EXHIBIT “N”
CAMPUS PROPERTY LEGAL DESCRIPTION
PARCEL 1:
LOT 1 OF TRACT NO. 7764, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 108 PAGE 50 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 2:
LOT 2 OF TRACT NO. 7764, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 108 PAGE 50 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 3:
LOT 3 OF TRACT NO. 7764, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 108 PAGE 50 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 4:
THE NORTHEASTERLY HALF OF LOT 4 OF TRACT NO. 4618, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 49 PAGE 80 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 5:
LOTS 5, 6 AND 7 OF TRACT NO. 4618, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 49 PAGE 80 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
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PARCEL 6:
LOTS 8 THROUGH 29, INCLUSIVE, OF TRACT NO. 4618, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 49 PAGE 80 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
ALONG WITH LOT 13, IN BLOCK 3 OF THE ORCHARD TRACT, IN THE CITY OF
SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 60 PAGES 15 AND 16 OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 7:
THE SOUTHEASTERLY 100 FEET OF LOTS 1, 2 AND 3 OF TRACT 5379, IN THE CITY OF SANTA MONICA, AS PER MAP RECORDED IN BOOK 59 PAGE 46 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPTING THEREFROM ALL BUILDINGS AND IMPROVEMENTS NOW OR
HEREAFTER SITUATED ON SAID LAND, AS GRANTED TO MEDICAL ASSOCIATES, A CALIFORNIA LIMITED PARTNERSHIP, IN DEED RECORDED NOVEMBER 21, 1975 AS INSTRUMENT NO. 3346.
ALONG WITH THAT PORTION OF THAT CERTAIN 20 FOOT ALLEY, INCLUDED WITHIN THE LINES OF BLOCK 129 OF TOWN OF SANTA MONICA, IN THE CITY OF SANTA MONICA, AS PER MAP RECORDED IN BOOK 39 PAGES 45, ET SEQ., OF
MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY, BOUNDED AS FOLLOWS:
BOUNDED NORTHEASTERLY BY THE SOUTHWESTERLY LINE OF LOT 14, IN BLOCK 3 OF THE ORCHARD TRACT, AS PER MAP RECORDED IN BOOK 60 PAGES 15 AND 16 OF MISCELLANEOUS RECORDS OF SAID COUNTY, BOUNDED
SOUTHEASTERLY BY THE SOUTHWESTERLY PROLONGATION OF THE
SOUTHEASTERLY LINE OF SAID LOT 14, BOUNDED SOUTHWESTERLY BY THE
NORTHEASTERLY LINE OF LOTS M, N, O, P, Q, R, S, T, U, V, W AND X, ALL IN SAID BLOCK 129, AND BOUNDED NORTHWESTERLY BY THE NORTHEASTERLY PROLONGATION OF THE NORTHWESTERLY LINE OF SAID LOT X.
THE ABOVE DESCRIBED LAND WAS VACATED BY RESOLUTION NO. 4658 OF THE
CITY OF SANTA MONICA, A CERTIFIED COPY THEREOF BEING RECORDED JULY 25, 1975 AS INSTRUMENT NO. 4115, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
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PARCEL 8:
LOTS "P", "Q", "R", "S" AND "T" IN BLOCK 129 OF THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 3 PAGES 80 AND 81, AND IN BOOK 39 PAGE 45 ET SEQ., OF MISCELLANEOUS
RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
TOGETHER WITH THAT 20 FOOT ALLEY LYING BETWEEN AND BEING CONTIGUOUS TO LOTS 1, 2 AND 3 OF TRACT 5379 ON THE SOUTHEASTERLY SIDE AND LOT "P", BLOCK 129 OF THE TOWN OF SANTA MONICA ON THE NORTHWESTERLY SIDE, VACATED BY SPECIAL ORDINANCE NOS. 564 AND 580.
AND ALSO TOGETHER WITH THE NORTHWESTERLY 30 FEET OF LOTS 1, 2 AND 3 AS SHOWN ON TRACT 5379, IN THE CITY OF SANTA MONICA, AS PER MAP RECORDED IN BOOK 59 PAGE 46 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 9:
LOTS "U", "V", "W" AND "X", IN BLOCK 129 OF THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 3 PAGES 80 AND 81, AND IN BOOK 39 PAGE 45 ET SEQ., OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 10:
PARCEL B AS DESCRIBED ON CERTIFICATE OF COMPLIANCE NO. 1992-001 RECORDED ON JUNE 30, 1993 AS INSTRUMENT NO. 93-1258200, OF OFFICIAL RECORDS:
LOT 5 IN BLOCK 1 OF THE GOLDEN STATE TRACT IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA RECORDED IN BOOK 6, PAGE 28 OF MAPS AND PARCEL 2 OF PARCEL MAP NO. 17501 IN THE CITY OF SANTA MONICA FILED IN BOOK 201 PAGES 1 AND 2 OF PARCEL MAPS ALL IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT THAT PORTION OF PARCEL 2 OF PARCEL MAP NO. 17501 LYING SOUTHWEST OF THE SOUTHWESTERLY LINE OF LOTS 1 THROUGH 13, BLOCK 1 OF GOLDEN STATE TRACT AS PER MAP RECORDED IN BOOK 6, PAGE 28 OF MAPS.
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PARCEL 11:
LOTS 1 AND 2 IN BLOCK 1 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 6 PAGE 28 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 12:
LOTS 3 AND 4 IN BLOCK 1 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 6 PAGE 28 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 13:
LOTS 1, 2 AND 3 IN BLOCK 2 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 6, PAGE 28, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
ALONG WITH THE SOUTHWESTERLY 136 FEET, FRONT AND REAR, OF LOT 3 IN BLOCK 4 OF THE ORCHARD TRACT, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 60 PAGES 15 AND 16 OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT THEREFROM THE SOUTHEAST 40 FEET AS CONDEMNED TO THE CITY OF SANTA MONICA BY INSTRUMENT RECORDED IN BOOK 9914 PAGE 220 OF OFFICIAL RECORDS.
PARCEL 14:
LOTS 4 AND 5 IN BLOCK 2 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 6, PAGE 28, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
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PARCEL 15:
LOT 12 IN BLOCK 2 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 6 PAGE 28, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 16:
LOTS 9 AND 10 IN BLOCK 3 OF SCHADER'S ADDITION, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 6, PAGE 67 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 17:
LOT 14, IN BLOCK 3 OF THE ORCHARD TRACT, IN THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 60 PAGES 15 AND 16 OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPTING THEREFROM ALL BUILDINGS AND IMPROVEMENTS NOW OR
HEREAFTER SITUATED ON SAID LAND, AS GRANTED TO MEDICAL ASSOCIATES, A CALIFORNIA LIMITED PARTNERSHIP, IN DEED RECORDED NOVEMBER 21, 1975 AS INSTRUMENT NO. 3346.
PARCEL 18:
PARCEL 1 OF PARCEL MAP NO. 17501, IN THE CITY OF SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 201 PAGES 1 AND 2 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT THEREFROM, ALL BUILDINGS, STRUCTURES, AND OTHER
IMPROVEMENTS, LOCATED ON SAID LAND, AS PROVIDED IN THE DEED DATED OCTOBER 27, 1987' EXECUTED BY KOLL SANTA MONICA ASSOCIATES ONE, A CALIFORNIA LIMITED PARTNERSHIP, RECORDED OCTOBER 30, 1987 AS INSTRUMENT NO. 87-1741816.
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EXHIBIT “O”
2022 ZONING CODE
[Behind this page.]
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EXHIBIT “P”
PHASE II DEVELOPMENT SITES
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Phase II Development Sites
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EXHIBIT “Q”
PHASE II MASTER PLAN STANDARDS
[See separate PDF.]
