; and
WHEREAS, the revised Project reduced the total number of parking spaces from 862 to 784 and increased the upper-level setbacks from the western residential property line; and
WHEREAS, the proposed parking structure would have a height of approximately 35 feet, 2 inches to the roof parapet, with elevator towers up to approximately 41 feet, 10 inches, and related appurtenances within the maximum height allowed by the proposed code amendment; and
WHEREAS, landscaping and buffering are proposed along the western edge of the Project Site adjacent to existing residences, including an approximately 18-foot landscaped setback at ground level; and
WHEREAS, on December 17, 2024, the Fountain Valley City Council approved a contract with UltraSystems Environmental Inc. for consultant services to prepare an Initial Study and Mitigated Negative Declaration for the Project; and WHEREAS, the MND determined that the Project could have potentially significant environmental effects in certain categories, but that all such effects would be reduced to a less-than-significant level through implementation of mitigation measures identified in the MND and MMRP; and
WHEREAS, the mitigation measures address, among other topics, air quality, biological resources, cultural resources, and geology/soils, and are enforceable through the

Planning Commission
Resolution No. 26-08

MMRP, conditions of approval, and applicable permit and construction requirements; and WHEREAS, the MND was circulated for public review for the required 30-day review period from March 3, 2026 through April 2, 2026; and
WHEREAS, comments were received during the public review period and responses to comments were prepared and made available to the Planning Commission and the public; and
WHEREAS, the Planning Commission has considered the entire record, including the staff report, Project plans, MND and MMRP, technical appendices and supporting studies, public testimony, and all written materials submitted regarding the Project.

WHEREAS, the proposed OCMC Parking Structure Project has been publicly noticed in accordance with State Law and the Fountain Valley Municipal Code; and WHEREAS, the Fountain Valley Planning Commission considered the proposed Project at a duly noticed public hearing on April 22, 2026.

WHEREAS, if approved by the City Council, Code Amendment No. 24-01 would change the necessary development standards in the Orange Coast Medical Center Specific Plan to allow for a freestanding parking structure in Planning Area 3 of the Specific Plan 1 as shown; and
WHEREAS, the Fountain Valley Planning Commission also considered Code Amendment 24-01 as contained in Resolution No. 26-09, at its noticed public hearing on April 22, 2026; and
SECTION 1
The Planning Commission finds that due notice of the public hearings in the Council Chambers, City Hall, 10200 Slater Avenue, was given as required by the FVMC, Title 21, and the Statutes of the State of California.

SECTION 2
Prior to consideration of the Project and Amendments as contained in Resolution 26-09, the Planning Commission found that the Project and Amendments would not have a significant adverse effect upon the environment and recommended approval of the MND and MMRP prepared for the Project. The Planning Commission further found that the MMRP would ensure compliance during project implementation in that changes to the Project and/or mitigation measures have been incorporated into the Project and are fully enforceable through permit conditions, agreements, or other measures as required by Public Resources Code Section 21081.6.

The MND was circulated for public review from March 3, 2026 to April; 2, 2026, and made available to the public and the Planning Commission for review and consideration. The

Planning Commission
Resolution No. 26-08

Planning Commission has reviewed the MND, together with all comments and responses to those comments, and MMRP, and has found that the environmental document considers all environmental effects of the proposed Project, is complete and adequate, and fully complies with all requirements of CEQA and the CEQA Guidelines.

The Planning Commission, as the Lead Agency, arrived at its independent judgement and found that on the basis of the MND and any comments received that there is no substantial evidence that the Project would have a significant adverse impact on the environment provided that the mitigation measures identified in the environmental document are incorporated into the Project.

SECTION 3
The Planning Commission finds that due notice of the public hearing on April 22, 2026, conducted in the City Council Chambers, 10200 Slater Avenue, Fountain Valley, was given as required by the Fountain Valley Municipal Code, Title 21, and the State of California. Public notice of this hearing and a copy of the Planning Commission agenda were posted at City Hall, Recreation Center and the Fountain Valley Library.

SECTION 4
Pursuant to Fountain Valley Municipal Code section 21.44.050 the Planning Commission does hereby find as follows:

1. The design and layout of the proposed development would:
a. Be consistent with the actions, goals, objectives, and policies of the General Plan, the applicable Specific Plan as amended, and the development standards of the zoning district.

The proposed parking structure would support the continued operation of an existing hospital and medical campus, address documented parking demand issues, and improve the organization of employee, physician, patient, and visitor parking on the campus. With approval of Code Amendment No. 24-01, the Parking Structure Project would be consistent with the Orange Coast Medical Center Specific Plan as amended.

The Project supports orderly development and land use compatibility by concentrating employee parking in a structured facility and by incorporating design revisions responsive to adjacent residential uses, including upper-level stepbacks, landscape buffering, and controlled access. The Project is also consistent with General Plan policies related to circulation, public service infrastructure, and the continued viability of community-serving institutional uses. b. Not interfere with the use and enjoyment of neighboring existing or future developments and would not create traffic or pedestrian hazards.

Planning Commission
Resolution No. 26-08

The Project has been reviewed through the City’s environmental and technical review process, including parking, circulation, and VMT screening analysis. The Project is intended to accommodate existing parking demand rather than intensify campus uses or generate substantial new trips. Vehicular access, pedestrian circulation, emergency access, and bridge clearance have been evaluated as part of the Project review. Required mitigation measures and conditions of approval will ensure safe operation and compatibility.
c. Provide a desirable environment for users and neighboring properties through proper aesthetic use of materials, landscaping, screening, and maintenance.

The Project includes architectural treatment, screening elements, landscaping, and setbacks intended to reduce visual impacts and improve the appearance of the structure. Along the western property line, the Project provides an expanded landscaped setback and tree planting to buffer neighboring residences. As revised, the Project reduces massing impacts relative to the earlier concept and provides a more compatible edge adjacent to nearby homes on the west side.

2. The architectural design of the proposed structure would be compatible with the character of the surrounding neighborhood and would maintain and enhance the attractive, harmonious, and orderly development contemplated by the General Plan, the Specific Plan as amended, and the FVMC.

The parking structure has been designed as an institutional component of the medical campus with articulated elevations, screening, landscaping, and stepbacks responsive to surrounding development. While a parking structure is different in character from neighboring residential uses, the Project incorporates design and buffering measures intended to reduce visual bulk and preserve neighborhood compatibility to the maximum extent feasible for the site and use.

3. The proposed development would not:
a. Be detrimental to the public convenience, health, interest, safety, or welfare, or materially injurious to properties or improvements in the immediate vicinity.

The Project is intended to address an existing parking deficiency and improve campus parking operations for a functioning regional hospital campus. The Project includes circulation improvements, pedestrian bridge connectivity, and operational controls that support safe and efficient access. With mitigation measures in the MMRP and conditions of approval, the Project would not be detrimental to surrounding properties or the community.
b. Substantially depreciate property values in the immediate vicinity or interfere with the use or enjoyment of surrounding property because of excessive dissimilarity or inappropriateness of design.

Planning Commission
Resolution No. 26-08

The Project site has long functioned as part of the OCMC campus parking system.

The proposed development intensifies that existing parking use in a structured format, but does so with revised setbacks, reduced upper-floor massing, landscaping, and screening intended to reduce impacts on adjacent residential properties.

4. The proposed Project has been reviewed in compliance with CEQA and the City’s environmental review procedures.

As described in Section 2 of this Resolution, the Project has been evaluated through an Initial Study and Mitigated Negative Declaration, with mitigation measures incorporated through the MMRP and conditions of approval.

SECTION 5
Based on the foregoing findings, the Planning Commission hereby approves Precise Plan No. 581 and the Conditions of Approval attached as Exhibit 1 and incorporated herein by this reference subject to the City of Fountain Valley City Council Approval of CA 24-01 for the MemorialCare Orange Coast Medical Center Parking Structure Project.

PASSED, APPROVED, AND ADOPTED THIS 22nd DAY OF APRIL 2026. ________________________ ________________________
Chairperson Secretary

EXHIBIT 1

CONDITIONS OF APPROVAL
Precise Plan No. 581
Planning Commission Resolution No. 26-08
MemorialCare Orange Coast Medical Center Parking Structure Project SW Corner of Talbert Avenue and Foster Street
Fountain Valley, CA
The following Conditions of Approval [COA] apply to this project. The COAs are specific conditions applicable to the proposed project. The developer/project applicant is responsible for the fulfillment of all conditions and standard development requirements, unless specifically stated otherwise.

In addition to complying with all applicable City, County, State and Federal Statutes, Codes, Ordinances, Resolutions and Regulations, Permittee expressly accepts and agrees to comply with the following Conditions of Approval of this Permit:

Planning Department

1. The site plan, elevation plans, floor plans, landscape plans, etc. dated February 24, 2026 and approved by the Planning Commission on April 22, 2026 (Attachment 2 to the staff report for this project) shall be made part of this application approval and cannot be modified without prior approval by either the Planning Commission or the Community Development Director.

2. The colors, materials and facades of the structure shall be as approved by the Planning Commission. No changes to the colors or materials shall occur without approval by the Community Development Director. Changes that the Community Development Director deems to vary significantly from the originally approved design shall be forwarded to the Planning Commission for its review and determination.

3. All exposed vents, gutters, downspouts, flashings, electrical conduits, etc. shall be concealed within the building design and building elements, and shall be painted to match adjacent surfaces.