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EXHIBIT “R-1”
COMMUNITY BENEFITS (AMENDED AND RESTATED)
Upon the Third Amendment Effective Date, this Exhibit “R-1” shall govern all community benefits, childcare requirements, and neighborhood protection provisions in the Development Agreement including for Phase I and Phase II. Evidence of good faith compliance with the terms of the Community Benefits Program shall be demonstrated in accordance with Section 10.2 of this Third Amendment.
1. Community Benefits Program.
1.1 Saint John’s Community Benefit Program. The City seeks to ensure through the implementation of this Exhibit “R-1” that the availability and the accessibility of health care provided by Saint John’s is maintained and expanded in accordance with the Third Amendment and the Phase II Master Plan. This Exhibit “R-1” replaces and supersedes Section 1.7 of the Original Development Agreement, as amended by the First Amendment, in its entirety, and contains all of the community benefit requirements in the Development Agreement. Evidence of good faith compliance with the terms of this Community Benefits Program shall be demonstrated in accordance with Section 10.2 of this Third Amendment.
1.1.1 Community Health Needs Assessment. As part of Saint John’s triennial comprehensive needs assessment pursuant to Health and Safety Code § 127350 et seq., Saint John’s shall include a comprehensive assessment of social determinants of health in the Santa Monica community. The City Manager shall designate a staff representative to serve on the Community Health Needs Assessment Oversight Committee. The assessment process shall engage a broad representation of the Santa Monica community including residents, the business community, other local hospitals, nonprofits, faith-based organizations and consumers of local social services. Opportunities for involvement shall be broadly advertised in local media. Saint John’s shall factor in results of this assessment when developing its annual community benefit plan. To the extent feasible, Saint John’s will share with the City data for the Santa Monicaspecific subsection of Saint John’s comprehensive community needs assessment to better inform both parties’ work in the community.
1.1.2 Homelessness Services & Services to Other Vulnerable Populations.
1.1.2(a) Total Value. From the Third Amendment Effective Date through the Term of the Development Agreement, Saint John’s shall provide cash grants to nonprofit community partners and in-kind support for homeless services and prevention, services to other vulnerable populations, and/or behavioral health programs in the community consisting of:
(i) a minimum of Five Hundred Eighty-Three Thousand,
Three Hundred Thirty-Three Dollars ($583,333.00) provided by December 31, 2022 in accordance with Section 1.1.3 of Exhibit “R-1” below;
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(ii) a minimum of One Million Dollars ($1,000,000)
provided annually by December 31st of each year for twenty (20) years, commencing in calendar year 2023 through calendar year 2042; and
(iii) commencing December 31, 2043, a minimum of Five
Hundred Thousand Dollars ($500,000) annually through December 31, 2052. (iv) To account for inflation, the annual amounts required in this Section 1.1.2(a) of Exhibit “R-1” shall be adjusted annually as shown in Table 1.1.2 below.
TABLE 1.1.2
CASH GRANTS
(Min 80% of Total) TOTAL VALUE
2022 $ 425,000.00 $ 583,333.00
2023 $ 812,000.00 $ 1,015,000.00
2024 $ 824,180.00 $ 1,030,225.00
2025 $ 836,542.70 $ 1,045,678.38
2026 $ 849,090.84 $ 1,061,363.55
2027 $ 861,827.20 $ 1,077,284.00
2028 $ 874,754.61 $ 1,093,443.26
2029 $ 887,875.93 $ 1,109,844.91
2030 $ 901,194.07 $ 1,126,492.59
2031 $ 914,711.98 $ 1,143,389.98
2032 $ 928,432.66 $ 1,160,540.83
2033 $ 942,359.15 $ 1,177,948.94
2034 $ 956,494.54 $ 1,195,618.17
2035 $ 970,841.96 $ 1,213,552.44
2036 $ 985,404.58 $ 1,231,755.73
2037 $ 1,000,185.65 $ 1,250,232.07
2038 $ 1,015,188.44 $ 1,268,985.55
2039 $ 1,030,416.26 $ 1,288,020.33
2040 $ 1,045,872.51 $ 1,307,340.64
2041 $ 1,061,560.60 $ 1,326,950.75
2042 $ 1,077,484.01 $ 1,346,855.01
2043 $ 400,000.00 $ 500,000.00
2044 $ 406,000.00 $ 507,500.00
2045 $ 412,090.00 $ 515,112.50
2046 $ 418,271.35 $ 522,839.19
2047 $ 424,545.42 $ 530,681.78
2048 $ 430,913.60 $ 538,642.00
2049 $ 437,377.31 $ 546,721.63
2050 $ 443,937.97 $ 554,922.46
2051 $ 450,597.03 $ 563,246.29
2052 $ 457,355.99 $ 571,694.99
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(iv) For the avoidance of doubt, cash grants from
Providence Saint John’s Health Center Affiliation Fund shall count toward the minimum value required in this Section 1.1.2(a) of Exhibit “R-1” so long as the grants are to organizations/programs meeting the criteria set forth in Section 1.1.2(b) or Section 1.1.3 of this Exhibit “R-1” as applicable.
1.1.2(b) Cash Grants. A minimum of 80% of the applicable annual value required in Section 1.1.2(a)(ii)-(iv) of this Exhibit “R-1” shall be cash grants to non-profit organizations/programs that serve populations consistent with the requirements of the City’s Human Services Grants Program, or any successor thereto. Saint John’s shall consult with subject matter experts, community stakeholders and co-funders in the grantmaking process.
Organizations/programs that are then funded by or have been funded by the City of Santa Monica’s Human Services Grant Program within the three (3) fiscal years prior to the year in which Saint John’s is making the grant are deemed as satisfying the criteria in this Section
1.1.2(b) of this Exhibit “R-1” provided that Saint John’s demonstrates that funds awarded by Saint John’s in accordance with this Section 1.1.2 shall be used by the grantee to support homelessness services and services to other vulnerable populations that are also funded by the City’s Human Services Grant Program, or any successor thereto. For other organizations/programs, Saint John’s may submit a written request to the City Council for approval that a cash grant to such organization/program would count toward the requirement in this Section 1.1.2(b) of this Exhibit “R-1”. Such request shall include documentation that the organization/program meets the criteria in this Section 1.1.2. The City Council may approve, deny or conditionally approve (e.g. specify a maximum amount or number of years for the approval) such request. If the City Council does not deny Saint John’s request for approval at a public hearing(s) within ninety (90) days, the organization/program shall be deemed approved.
1.1.2(c) Collaboration Regarding In-Kind Services. Saint John’s will meet and confer with the City Manager, or his or her designee, annually regarding any in-kind support/programs it plans to provide in satisfaction of the remaining applicable annual value required in Section 1.1.2(a)(ii)-(iv) of this Exhibit “R-1” (i.e. up to 20% of the applicable annual value). Any in-kind funding shall be limited to clearly measurable capital and/or operational contributions. If the City Manager, or his or her designee, does not respond to Saint John’s request for a meeting within thirty (30) days and/or does not schedule a meeting with Saint John’s within sixty (60) days of Saint John’s written request to meet, Saint John’s shall have no obligation to meet and confer with the City regarding its in-kind services/programs for that upcoming year.
1.1.3 2022 Community Benefits Program.
1.1.3(a) 2022 Cash Grants. By December 31, 2022, Saint John’s shall provide a minimum of Four Hundred Twenty-Five Thousand Dollars ($425,000.00) consisting of (i) cash grants to non-profit organizations/programs consistent with the requirements (other than the minimum applicable annual value) for such grants in Section 1.1.2(a) of this Exhibit “R-1”
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and (ii) up to Fifty Thousand Dollars ($50,000.00) in cash grants to Saint Anne’s school for school nurses and operations.