4. Lighting shall be scheduled to direct the light downward away from adjacent properties around the Project, including residential and open space properties. If needed, light shielding may be installed to prevent light and glare spillage onto adjacent properties.

No additional exterior lighting is to be added unless a photometric study concludes the added lighting will have zero lighting shed impact on adjacent properties. The Community Development Director may require additional modifications based on substantial complaints from residents. Prior to building permit final, the applicant shall illuminate all exterior lighting for the structure and surrounding site, including the structure floors, stairwells, and rooftop level with light poles, and provide a lighting report ensuring consistency with the photometric study.

5. Smoking/vaping is prohibited at the stairwells and pedestrian bridge for the parking structure.

Precise Plan No. 581
Conditions of Approval

6. The parking structure shall be for OCMC employee parking only.

7. Trespassing from non-OCMC employees shall be prohibited.

8. The use of the structure, other than for employee parking purposes and storage in the basement level for OCMC, any other use shall be prohibited. Such uses a skateboarding, smoking, drinking alcohol, loitering, etc, shall be prohibited. Signage shall be installed subject to the review and approval of the Community Development Director. OCMC shall provide a phone number that will connect to a live-human being, that is available on-site, 24-hours per day, that will be able to address immediate issues such as skateboarding in the structure, car alarm noises, etc.

9. The driveway entrance area to the structure off Foster Street shall be designed to prevent northbound Foster Street traffic from entering into the queue lane and entering the structure. This site design shall be maintained to prevent this scenario and shall be subject to final approval by the City Engineer. If it is found that left turns into the structure are occurring, the City Engineer and/or Community Development Director may require additional modifications or signage.

10. Valet parking services for OCMC visitors shall continue operations after the completion of the parking structure.

11. Blind corners: at the end of the parking structure drive aisles, viewing mirrors shall be installed in a position to provide adequate sight visibility for vehicles and pedestrian traffic subject to the review and approval of the Community Development Director. The mirrors shall be cleaned and maintained to provide clear visibility at all times.

12. The final location of parking structure support columns shall be subject to the review and approval of the Community Development Director. The goal for placement shall be to provide adequate free and clear space for opening vehicle doors together with keeping columns a buffered distance from the drive aisle. Within this goal, the edge of the parking structure support columns shall ideally be a minimum of two (2) feet and a maximum of four (4) feet from the parking aisle and shall not be located within the area of a parking stall. When the side of any parking stall abuts a building, fence, wall, support column or other obstruction which would interfere in any way with access to a motor vehicle, the width of the stall shall be increased.

13. The interior treatment of a parking structure shall be of a light color. The treatment shall include a coordinated interior sign program designed to identify parking levels and locate stairwells, elevators, phones, exits and other interior features that shall be subject to the review of the Community Development Director and/or Sign Committee.

All interior conduits for water, sewer, electrical, shall be painted to match the ceiling and or adjacent surfaces.

14. Parking areas shall have lighting capable of providing adequate illumination for security and safety. Lighting standards shall be energy-efficient and in scale with the height and use of the on-site structure(s). All illumination, including security lighting, shall be directed downward, away from adjacent properties and public rights-of-way in compliance with Section 21.18.060 (Exterior lighting).

Precise Plan No. 581
Conditions of Approval

15. Wheel stops or curbing, if utilized in the parking structure, shall be placed to allow for a maximum of a two-foot vehicle overhang area within the dimension of the parking space. Therefore, with a minimum 19-foot deep parking stall, the measurement to the edge of the wheel stop or curbing from the back of the parking stall shall be 17 feet with a maximum two-foot overhang.

16. The project shall comply with all mitigation measures in the Mitigation Monitoring and Reporting Program (MMRP) identified Mitigated Negative Declaration (MND) prepared by UltraSystems Environmental Inc. and reviewed by the Planning Commission for the OCMC Parking Structure Project.

17. Precise Plan No. 581 shall be approved and in effect for a period of 24 months from the original date of approval by the City Council, and/or Planning Commission. If no development has commenced at the end of this 24 - month time period, project approval shall expire and be determined void. Two one-year extension may be granted at the discretion of the Community Development Director. A request for an extension of time should be made in writing by the applicant thirty (30) days prior to the expiration date.

Date of Project Approval: April 22, 2026
Date of Project Expiration: April 22, 2028

18. By signing and accepting the resolution, the applicant accepts the benefits conferred by the permit subject to the conditions imposed therein. By accepting the right to operate pursuant to the permit, the applicant waives all rights to challenge any condition imposed as unfair or unreasonable.

19. This resolution does not supersede any other resolutions or other City approvals for development at OCMC. This resolution is subject to the OCMC Parking Structure Project for the property located at the southwest corner of Talbert Avenue and Foster Street.

20. The applicant agrees to indemnify, hold harmless, and defend the City, its officers, agents and employees, from any and all liability or claims that may be brought against the City arising out of its approval of this permit, save and except that caused by City's active negligence. The applicant shall provide a copy of conditions of approval to each manager and to all employees.

21. The applicant shall comply with all federal, state, and local laws. Violations of any of those laws in connection with the use will cause for revocation of this permit.

22. The City may exercise all legal remedies available for correction and compliance of any violation of any condition of approval, including administrative citations and prosecution of misdemeanors as may be found appropriate.

23. No satellite dishes greater than 1.1 meters in the residential area and 2.2 meters associated with the commercial area shall be installed on the subject property without approval of the Planning Commission.

24. Additional building or directional signage shall comply with the sign program for OCMC.

Precise Plan No. 581
Conditions of Approval

25. Basement storage: Hazardous materials & liquids, and industrial & medical chemicals and waste shall be prohibited.

26. Hours of delivery shall be restricted to the hours of 7:00 a.m. to 10:00 p.m. Monday through Saturday, and no time on Sunday or legal holiday.

27. OCMC shall comply with FVMC 21.24.110(27) which prohibits vehicle signs for the principal purpose of advertising a business.

28. The Community Development Director may interpret the implementation of each condition of approval and, with advanced notice, grant minor amendments to approved plans and/or conditions of approval based on changed circumstances, new information, and/or relevant factors as long as the spirit and intent of the approved condition of approval is satisfied. Permits shall not be issued until the proposed minor amendment has been reviewed and approved for conformance with the intent of the approved condition of approval. If the proposed changes are substantial in nature, an amendment to the original Entitlement may be required pursuant to the provisions of the Fountain Valley Municipal Code.

29. The Community Development Director may require changes to the operations / gate system for the ingress and egress of the parking structure based on significant changes to, or capacity issues with the queuing wait times, and queue length.

30. The parking structure gate system shall be equipped with a communication device to allow communication with OCMC personnel for any issues with the system. If equipped with a speaker device for communication, the device shall use a type of automatic volume control device to adjust sound based on ambient noise levels. If audible from the adjacent residential properties, necessary steps shall be taken to reduce the volume subject to the review and approval of the Community Development Director.

31. OCMC shall install pedestrian safety alert signs with flashing lights at the Talbert Avenue exit driveway, subject to the review and approval of the City Engineer and Community Development Director. The signs and flashing devices shall be designed to alert exiting motorists and oncoming pedestrians of potential conflicts at the Talbert Avenue exit.

32. OCMC shall install license plate readers, loop detectors, or comparable electronic vehicle detection devices at the Foster Street entrance gates and the Talbert Avenue exit gates, subject to the review and approval of the City Engineer. The system shall be designed to facilitate quicker vehicle entry and exit and to reduce vehicle queuing back-ups.

33. Prior to issuance of a certificate of occupancy, the applicant shall install permanent “No Idling” signs at the ground level of the parking structure in locations facing adjacent residential properties, subject to the review and approval of the Community Development Director. The signs shall be placed in conspicuous locations to discourage prolonged vehicle idling and reduce noise and air quality impacts on nearby residences.

Precise Plan No. 581
Conditions of Approval

34. OCMC shall monitor the parking structure on a regular basis, 24-hours per day, for idling vehicles and employee loitering. Staff monitoring shall be conducted for the purpose of discouraging prolonged vehicle idling, preventing employee gatherings within the parking structure, and reducing noise and air quality impacts on adjacent residential properties.

35. Prior to the approval of Precise Grading plans, complete landscape plans shall be submitted to the Public Works and Community Development Department. Landscape plans must be signed by a California licensed Landscape Architect and be consistent with grading plans. The landscape plans shall comply with the Fountain Valley Water Efficient Landscape Ordinance and adopted Guidelines for Implementation of the Water Efficient Landscape Ordinance.

36. As shown on the Conceptual Landscape Plan and Proposed Planting List from the applicant’s submittal, a total of 11 Brisbane Box trees and 19 Palo Verde are proposed along the western and southern setback areas adjacent to residential properties.

These trees shall be a minimum 48-inch box in size and spaced to provide evenly so to provide adequate screening from adjacent residential properties and windows.

These trees shall be maintained and trimmed by the OCMC or its contractors. Should any tree be removed due to damage, disease, etc., a similar tree in original size and specie shall be replanted in the vicinity subject to City approval.

37. All entrances and exits to all driveways and parking structures shall be designed to allow for adequate line-of-sight to streets and drive-aisles per the corner cutback requirements of FVMC 21.18.040.

38. All rooftop equipment shall be screened from public view per FVMC 21.18.080. All roof-mounted mechanical equipment (air conditioning, heating, ventilation ducts, exhaust, etc.) shall be screened from the view of adjacent properties and rights-ofway as specifically approved by the Community Development Director. Roof treatment shall be common to the structure and extended to all four (4) building elevations.