1.1.3(b) 2022 In-Kind Services. Saint John’s has provided or shall provide any remaining annual value required in Section 1.1.2(a)(i) of this Exhibit “R-1” (i.e. up to $158,333.00 of the 2022 total value requirement) through in-kind services provided in calendar year 2022 in the areas of (a) lab and radiology services at no cost to patients referred by local nonprofits (e.g. Venice Family Clinic and Westside Family Health Center) and/or (b) the Child and Family Development Center.
2. Saint John’s Child Care Program.
This Section 2 of Exhibit “R-1” replaces and supersedes Section 1.8 of the Original Development Agreement, as amended by the First Amendment, in its entirety.
2.1 Phase I. During the entire Term, Saint John’s shall provide childcare services for Phase I in accordance with the following requirements:
2.1.1 Phase I Program Capacity.
2.1.1(a) Saint John’s shall continue to provide forty-nine (49) spaces of full-day childcare for its employees and the community (“required level of service”), or as further specified in Section 2.1.2, (the “Phase I Child Care”).
2.1.1(b) Within the required level of service, Saint John’s shall provide a minimum of twenty-one (21) full-day infant/toddler spaces.
2.1.1(c) Saint John’s may continue to provide the Phase I Child Care in its current building and location on Phase II Site 2I or may move it to the South Campus once the new building on Phase II Site S1 obtains its Certificate of Occupancy and is licensed for childcare.
2.1.2 Phase I Program Operations.
2.1.2(a) Saint John’s shall offer full-day programming for all required spaces.
2.1.2(b) The minimum full day program shall be eleven (11) hours per day, five (5) days per week. Saint John’s shall consider the coverage needs of its employees when establishing hours of operation.
2.1.2(c) Saint John’s childcare program shall operate at a minimum annual capacity of 85%, based on an average occupancy rate for each 12-month period.
2.1.2(d) Saint John’s childcare program shall meet all State childcare and early education rules and regulations. In addition, Saint John’s childcare program shall be in
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compliance with the National Association for the Education of Young Children accreditation standards for center-based programs, or comparable successor standards.
2.1.3 Phase I Enrollment Priorities.
For any available space, enrollment priority shall be given to: (1) children of Saint John’s employees desiring full-time childcare, (2) children of Saint John’s employees desiring part-time care as long as that full-time space will be shared by that employee with another Saint John’s employee desiring care for the remaining time for that space, (3) children of Santa Monica residents desiring full-time childcare, and (4) children of those working in Santa Monica.
2.1.4 Phase I Community Access and Affordability.
2.1.4(a) Saint John’s shall conduct ongoing outreach to inform employees and the community about Saint John’s childcare program. At the request of the City, outreach activities shall be in multiple languages to ensure the broadest possible outreach.
2.1.4(b) Saint John’s shall maintain a waiting list for those interested in enrolling children in the childcare program.
2.1.4(c) To ensure that childcare spaces are accessible to lower-income employees and community members, Saint John’s shall provide a minimum level of tuition subsidies for lower-income families on an annual basis. This minimum annual tuition subsidy shall not be less than 25% of the total tuition that would be charged for all forty-nine (49) spaces if each space were billed at the full tuition rate for that year. First priority shall be given to Saint John’s employees and second priority to Santa Monica residents. Partial or full tuition subsidies shall be awarded based upon need, using family income, family size, and current financial circumstances as criteria. The lowest compensated Saint John’s employees shall receive priority for the tuition subsidy.
2.1.4(d) Childcare tuition shall not exceed the tuition charged by other full-day non-profit infant/toddler and pre-school programs in the City of Santa Monica with a comparable level of service and quality of care.
2.1.4(e) If Saint John’s chooses to operate the childcare program through an outside operator, Saint John’s shall cover the following costs and shall not pass through these costs to the outside operator: facility rent, facility maintenance, linen service, children’s meals, and indirect administrative costs.
2.1.5 Phase I Employee Wages and Benefits. Saint John’s, or any contractor retained to provide the required childcare services, shall provide its childcare employees with wage and benefit compensation that is comparable to other accredited centers on the Westside of Los Angeles.
2.2 Phase II Expanded Child Care Program.
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Pursuant to the requirements of this Section 2.2, Saint John’s shall provide an expanded childcare program to address childcare needs generated by Phase II development. The Phase I childcare obligations contained in Section 2.1 of Exhibit “R-1” shall continue to govern except as modified herein or as may be modified by the future Phase II Child Care Implementation Plan approved by the Community Development Director pursuant to Section
2.2.5 of Exhibit “R-1” below.
2.2.1 Phase II Expanded Program Operations.
2.2.1(a) Saint John’s Phase II childcare program may be provided in the existing Child and Family Development Center building as part of the Phase I childcare program located on Phase II Site 2I and/or in a new childcare facility to be developed on Phase II Site S1 once the new building on Phase II Site S1 obtains its Certificate of Occupancy and is licensed for childcare.
2.2.1(b) The program shall meet all applicable State childcare and early education rules and regulations and shall be in compliance with accreditation standards of the National Association for the Education of Young Children for center-based programs or the National Association for Family Child Care for in-home programs, or comparable successor standards.
2.2.1(c) Enrollment priorities shall be established in accordance with Section 2.1.3 of this Exhibit “R-1” except to the extent that any part-time childcare spaces are provided. For any part-time childcare spaces, enrollment priority shall be established in the following order for each available space: 1) children of Saint John’s employees, 2) children of Santa Monica residents, and 3) children of those working in Santa Monica.
2.2.2 Phase II Service Expansion.
Saint John’s shall consider implementing programs that address special childcare needs, such as care during evening or non-traditional childcare hours, sick childcare and any other identified need.
2.2.3 Phase II Community Access and Affordability.
2.2.3(a) Saint John’s Phase II childcare program shall be broadly advertised through a comprehensive community outreach program to its employees and community members. At the request of the City, outreach activities shall be in multiple languages to ensure the broadest possible outreach.
2.2.3(b) Saint John’s Phase II childcare program shall include a fee/scholarship structure targeting those in need of assistance to access quality childcare that provides access by lower-income employees and lower-income Santa Monica residents with a first priority for lower-income Santa Monica residents.
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2.2.4 Phase II Child Care Program Licensed and Operational Capacity. Saint John’s shall provide the following:
2.2.4(a) Operational Capacity. Based on the results of the Child Care Needs Assessment for Phase II (Recital “M” of the Third Amendment), the Phase II child care demand shall be accommodated through additional child care spaces that Saint John’s may elect to phase in over time in accordance with the below schedule which provides the additional minimum annual operational capacity (number of child care spaces) for Phase II that must be provided before issuance of the Certificate of Occupancy for the various Phase II Buildings:
Phase II Building
Additional Minimum Operational
Child Care Spaces for Phase II
Development*
The earlier of the Phase II Building on Site
2C, S1, or S3.
3 spaces
Site 2I Phase II Building 3 spaces
Site S4 Phase II Building 3 spaces
Site 2D/E Phase II Building 2 spaces
NOTE:
*The minimum annual operational capacity shall be based on an average occupancy rate for each 12-month period.
Any Development Review Permit application for one or more Phase II Buildings shall confirm that the increased operational capacity in accordance with this Section 2.2.4(a) can be accommodated (either within the existing building on Phase II Site 2I or the new building on Phase II Site S1) before issuance of the Certificate of Occupancy for the respective building.
2.2.4(b) New Facility Size. Prior to the demolition of the existing Child and Family Development Center building on Phase II Site 2I, Saint John’s shall construct a new building on South Campus Phase II Site S1 that will accommodate the Phase I and Phase II child care programs and will include five (5) classrooms and an expanded child care program with a minimum capacity for seventy-one (71) licensed child care spaces; provided however that the childcare program’s minimum operational capacity shall be in accordance with Section 2.1.2(c) and Section 2.2.4(a) of Exhibit “R-1” above. The childcare (Day Care use) portion of the building shall satisfy the space requirements for childcare centers in accordance with the California Code of Regulations, including the minimum indoor and outdoor activity space required based on the childcare facility’s licensed capacity.
2.2.4(c) Classroom Types. The Phase I and Phase II childcare program shall include a total of (3) classrooms for infants/toddlers and two (2) classrooms for preschool age children. Notwithstanding the foregoing, all classrooms in the new facility on Phase II Site S1 will be flexible to meet the childcare programming needs and be available for other uses (indoor playroom, multi-purpose room, etc.). The flexibility is needed to address potential changes in childcare demand for any age group.
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2.2.4(d) New Facility Parking and Loading. Passenger loading and parking for the new facility on Phase II Site S1 shall be provided in accordance with the Phase II Master Plan Standards (Exhibit “Q”).
2.2.4(e) New Facility Design. Prior to filing a Development Review Permit application for a new childcare facility on Phase II Site S1, Saint John’s shall work closely with design professionals experienced in the design of childcare facilities to design a facility that specifically meets childcare needs.
2.2.5 Phase II Child Care Implementation Plan. Prior to or concurrent with Saint John’s filing an application for a Development Review Permit for the new Child & Family Development Center (S1), Saint John’s shall submit to the City a proposed Phase II Child Care Implementation Plan that includes the following programmatic requirements:
- scope of the Phase II childcare program including the numbers and ages of children to be served, and hours and days of operation; - staffing plan and general salary schedules and/or ranges; - employee and community outreach program; and
- fee/scholarship structure to ensure access by lower-income employees and residents.
2.2.5(a) Prior to the issuance of a Certificate of Occupancy for the new Child & Family Development Center (S1), the Community Development Director shall review and approve the proposed Phase II Child Care Implementation Plan. The Community Development Director’s review shall include, but not be limited to, the extent to which: 1) the community outreach program adequately informs employees and residents of the program; 2) the proposed fee/scholarship structure addresses the need for access by lower-income employees and residents; and 3) ensuring the proposed program and facilities meet the State requirements and meet or are designed to meet the national accreditation standards.
2.2.6 Child Care Linkage Fee. The childcare requirements in Section 2.2 of this Exhibit “R-1” shall be required instead of payment of a Child Care Linkage Fee pursuant to 2022 SMMC Chapter 9.65, or successor thereto, and Saint John’s shall not be required to pay any Child Care Linkage Fee as a condition of approval of any Phase II development. Notwithstanding the foregoing, if childcare for Phase I or Phase II is not provided on the S1 Site pursuant to Section
2.2.4(b) of this Exhibit “R-1”, Saint John’s shall pay an Early Childhood Initiatives contribution to the City prior to issuance of the building permit for the S1/S3 development sites in the amount of Three-Hundred Thousand Dollars ($300,000.00). The City shall utilize this contribution to support early childhood initiatives including but not limited to infant, toddler and pre-school tuition subsidies; family support and parent engagement strategies; home visitation programs; facility and playground improvements and kindergarten readiness models. The City shall deposit such monies into a separate restricted account to be used exclusively for the early childhood initiatives as described above through guidelines to be established by the City.
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2.2.7 This Section 2.2 shall apply for the Term of the Development Agreement.
2.3 Reporting and Modification of Phase I and Phase II Child Care Programs.
2.3.1 Annual Report. The below reporting requirements shall continue to apply to Phase I and will be expanded to cover the increased childcare obligations associated with Phase II once the Certificate of Occupancy for the first Phase II Building (other than the Phase II Multifamily Housing building (S2)) is issued.
2.3.1(a) Saint John’s shall submit an annual report to the City specifying: 1) the number of total licensed spaces available by program component and the average occupancy rate for the year; 2) the number of infants, toddlers and preschoolers served; 3) the number of children with special needs served by each program component; 4) the number of children receiving tuition subsidies, including family income and the number of children in the family; 5) the total dollar amount expended for tuition subsidies; 6) the number of children of Saint John’s employees served and the number using (a) part-day and part-time and (b) full-day schedules; 7) the number of Santa Monica residents and employees working in Santa Monica served; 8) the number and needs of those on the waiting list; 9) a list of in-kind services provided pursuant to this Development Agreement with certification that these costs were not passed through to an outside operator, if contracted; 10) the salary schedule and summary of benefits for employment positions at Saint John’s (or Saint John’s contractor’s employment positions) working in the child care program; and 11) significant trends or program changes.
2.3.1(b) The annual report shall be submitted to the City’s Community Development Director by April 30th of each year (covering the prior calendar year). The City’s Community Development Director shall review the report and respond to any requested program changes within sixty (60) days of the submittal pursuant to Section 2.3.2 of this Exhibit “R-1”.
2.3.2 Program Changes.
2.3.2(a) Saint John’s may include, in the annual report, requests to make modifications to the required childcare program based on changing childcare needs and demand for services. Such requests shall be accompanied by full documentation on the changing childcare needs and demand for services that led to the request.
2.3.2(b) Saint John’s shall not change the operations of its childcare services without prior review and written approval by the City’s Community Development Director if such change would alter or modify the operation of Saint John’s childcare program as mandated by Section 2 of Exhibit “R-1”. Saint John’s may change features of its childcare services not required in this Section 2 of Exhibit “R-1” without seeking City approval.
2.3.2(c) The City’s Community Development Director, or his/her designee, shall review and approve, at his/her reasonable discretion, proposed program changes based on the following criteria: 1) the proposal will address an unmet child care need for Saint John’s employees and/or Santa Monica residents, 2) the proposal does not result in a gap in child care services for infants and toddlers in the community, 3) the proposal does not supplant
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currently utilized community child care resources, 4) the proposal will not result in disruption to those currently being served, and 5) the proposal meets the required level of service as specified in the Development Agreement.
3. Phase II Additional Community Benefits.
3.1 Additional Community Benefits – Monetary Contribution for Santa Monica Behavioral Health Initiatives.
3.1.1 Monetary Contribution. Saint John’s shall make monetary contributions as described in this section to the City of Santa Monica to help expand community access to Santa Monica Behavioral Health Initiatives. City may use these funds for capital needs, operational funding, and in-kind staffing for a behavioral health center and/or for other City sponsored programs to address the community’s behavioral and/or mental health needs.
3.1.1(a) Within one-hundred eighty (180) days after the Third Amendment Effective Date, Saint John’s shall pay the sum of Five Million Dollars ($5,000,000) to the City.
3.1.1(b) [CITY STAFF POSITION: Saint John’s shall pay
the additional sum of Five Million Dollars ($5,000,000) to the City upon the earlier of: (a) onehundred (100) days after the effective date of the final City approval (including any reconsideration, appeal, or remand) of the Development Review Permit for the first Phase II Building (excluding the Phase II Multifamily Housing building (S2)), or (b) eight (8) years after the Third Amendment Effective Date. Notwithstanding the foregoing, if this additional sum is not paid within three (3) years after the Third Amendment Effective Date, this sum shall be adjusted commencing January 1, 2025 and annually thereafter by one and a half percent (1.5%).] [SAINT JOHN’S POSITION: Saint John’s shall pay
the additional sum of Five Million Dollars ($5,000,000) to the City upon the earlier of: (a) not later than one-hundred (100) days after the effective date of the final City approval (including any reconsideration, appeal, or remand) of the Development Review Permit for the first Phase II Building (excluding the Phase II Multifamily Housing building (S2)), or (b) eight (8) years after the Third Amendment Effective Date. Notwithstanding the foregoing, if this additional sum is not paid within three (3) years after the Third Amendment Effective Date, this sum shall be adjusted commencing January 1, 2025 and annually thereafter by one and a half percent (1.5%) .]