39. OCMC shall prepare and submit an air rights easement agreement for review and approval to the City of Fountain Valley prior to construction. Changes to the design and location of the bridge shall require both eh Community Development Director and the Public Works Director approval.

40. OCMC shall implement a good neighbor program to notify neighbors of Project construction milestones, including demolition / grading / construction start and projected end dates. Notification shall be delivered through a letter from OCMC, sent via USPS, to all neighbors within a 1,000-foot radius around the Project Site. The letter shall be sent at least 1 month prior to any demolition, grading, or construction activity on the site. The letter shall include:
• A main email address for Project questions.
• Contact information for OCMC.
• Contact information for the Project contractor.
• A phone number to a Project Manager to receive resident questions and complaints during construction.

Precise Plan No. 581
Conditions of Approval

• A website with up-to-date construction information and including all of the contact information listed above.

The letter shall be subject to the review and approval of the Community Development Director.

41. OCMC or contractor shall post signage on the Project boundary fencing with the contact information for the contractor for the Project. The signage, and its location, shall be subject to review and approval of the Community Development Director.

42. Install a temporary wall with sound blankets on the south and west side of the property.

The height and design shall be subject to the review and approval by the Community Development Director. During construction activities, temporary sound blankets ( fences typically comprised of polyvinyl-chloride- coated outer shells with adsorbent inner insulation) shall be placed alongside the boundaries of the project site that are located in the vicinity of residential and uses affected by significant levels of construction noise, which includes the areas adjacent to the construction site within the vicinity of the multifamily residential uses to the south, west, and the east. The temporary sound blankets shall be placed to prevent direct line- of-sight from construction activities occurring within the vicinity of these properties.

43. The Construction Contractor shall ensure that all construction equipment on-site is properly maintained and tuned to minimize noise emissions.

44. Any and all complaints regarding construction for the Project shall be responded to within 24 hours by OCMC. The City shall be notified with a call log of all incoming calls noting the name of the person who call (unless anonymous), the phone number, address and reason for call.

45. OCMC shall designate staging areas for construction equipment onsite and located away from the existing residential properties to the greatest extent possible. Any staging areas shall be designated on the grading and construction plans that are submitted for building plan check. No construction staging or contractor parking shall be permitted on any residential streets near the Project. Staging areas shall be located at the furthest point away from existing residents as possible.

46. The applicant shall note the location of construction staging areas on demolition, grading, and construction drawings submitted for building plan check.

47. Construction workers / contractors for the OCMC parking structure shall park across Talbert Avenue at the Living Waters Christian Church for the duration of the project and shall be prohibited from parking in adjacent residential communities, and along Foster Street and Phillips Avenue.

48. OCMC shall provide documentation to the city that a temporary agreement for construction worker parking will be available for the duration of the project at Living Waters Christian Church.

49. The Project shall comply with South Coast Air Quality Management District’s Rule 403

Precise Plan No. 581
Conditions of Approval

to reduce the amount of particulate matter entrained in the ambient air as a result of anthropogenic (man-made) fugitive dust sources by requiring actions to prevent, reduce or mitigate fugitive dust emissions.

50. Construction hours, including construction, repair, remodeling or grading of real property shall be limited to 7:00 a.m. to 8:00 p.m. Monday through Friday, 9:00 a.m. to 8:00 p.m. on Saturday and at no time on Sunday or any legal holiday. For purposes of this requirement the use of saws, buffers, sanders, drills, and sprayers shall be included, as shall similar activity.

51. The construction plans shall include a note that the project is required to comply with the provisions of South Coast Air Quality Management District (SCAQMD) Rule 402.

The project shall not discharge from any source whatsoever such quantities of air contaminants or other material which cause injury, detriment, nuisance, or annoyance to any considerable number of persons or to the public, or which endanger the comfort, repose, health or safety of any such persons or the public, or which cause, or have a natural tendency to cause, injury or damage to business or property.

52. The Project shall conform to South Coast AQMD Rule 403 which requires dust control measures to prevent, reduce, or mitigate fugitive dust emissions. Large operations, defined by disturbed surface area or daily earth-moving volume, require notifications and specific control measures. These measures include implementing best available dust control measures (BACM) and notifying the AQMD, according to AQMD guidelines.

53. The construction plans shall include a note that the project is required to comply with the provisions of South Coast Air Quality Management District Rule (SCAQMD) Rule 1113. Only “Low-Volatile Organic Compounds” paints (no more than 50 gram/liter of VOC) and/or High-Pressure Low Volume (HPLV) applications shall be used.

54. Based on substantiated complaints, the Community Development Director may require additional measures to reduce pollutant discharge.

55. Backflows, transformers, and other above ground utility equipment must be screened from public view with walls and/or planters.

56. To maintain the cleanliness of the property, OCMC shall be responsible for maintaining the area adjacent to their premises over which they have control free of litter.