3.1.2 Collaboration Regarding Use of Funds.
3.1.2(a) Within sixty (60) days of the Third Amendment
Effective Date, Saint John’s may request a meeting to confer with the City Manager, or his or her designee, to discuss and determine the most effective use of the funds required by Section 3.1.1 of Exhibit “R-1”. Notwithstanding the foregoing, the City Council, after a City-led public engagement process and public hearing on the allocation of these funds, shall have the right to allocate these funds to expand community access to behavioral health services, including a
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potential behavioral health center, as determined in the sole and absolute discretion of the City Council.
3.1.2(b) Saint John’s shall support the City’s community engagement process for the development of Santa Monica Behavioral Health Initiatives by actively participating in planning meetings and making good faith efforts to provide subject matter experts and leverage existing partnerships to help advance the City’s behavioral health goals and priorities.
3.2 Child and Family Development Center Child Youth Development Project.
Beginning on July 1, 2023 through the Term, Saint John’s shall continue its Child Youth Development Project (or a substantially similar program) without City funding (Saint John’s had historically received City grants of approximately $315,000 annually to subsidize this program).
The Child Youth Development Project shall provide direct services to children and families who have been impacted by community violence, familial discord, poverty, substance abuse, and/or trauma. These services may include, but are not limited to:
3.2.1 individual and family therapy, group therapy, case management, parent training and teacher consultations;
3.2.2 participation in the Santa Monica-Malibu Unified School District’s Wellness Center collaborative by serving older youth in Santa Monica and/or Olympic High School,
3.2.3 monthly programming at Santa Monica-Malibu Unified School District and/or community locations with clearly defined summer activities,
3.2.4 maintaining a bilingual (Spanish-English) licensed clinician or masterslevel clinician registered for licensure with the California State Board of Behavioral Sciences at each school site so long as a person with such qualifications is available for hire,
3.2.5 referring families from Santa Monica-Malibu Unified School District inschool programs to appropriate agencies for services based on individual familial needs,
3.2.6 active participation in Santa Monica Cradle To Career (“smC2C”) impact meetings and initiatives, including smC2C work groups, Child and Youth Resource Teams, Early Childhood Task Force, Educational Collaborative and Behavioral Health Work Group to the extent such programs/groups continue to exist, and
3.2.7 working with youth and family networks of care and the City to provide support to individuals and families who may require agency expertise in the aftermath of a serious community crisis. A community crisis includes without limitation traumatic events or emergency conditions that create distress, hardship, fear or grief that significantly impact the Santa Monica community.
3.2.8 This Section 3.2 shall apply for the Term of the Development Agreement.
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3.3 Community Access to Phase II Community-Oriented Facilities. Santa Monica residents shall have access to any Phase II community-oriented facilities as follows:
3.3.1 If and when a new Education & Conference Center on the South Campus is open, space shall be made available within the Education & Conference Center for use by City departments, community groups, and local nonprofit organizations for meetings and programs that are consistent with Saint John’s mission, subject to the following conditions:
3.3.1(a) Saint John’s will make such space available four (4) times per year for groups of up to 30 people, subject to availability. Reservations must occur a minimum of 72 hours prior to a proposed use of space. Special larger capacity events including at the fixed seat auditorium will be considered based on available space.
3.3.1(b) Saint John’s may require a reasonable cleaning deposit for each use of space, based on the size of the space used, attendance, and nature of the use of that space.
3.3.1(c) Saint John’s may pass through a reasonable staffing cost for events scheduled at times when the Education & Conference Center is otherwise closed, similar to costs charged by the City for City meeting facilities.
3.3.1(d) Saint John’s may require users of space to provide proof of insurance for events prior to confirming a reservation.
3.3.2 To the extent that Saint John’s hosts conferences, meetings, or events that are open to the public at the Education & Conference Center for which admission is charged, discounted admission pricing will be available for Santa Monica residents.
3.3.3 This Section 3.3 shall apply for the Term of the Development Agreement.
3.4 Phase II Open Space, including Publicly-Accessible Open Space and 24/7 Pedestrian Connections.
3.4.1 For Phase II Vested Development(s), Saint John’s shall provide substantial open space, including Publicly-Accessible Open Space and 24/7 Pedestrian Connections, in accordance with Section 2.11 of the Third Amendment and the Phase II Master Plan Standards (“Exhibit Q”).
3.4.2 For Phase II Vested Development(s), the open space requirements in Section 3.4.1 of this Exhibit “R-1” shall be required instead of payment of the Parks and Recreation Development Impact Fee in 2022 SMMC Chapter 9.67 (including any adjustments to account for inflation in accordance with SMMC Section 9.67.080), and if applicable, 2022 SMMC Section 9.23.030(C) (collectively the “Parks Fee”), and any successors thereto.
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3.5 Phase II Vehicle, Bicycle and Pedestrian Infrastructure Improvements and Enhanced Transportation Demand Management.
3.5.1 For Phase II Vested Development(s), the Phase II Master Plan Standards (Exhibit “Q”) require Saint John’s to make certain vehicle, pedestrian and bicycle infrastructure improvements (“Transportation Infrastructure Improvements”) as part of the Phase II developments.
(a) For Phase II Vested Development(s) with Planning Application(s) filed and deemed complete within ten (10) years of the Third Amendment Effective Date, the Traffic Infrastructure Improvements in Section 3.5.1 of this Exhibit “R-1” shall be required in addition to the payment of the Transportation Impact Fee (“TIF”) in 2022 SMMC Chapter 9.66 (including any adjustments to account for inflation in accordance with 2022 SMMC Section
9.66.080). For Phase II Vested Development(s) with Planning Application(s) filed after a period ten (10) years after the Third Amendment Effective Date, the TIF then in effect shall apply. (b) Saint John’s may request that up to $50,000 of the TIF for each Phase II development be used by Saint John’s (rather than being paid to the City) for transportation demand management measures beyond those required by the Phase II Transportation Demand Management Plan Upon Phase II Implementation (Exhibit “R-2”).
Saint John’s request shall specify the proposed use of the funds and be submitted in writing to the Community Development Director for approval at least thirty (30) days prior to building permit issuance for the applicable Phase II development. If the City’s Community Development Director does not respond within 60 days of Saint John’s submittal of the request, the request shall be deemed approved.
3.5.2 For the Term of the Development Agreement, for purposes of calculating the TIF, (a) the hospital rate shall apply to the following uses: Hospital/Healthcare, Health & Wellness Center, Medical Research Facilities, Education & Conference Center, and Child & Family Development Center; (b) the lodging rate shall apply to “Visitor Accommodations”; and (c) the retail rate shall apply to Neighborhood Commercial Uses, Restaurant and Health-Related Services.
3.5.3 For Phase II Vested Development(s), the Transportation Demand Management Plan Upon Phase II Implementation (Exhibit “R-2”) shall apply instead of the Developer TDM requirements in 2022 SMMC Ch. 9.53 and 2022 SMMC Section 9.23.030(D), or successors thereto. For any Phase II Planning Applications filed after the Phase II Vesting Deadline, the City’s transportation demand requirements then in effect shall apply.
3.6 Phase II Local Hiring Programs. Saint John’s shall implement and monitor the Local Hiring Programs for Phase II as set forth in Exhibits “R-5” and “R-6”. At least sixty (60) days before recruitment is opened up to general circulation for initial hiring in all or part of the Phase II Neighborhood Commercial areas, Saint John’s or the operator of the Neighborhood Commercial space shall prepare and submit to the City’s Community Development Director for review and approval a written local hiring program consistent with the obligations under this Third Amendment for permanent employment. The approved local hiring plan may be amended
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by Saint John’s or the operator from time to time thereafter, subject to the Community Development Director’s review and approval. Failure of any Neighborhood Commercial tenant to comply with the Local Hiring Program requirements shall not constitute a Default by Saint John’s under the Development Agreement so long as such tenant’s lease requires such compliance and Saint John’s is actively pursuing reasonable enforcement actions to bring such tenant into compliance with this lease provision.
3.6.1 This Section 3.6 shall remain applicable to the Phase II Development Sites through the Term.
4. Neighborhood Protection Provisions.
4.1 Parking Adjacent to 1440 23rd Street. Until the surface parking located in Lot “H” adjacent to 1440 23rd Street is removed, Saint John’s shall maintain its approved noise reduction parking policy under which no vehicles shall be permitted to park within the designated buffer zone adjacent to the residential building located at 1440 23rd Street between the hours of 9:00 PM and 7:00 AM. Saint John’s shall also maintain the currently existing trees in the buffer zone adjacent to such residential building to screen the surface parking lot until it is removed. Once surface parking is no longer located in Lot “H” adjacent to 1440 23rd Street, this Section 4.1 of Exhibit “R-1” shall automatically expire and no longer be effective.
4.2 Security Escorts. Saint John’s shall maintain its existing program for providing security escort services for employees walking to their cars and shall not change such program in any material manner without the prior written approval of the Community Development Director.
4.3 Ombudsperson.
4.3.1 Saint John’s shall maintain at all times an employee to be Saint John’s ombudsperson with the responsibility to (i) receive questions and complaints from the surrounding neighborhood relating to parking and other operational matters affecting the neighborhood, (ii) refer questions or complaints to the appropriate Saint John’s employee for a response and/or action, (iii) follow up with the Saint John’s employee responsible for providing the relevant information or taking the appropriate action, (iv) follow up with the community individual who raised the matter to ensure that appropriate information has been provided or appropriate action taken to the extent reasonably feasible, and (v) maintain a written record of all questions and complaints received and a description of any actions taken or information provided and the name of the person responsible for doing so.
4.3.2 Saint John’s shall maintain its procedures appropriate for the ombudsperson to carry out his or her responsibilities. Saint John’s shall continue to publicize the name and contact information of the ombudsperson on Saint John’s website and in general announcements to the neighborhood and shall not make any material changes without the prior written approval of the Community Development Director.
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4.3.3 Saint John’s shall provide the information described in Section 4.3.1(v) of Exhibit “R-1” to the City as a part of Saint John’s annual development compliance report and within five (5) days following a request by the City.
4.3.4 The City shall maintain a record of the ombudsperson’s name and contact information and shall provide this information to any member of the public upon request.
4.4 Special Events Parking. Upon receipt of at least 30 days’ advance notice, Saint John’s shall make Lot “B” available up to 5 times per month for parking of fifty (50) vehicles between the hours of 7:00 p.m. to 10:00 p.m. for special events at McKinley Elementary School or other Santa Monica schools or non-profits, where additional parking may be needed. Saint John’s may charge for such parking at then-prevailing market rates and may establish reasonable rules and regulations for the use of and access to and from the parking area. Saint John’s may exclude any individuals who do not comply with such rules and regulations. Once surface parking is no longer located in Lot “B”, this Section 4.4 of Exhibit “R-1” shall automatically expire and no longer be effective.
4.5 Continuing Community Outreach. Saint John’s shall hold an annual community meeting on the Campus Property with residents in the Campus Property’s vicinity. Saint John’s shall provide at least 15 days’ prior written notice of such meeting by U.S. Mail to the City and residents and property owners within a 1,000-foot radius of the Campus Property. The purpose of the meetings will be to identify and address any issues associated with Saint John’s compliance under the Development Agreement.
4.6 Discounted Parking Rate for Persons with Disabled Person Parking Placards.
Upon the Third Amendment Effective Date, Saint John’s shall maintain a discounted daily parking rate for visitors/patients with Disabled Person license plates or placards who are visiting Saint John’s.
4.7 This Section 4 shall remain applicable through the Term.
5. Phase II South Campus Affordable Housing
5.1 Saint John’s currently has ten (10) vacant residential rental dwelling units located at 1417-1423 21st Street (“Existing Units”). Saint John’s shall have the following options with regard to the Existing Units:
5.1.1 Replace the Existing Units by building no less than ten (10) new deedrestricted residential rental dwelling units affordable to households making up to 80% of area median income based on the California Tax Credit Allocation Committee’s income and rent limits (instead of those in 2022 Zoning Code Chapter 9.64) on the South Campus (“Affordable Replacement Units”) in the location identified in the Phase II Master Plan. All Affordable Replacement Units shall be subject to a recorded rental deed restriction of not less than 99-years, in form substantially similar to the form approved by the City’s Housing Division and City Attorney to generally satisfy the deed restriction requirements in the City’s Affordable Housing Production Program in the Santa Monica Municipal Code (“AHPP Ordinance”). In the event
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that Saint John’s proposes to build more than ten (10) residential rental dwelling units, such development shall not require an amendment to this Agreement, provided that such development qualifies as a new housing development project within the meaning of California Government Code Section 65589.5(h)(2).
5.1.2 Remove the Existing Units from the rental housing market by obtaining a removal permit from the Santa Monica Rent Control Board in accordance with the requirements of the City’s Rent Control Ordinance and/or regulations in effect at the time the removal application is deemed complete by the City’s Rent Control Board (“Removal Permit”). In the event that the Removal Permit is granted, Saint John’s agrees to build the Affordable Replacement Units.
5.1.3 Nothing in this Section 5.1 precludes Saint John’s from partnering with a housing provider to develop, finance and deliver the Affordable Replacement Units.
5.1.4 Notwithstanding anything to the contrary herein, nothing in this Section
5.1 shall preclude Saint John’s from financing the development of the Affordable Replacement Units with federal or state tax credit financing, alone or in combination with other sources of public financing, in which event such units may be deed-restricted in accordance with the permitted income limits, rent limits, unit sizes, and regulations of the public financing source without an amendment to this Third Amendment and any conflicting provisions in the thenexisting Santa Monica Municipal Code shall not apply. Tenant applicants for these units shall be taken from the City-administered affordable housing waitlist.
5.2 Saint John’s may satisfy its housing obligations under this Section 5 at any time after the Third Amendment Effective Date; provided, however, no other Phase II Building on the South Campus may obtain its Certificate of Occupancy unless and until the Affordable Replacement Units have been issued a Certificate of Occupancy by the City provided however, that Phase II Buildings on the South Campus may commence construction prior to or concurrently with commencement of construction of the Affordable Replacement Units.