57. The conditions herein contained shall run with the land and shall be binding on the applicant, and all heirs, executors, administrators, and successors in interest to the real property that is the subject of this approval and entitlement.

Building Department

58. Install, maintain, and provide for all California Disabled Access compliance per the California Building Code and the Division of State Architect. No encroachment into the disabled path of travel is allowed under any condition with the exception of emergency vehicles and personnel.

Precise Plan No. 581
Conditions of Approval

59. Projects must comply with the California Code of Regulations, Title 24; Fountain Valley Ordinances, and California law in effect at the time of plan submittal.

Public Works Department

60. Grant no easement over any portion of this improvement between the time of approval of the tentative improvement and the time of final approval of the improvement, except as required by the City Engineer.

61. All public improvements, including but not limited to, streets, sewer, water, storm drain, traffic systems, traffic control, and street repairs shall be constructed in accordance with the most recent edition of the City of Fountain Valley Public Works Standard plans.

62. Provide improvement plans as prepared by a Registered Civil Engineer for all improvements. The plans shall be 24 in. by 36 in. mylar with an appropriate engineering scale (1”=10’, 1”=20’, 1"=40'). The plans shall include, but not be limited to, paving, sidewalk, curb, gutter, street lighting and all underground utilities.

Underground utilities shall include, but not be limited to electrical, communications, street lighting, gas, sewer, water and appropriate storm drain facilities. The design, layout and location of the gas, electricity, communications and street lighting shall be in accordance with the requirements of the respective utility company.

63. The developer shall provide complete "as-built" plans on 24"x36" of the appropriate scale mylar and electronic format AutoCad, latest version, in accordance with City standards prior to Public Works approval to release utilities and certificate of occupancy.

64. Prior to securing permits, complete landscaping plans prepared and signed by a California licensed landscape architect shall be approved by the Public Works and Planning Directors. The plans shall be on 24”x36” mylar with a scale to be consistent with the site plans.

65. Without credit, provide for street improvements including, but not limited to, curbs, gutters, street paving, traffic control devices, ADA accessible driveway approaches, ADA curb ramps, and sidewalks within the public right-of-way.

66. Furnish a comprehensive run-off study based upon a storm of a 10-year frequency.

This study is to show existing and proposed facilities and the method of draining this area and tributary areas without exceeding the capacity of any on-site or off-site facilities. The study shall show peak run-off flows that will occur from the existing undeveloped and proposed developed property. Hydraulic calculations must be approved by the city staff and/or the Orange County Flood Control District. Storm drain facilities shall be constructed as required by the City Engineer in accordance with the City’s Orange County Master Plan and NPDES requirements.

67. Construct a minimum 8 in. waterline loop on an alignment to the satisfaction of the City Engineer. Fire hydrants shall be provided and located to the satisfaction of the City Engineer and Fire Marshal.

Precise Plan No. 581
Conditions of Approval

68. Dedicate a 15 ft. waterline easement to the City of Fountain Valley for the full length of all public waterline facilities located within private property.

69. Install approved backflow devices for irrigation systems as required by the City Engineer.

70. When building is required to be fire sprinklered, the developer shall install a double check detector check valve assembly as required by the Fire Marshal and City Engineer.

71. All vehicular access shall conform to the City of Fountain Valley standard plans and specifications and shall be subject to final approval of the City Engineer.

72. Design and install modifications of the traffic delineation to the satisfaction of the City Engineer on the adjacent arterial highways.

73. Comply with the applicable provision of city ordinances concerning payment of fees or assessments, zoning regulations and subdivision development. All fees and assessments must be paid prior to the approval of the improvement plans and issuance of any permits.

74. Pay a Traffic Impact Fee based on land use per the City Council approved Master Fee Schedule Update on February 2, 2021 in the amount of:

Commercial - $0.44 per Square Foot

75. Pay $4.65 per front foot for the existing waterline in Foster Street and Recreation Circle in accordance with Title 14 of the FVMC. All fees are subject to CPI increases.

76. Pay a Median Beautification Fee in the amount of $8.54 per front foot for medians on Talbert Avenue in accordance with Title 20 of the FVMC. All fees are subject to CPI increases.

Public Works – Environmental Division

77. All new development and significant redevelopment shall comply with the requirements of the Fountain Valley Municipal Code 21.18.120, the provisions of Chapters 14.40 and 18.06 of this code, the City’s Local Implementation Plan (LIP) and NPDES Order No. R8-2009-0030 (NPDES No. CAS 618030) to reduce and or eliminate the discharge of pollutants in urban and storm water runoff.

78. The Developer shall integrate Best Management Practices to ensure compliance with NPDES guidelines and the City’s Stormwater Management Ordinance, FVMC

21.18.120, prior to the issuance of the grading permit. The design, implementation, construction activities and maintenance of the management devices shall mitigate and reduce pollutants in storm water discharges to the maximum extent practicable.