5.3 For Phase II Vested Development(s) with Planning Application(s) filed and deemed complete within ten (10) years of the Third Amendment Effective Date, Saint John’s shall pay the Affordable Housing Commercial Linkage Fee pursuant to 2022 Zoning Code Chapter 9.68 (including any adjustments to account for inflation in accordance with 2022 SMMC Section 9.68.080) or 2022 SMMC Section 9.23.030(A)(3). For Phase II Vested Development(s) with Planning Application(s) filed after a period ten (10) years after the Third Amendment Effective Date, Saint John’s shall pay any Affordable Housing Commercial Linkage Fee then in effect. For the Term of the Development Agreement, for purposes of calculating the Affordable Housing Commercial Linkage Fee, (a) the hospital rate shall apply to the following uses:
Hospital/Healthcare, Health & Wellness Center, Medical Research Facilities, Education & Conference Center, and Child & Family Development Center; (b) the lodging rate shall apply to “Visitor Accommodations”; and (c) the retail rate shall apply to Neighborhood Commercial Uses, Restaurant and Health-Related Services.
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5.4 For the avoidance of doubt, the Affordable Housing Production Program (2022 Zoning Code Chapter 9.64, or successor thereto) and/or housing community benefits requirements in 2022 SMMC Section 9.23.030(A)(1)-(2), or successor thereto, shall not apply to the Affordable Replacement Units or any Visitor Accommodations.
5.5 Notwithstanding the foregoing, Saint John’s may elect to provide an equivalent amount of deed-restricted Supportive Housing for households making up to 80% of area median income based on the California Tax Credit Allocation Committee’s income and rent limits instead of some or all of the required Affordable Replacement Units (unless objected to by the Rent Control Board).
5.6 This Section 5 shall remain applicable through the Term.
6. Internship/Nurse Residency Program.
6.1 Commencing in calendar year 2023 through the Term, Saint John’s must make available at least two (2) internships or nurse residencies during each school year (which for this purpose includes the following summer) to students who attend a high school in Santa Monica or Santa Monica College (or attended within three years prior to the relevant year) or are Santa Monica residents. Two (2) additional internships or nurse residencies shall also be made available no later than six (6) months after the issuance of the Certificate of Occupancy for the first Phase II Building, not including the Phase II Multifamily Housing building. All four (4) of these internships shall be paid at the City’s minimum wage unless a student requests an unpaid internship in order to obtain school credit(s) (or more school credits) for such internship. Saint John’s shall select interns in accordance with its normal practice of hiring the most qualified candidate and shall make a good faith effort to hire residents of the 90404 zip code (Pico Neighborhood) as the first priority and other Santa Monica residents as the second priority when most qualified or equally qualified as other applicants who are not residents of the 90404 zip code or Santa Monica residents, as applicable. Subject to the requirements specified in this Section 6, Saint John’s retains full discretion to establish selection criteria for, and to select, the students for the internships.
6.2 Saint John’s shall inform the City’s Director of Community Development, Santa Monica High School, Santa Monica College, Virginia Avenue Park Advisory Board, and Virginia Avenue Park Youth Employment Services of the availability of, and selection criteria for, such internships prior to the start of each school year. Not having filled both internships during each school year will not constitute a default within the meaning of the Development Agreement so long as Saint John’s has provided notice to the organizations in this Section 6.2 and advertised the availability of such internships in the Santa Monica Daily Press or similar local media.
6.3 This Section 6 shall remain applicable through the Term.
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7. Equal Opportunity Subcontracting.
7.1 The following language shall be included in all construction contracts between Saint John’s and its contractors with respect to Phase II Development Sites:
“The Contractor shall not discriminate on the basis of race, gender, religion, national origin, ethnicity, sexual orientation, age, or disability in the solicitation, selection, hiring, or treatment of subcontractors, vendors, or suppliers. The Contractor shall provide equal opportunity for subcontractors to participate in subcontracting opportunities. The Contractor understands and agrees that violation of this clause shall be considered a material breach of the contract and may result in contract termination or other contract remedies.”
7.2 At least thirty (30) days before recruitment of subcontractors by any of Saint John’s construction contractors, Saint John’s shall submit documentation to the Community Development Director, evidencing its construction contractors’ outreach about bid opportunities to enhance participation by all classes of subcontractors, vendors, or suppliers, including, without limitation, women business enterprises, minority business enterprises, and local business enterprises. The scope of documentation shall be reasonably determined by the Community Development Director.
7.3 This Section 7 shall remain applicable through the Term.
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EXHIBIT R-2
TRANSPORTATION DEMAND MANAGEMENT PLAN
UPON PHASE II IMPLEMENTATION
1.0 Purpose. The Saint John's Transportation Demand Management Plan (the "TDM Plan") is intended to ensure that Saint John's reduces to the extent reasonably feasible vehicle trips associated with the operation of its campus, and the parking demand associated with such vehicle trips.
2.0 Performance Standard.
2.1 Average Vehicle Ridership Standard. Saint John's commits, through its TDM Plan, to achieve a 2.0 average vehicle ridership ("AVR") during peak periods (AM and PM) by the first anniversary of the issuance of a Certificate of Occupancy for the first Phase II Building (other than the Phase II Multifamily Housing building) (“AVR Standard”). Saint John's failure to achieve the AVR Standard will not constitute a default within the meaning of the Development Agreement so long as either (a) Saint John’s is continuing to implement additional measures designed to achieve compliance with its AVR Standard pursuant to Section 2.4(a) of this TDM Plan, or (b) Saint John’s has paid the alternative compliance fee pursuant to Section
2.4(b) of this TDM Plan.
2.2 Determination of AVR. 2022 SMMC Chapter 9.53 (the “TDM Ordinance”) shall govern how AVR is calculated for the project.
2.3 AVR Monitoring Requirement. As part of the annual periodic review for the Term of the Development Agreement, the City shall monitor Saint John's performance in attaining the AVR Standard based upon cumulative employee surveys for the project undertaken for one consecutive week each year. The survey will be conducted in accordance with 2022 SMMC Section 9.53.060(B), except that zero emission vehicles shall be counted as vehicles. The survey week for the AVR monitoring shall be within three weeks of when the annual parking counts required by Section 5 of Exhibit “U” Phase II Parking Management Plan are conducted unless and until such parking counts are no longer required. The results of the AVR survey shall be due to the City on or before December 15th each year. If the AVR survey used to document Saint John’s AVR achievement pursuant to this section also meets the criteria for the AVR survey required for Saint John’s as an Employer pursuant to 2022 SMMC Sections 9.53.060 and
9.53.080 or successor thereto, then Saint John’s may use the same AVR survey for both purposes.
2.4 Modifications to TDM Plan. If the AVR Standard is not achieved, Saint John’s shall submit a list of modifications to the TDM Plan (physical and/or programmatic elements) to the Community Development Director for approval within 60 calendar days of the report submittal. The Community Development Director shall review the list of modifications and may also recommend modifications to Saint John’s TDM Plan, as appropriate, in order to ensure that the applicable AVR Standard is achieved. Upon approval of the requested changes, Saint John’s shall have 30 calendar days to implement the approved measures. Saint John’s shall then submit a follow-up monitoring report within 6 months. For purposes of the follow-up monitoring report,
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Saint John’s may elect to use one of the following methods to calculate AVR in lieu of a comprehensive employee survey: (1) Saint John’s may survey a statistically representative sample of peak period employees (based on the commute modes documented on the prior AVR survey), so long as at least 10% of all peak period employees respond; or (2) if Saint John’s has implemented an online or mobile survey tool that allows periodic or automatic reporting of employee transportation modes, Saint John’s may use some or all of the information from said tool to calculate AVR so long as the information reflects a statistically representative sample of peak period employees (based on the commute modes documented on the prior AVR survey) and includes data from at least 10% of all peak period employees. If the project continues to not achieve the applicable AVR Standard, Saint John’s, in its sole and absolute discretion, has the option of (a) continuing to implement additional measures or modifications to the TDM Plan that are reasonably designed to achieve compliance with its AVR Standard for approval by the Community Development Director; or (b) bringing the project AVR into alternative compliance through the payment of an Alternative Compliance Fee as that term is defined in SMMC Section
9.53.140(E).