79. An approved WQMP is required prior to the City issuing a grading or building permit.

Each successor of the business or property is responsible for compliance with the WQMP.

Precise Plan No. 581
Conditions of Approval

80. The project’s demolition activities shall comply with the City’s Construction and Demolition Recycling Program (C&D Recycling Program). Complete the following steps in order to create your Construction Waste Management Plan (CWMP).

81. Complete and submit the Construction Waste Management Plan (CWMP) before any Building permits have been issued.

82. Identify which authorized recycling/transfer hauling facility you will by using.

83. Save and submit to the City the weight ticket(s) indicating Construction & Demolition (C&D) and or Construction Demolition Public (CDP) and/or Diversion Report for review.

84. All projects will be signed off when all weight tickets demonstrate compliance and include the following information per the City of Fountain Valley Municipal Code 6.09.

85. Trash Enclosures areas must comply with State Recycling Regulations. Each enclosure shall provide sufficient area for the collection of refuse and recyclable materials. Trash containers shall be enclosed to prevent discharge of trash, and be equipped with lids or screened, roofed or walled, and runoff should be diverted around trash areas to avoid flow through. Trash enclosure drainage if any should be directed to vegetative areas whenever feasible.

Fire Department

86. Automatic Fire Sprinkler Systems. Parking garage, basement, bridge and staircase will require automatic fire sprinkler system in accordance with the 2022 California Fire Code. CFC 903.2.10

87. Parking Structure Standpipe System. CFC 905

88. Premise Identification. Approved numbers or addresses shall be provided for all new and existing buildings in such a position as to be plainly visible and legible from the street or road fronting the property. CFC 505.1

89. Portable Fire Extinguishers. Provide one 2A10BC State Fire Marshal tagged fire extinguisher for every 3000 square feet of floor area. Travel distance not to exceed 75 feet. CFC 906.3

90. Knox Box. Where access to or within a structure or area is restricted because of secured openings or where immediate access is necessary for life-saving or firefighting purposes, the fire code official is authorized to require a key box to be installed in an approved location. The key box shall be of an approved type and shall contain keys to gain necessary access as required by the fire code official. CFC 506.1

91. Fire Department Access & Water Requirements for Commercial and Residential Development Guideline. All new projects and developments shall follow FVFD fire department access roadways, access walkways to and around buildings, and hydrant quantity and placement. CFC 501.1 & FVMC 17.06.080

Precise Plan No. 581
Conditions of Approval

92. Fire Alarm and Detection Systems required. CFC 907

93. Emergency Responder Communication Coverage. All new buildings shall have approved radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems utilized by the jurisdiction, measured at the exterior of the building. The Emergency Responder Radio Coverage System shall comply with the Orange County Sheriff's Department, Communications and Technology Division guidelines and specifications and, where the functionality or performance requirements in the California Fire Code are more stringent. CFC 510 & FVMC 17.06.040

94. Fire Safety during construction shall comply with Chapter 33 of the 2022 California Fire Code.

95. Access for Fire Fighting. Provide Fire Department access roads prior to the start of combustible construction. Roads shall be installed to Fire Department and Public Works standards. CFC 3310

96. Fire Hydrants. Hydrants shall be installed in accordance with The Fire Code official approval and City Engineer prior to start of any combustible construction. CFC 3310

97. Portable Fire Extinguishers. During construction, approved portable fire extinguisher in accordance with Section 906 and sized for not less than ordinary hazard as follows:

1. At each stairway on all floor levels where combustible materials have accumulated.

2. In every storage and construction shed.

3. Additional portable fire extinguishers shall be provided where special hazards exist including, but not limited to, the storage and use of flammable and combustible liquids. CFC 3315.1

98. Hazardous Materials. There shall be no hazardous storage where the aggregate quantity exceeds the exempt amounts set forth in the California Fire Code. All storage, dispensing, use and handling of hazardous materials shall be in accordance with Chapter 50 of the 2022 California Fire Code.

99. Fire pump may be required depending on the water pressure. 100. Backup power (generator) may be required for mechanical and life safety system.

Police Department
101. Install, and maintain in proper working order, security cameras around the premises.

These cameras should include, but are not limited to, visual coverage of the areas available to the public (common areas). Additional areas that shall be covered by surveillance cameras include entrances/exits, parking structure, all common areas within the property to be developed, the and elevators and stairwells. These cameras will have high resolution and low-light capability; video from all cameras will be recorded and made available to the Police Department upon request.

Precise Plan No. 581
Conditions of Approval

102. The petitioner shall be responsible for maintaining the premises free of graffiti. 103. Applicant shall work with the Police Department to ensure access to any areas secured by gates (controlled access) through the use of a remote, knox box, or other means for legitimate law enforcement purposes – i.e. calls for service/investigations. 104. The petitioner shall contract with a professional security company to provide 24-hour security to cover the entire exterior area of the Project and parking structures.

ORANGE COAST MEMORIAL MEDICAL CENTER
Initial Study and Mitigated Negative Declaration
Responses to Comments
Initial Study Public Review Period
March 2 – April 2, 2026

Persons who Submitted Comments
Name Comment Letter
Ropert Ayoub A
Ehab Soliman B
Terri Sjodin C
Quoc Nguyen D
Nga Nguyen E
Melanie Carvalho F
Judi, Mike and Meggan Taylor G
Joyce Neishi H
Robert Sterling I, N, O, P
Herb Fauland J
Jeanne Van Deventer K
Julie Lackie L
Lillian Yao M

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Summary of Comments and Responses

Orange Coast Memorial Medical Center (OCMMC)
MND Public Comments
City of Fountain Valley

Comment Response to Comment
Ehab S. Soliman, AIA
California Licensed Architect
Fountain Valley Resident (on behalf of concerned residents and neighbors of the Orange Coast Memorial Medical Center area) [email protected]
Email Dated: Sunday March 15, 2026
Parking Demand Justification

1. The environmental record does not appear to include a comprehensive parking utilization study demonstrating the need for a parking structure of this scale.

Parking is not a CEQA component. However, a
Parking Study for the Memorial Care Orange Coast
Medical Center, dated November 25, 2025, prepared
by LLG was submitted for the Project. This parking
study documents OCMC’s parking requirements per
City Municipal Code, and validates that the proposed
Project will ensure that OCMC will satisfy the City’s
parking code requirements.

2. The environmental record should clearly disclose:
- Existing parking utilization across the hospital campus - Employee shift counts used to estimate parking demand - Methodology used to determine that 784 spaces are required - Whether smaller parking alternatives were evaluated
Parking is not a CEQA component. However, a parking
study was prepared by LLG dated November 25, 2025
that validates the proposed parking supply. Further,
given OCMC now operates a parking valet program
with between 300 to 400 cars being serviced on a daily
basis shows that the proposed Project is needed.

Parking Supply and Utilization Analysis

3. A project proposing to expand parking capacity from approximately 231 spaces to 784 spaces should be supported by empirical data documenting the relationship between existing parking supply and actual parking demand.

See response No. 1 and No.2 noted above
Employee Shift-Change Traffic

4. The traffic study indicates that the hospital generates approximately:
- 1,734 daily employee trips
- 346 trips during the morning shift-change hour
- 246 trips during the evening shift-change hour
Comment acknowledged. No further response
necessary.

Induced Traffic from Expanded Parking Supply

Orange Coast Memorial Medical Center (OCMMC)
MND Public Comments
City of Fountain Valley

Comment Response to Comment

5. Increasing parking supply by more than 550 spaces may encourage additional driving by reducing parking constraints. The environmental analysis should evaluate whether expanded parking availability could result in increased automobile commuting to the hospital campus over time.

As documented in the Parking Study for the Memorial
Care Orange Coast Medical Center, dated November
25, 2025, prepared by LLG, the proposed Project is
necessary to meet the parking requirements of the
City’s Municipal Code. Further, complimentary valet
services are now provided, are expected to continue to
be provided post construction, but the demand is
expected to be reduced given employees will now park
in the new parking structure.

Further, parking spaces do not generate trips they only focus the trip to an area. The trip generator is OCMC,
not the spaces. Since the project would not result in
any changes to the number of visitors or employees
the total trips for the site would not change from
existing resulting in no net new trips.

Vehicle Miles Traveled (VMT)

6. The VMT memorandum concludes that the project is screened out from further VMT analysis because it is assumed to generate fewer than 110 net new trips. The environmental review should explain how this conclusion remains valid given the significant increase in parking supply.

The Vehicle Miles Traveled (VMT) Screening Analysis
for Orange Coast Memorial Medical Center, dated
January 9, 2025, prepared by LLG documents the
approach and methodology of the analysis, which is
consistent with the City of Fountain Valley's
Transportation Impact Assessment Guidelines for Land
Use Projects in CEQA and General Plan Consistency
(dated June 2020). As previously documented, the
Project consists of the construction of a new parking
structure. However, OCMC will not be increasing
hospital staffing or services. The implementation of the proposed Project is to accommodate existing parking
demand and will not generate any new trips to the
area. Therefore, given the proposed Project will not
generate any new trips, the proposed Project will
screen out since it would generate “less than 110 net
new daily vehicle trips”.

Parking spaces do not generate trips they only focus
the trip to an area. The trip generator is OCMC, not the spaces.. As such, the VMT conclusion is still accurate.

Orange Coast Memorial Medical Center (OCMMC)
MND Public Comments
City of Fountain Valley