3.0 TDM Plan Physical Elements.
3.1 Commute Transportation Information Display. Saint John's shall provide a display (the “Commute Transportation Information Display”) which shall be located where the greatest number of employees and visitors are likely to see it. The Commute Transportation Information Display will show:
(a) Current maps, routes and schedules for public transit routes within one half mile of the Saint John’s Campus Property;
(b) Transportation information including regional ridesharing agency, local transit operators, and certified transportation management organization (“TMO”) where available;
(c) Materials publicizing internet and telephone numbers for referrals on transportation information;
(d) Promotional materials supplied by the Los Angeles County Metropolitan Transportation Authority (“Metro”), the Big Blue Bus, and/or other publicly supported transportation organizations;
(e) Bicycle route and facility information, including rental and sales locations, regional/local bicycle maps, bicycle safety information within one half mile of the Saint John’s Campus Property, and information on the availability of free lockers and the methods for obtaining these lockers;
(f) A listing of facilities at the site for carpoolers/vanpoolers, transit riders, bicyclists, and pedestrians, including information on the availability of preferential carpool/vanpool parking spaces and the methods for obtaining these spaces;
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(g) Walking and biking maps for employees and visitors, which shall include, but not be limited to, information about convenient local services and restaurants within walking distance of the project; and
(h) Information regarding local rental housing agencies.
3.2 Rideshare Bulletin Board. Saint John’s shall keep a rideshare bulletin located where the greatest number of employees are likely to see it and it shall be updated on an as needed basis. The Rideshare Bulletin Board may be located in the same location as the Commute Transportation Information Display provided that said location is where the greatest number of employees are likely to see it.
3.3 Bicycle Parking And Showers. Saint John's shall:
(a) For Phase I, provide bicycle racks with capacity for 90 bicycles in a location (or locations) that is at least as conveniently located as the most convenient automobile spaces, other than those spaces for persons with disabilities, on the North Campus. (b) For Phase II, provide bicycle parking in accordance with the Phase II Master Plan Standards (Exhibit “Q”) in addition to continuing to provide bicycle parking for Phase I in accordance with TDM Plan Section 3.3(a) above. (c) Provide showers and lockers for use by bicyclists and/or walkers in accordance with the Phase II Master Plan Standards (Exhibit “Q”).
3.4 Preferential Parking. Saint John’s shall dedicate a portion of the new parking spaces for carpool/vanpool parking in accordance with the Phase II Master Plan Standards (Exhibit “Q”).
4.0 TDM Plan Programmatic Elements.
4.1 Project/Employee Transportation Coordinator. A dedicated Project/Employee Transportation Coordinator ("ETC") shall manage all aspects of this TDM Plan and participate in City-sponsored workshops and information round tables. The ETC shall actively participate in the GoSaMo TMO (see Section 4.2(o) of this Exhibit “R-2”). The ETC shall be responsible for making available informational materials on rideshare options and opportunities, particularly programs that involve rideshare subsidies. In addition, transit passes will be available through the ETC to employees and visitors during typical business hours. The ETC will be at the worksite during normal business hours when the majority of employees are at the worksite and devote a minimum of thirty-five hours per week to managing the TDM Plan. The ETC will oversee the development, administration, implementation, and monitoring of all TDM Plan elements. At a minimum, the ETC and one additional Saint John’s employee will possess SCAQMD's Employee Transportation Coordinator Training Certificate or its equivalent. The ETC will be provided with a dedicated and easily accessible workspace and the tools necessary to perform his or her duties.
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4.2 Programmatic Elements.
(a) New Employee Orientation. New employees shall be provided with a summary of the TDM Plan, including incentives for using non-single-occupancy-vehicle modes of transportation to and from work.
(b) Parking Cash Out (Health and Safety Code Section 43845). If Saint John’s leases parking from a third-party for employees, Saint John’s shall comply with the parking cash out provisions of California Health and Safety Code Section 43845 if applicable. In determining the amount of the parking cash out, Saint John’s shall be permitted to use the average subsidy provided to all employees who lease parking across all of Saint John’s leased employee parking spaces because more than one employee may use a leased parking space (and therefore the subsidy to a particular employee is not equal to the difference between the amount Saint John’s is paying for a leased parking space and the amount Saint John’s is charging a particular employee for parking). If an employee elects to receive a free mass transit pass from Saint John’s pursuant to TDM Plan Section 4.2(k) below, the amount of the parking cash out shall be reduced by the cost Saint John’s incurs for providing the mass transit pass. If an employee is eligible to receive both (a) the parking cash out described in this section and (b) the Daily Transportation Allowance described in TDM Plan Section 4.2(i) or the Trial Transportation Allowance descried in TDM Plan Section 4.2(j) below, Saint John’s shall only be required to offer such employee the greater of the parking cash out and the applicable Transportation Allowance. (c) Incentives for employees that live within one half mile of the Saint John’s Campus Property. Prior to obtaining a Certificate of Occupancy for the first Phase II Building (other than the Phase II Multifamily Housing building) Saint John’s shall establish incentives for employees that live within one half mile of the Saint John’s Campus Property and submit such list of incentives to the Community Development Director for review and approval. (d) Bike Commute Information. Saint John’s shall provide information regarding availability of bike commute training offered either on-site or off-site by a third party. (e) Shared Bicycles/Mobility Devices. If Citywide bikeshare or dockless mobility devices are not available within a 2-block radius of the project site, Saint John’s shall provide free on-site shared bicycles intended for guest and employee use during the workday (e.g. Bike@Work Program).
(f) Rideshare Matching Service. Saint John's shall provide a rideshare matching service to all employees using a ride matching service (e.g. RideMatch, CommuteSM, etc.). Employees are matched upon onboarding and on demand. (g) Compressed Work Week. Saint John's shall provide a written policy regarding eligibility, participation and administration of its compressed work week program.
Saint John's employees participate in both 3/36 and 4/40 compressed work week schedules. (h) Telecommuting. Saint John's will explore the feasibility of increasing the number of its administrative staff who work remotely rather than on-site. Saint John's will increase the number of its administrative staff working remotely if and to the extent reasonably feasible.
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(i) Daily Direct Cash Subsidy/Transportation Allowance. Except for employee commute trips via mass transit (which are fully subsidized pursuant to TDM Plan Sections 4.2(j) and (k) below), Saint John's shall provide employees who use a non-singleoccupancy-vehicle commute method a daily direct cash subsidy/transportation allowance for each day that they use a non-single-occupancy-vehicle commute method equal to at least 75% of the value of a regional transit pass of the employee’s choice divided by 20 (the “Daily Transportation Allowance”). Saint John’s and City agree that the Metro EZ Pass (or a pass of no substantially greater geographic coverage in this same region) constitutes a regional transit pass and that Saint John’s shall not be obligated to pay for any pass that exceeds the cost of the Metro EZ Pass; provided, however, in the event Saint John’s is obligated to provide the parking cash out described in Section 4.2(b) above, the value of the Daily Transportation Allowance must be at least 110% of the value of the parking cash out divided by 20. An employee accepting the Daily Transportation Allowance shall be required to (i) execute a contract agreeing said employee will not utilize a single occupancy vehicle for the majority (at least 51%) of their daily commute distance, and (ii) shall be required to submit a daily commute tracking form agreeing that said employee utilized an eligible non-single occupancy vehicle commute mode for at least 51% of their daily commute and did not utilize their mass transit pass for such daily commute.
The subsidies will be disbursed quarterly at a minimum. The employee must demonstrate compliance as reasonably required by Saint John’s. Any employee with an assigned vehicle parking location is not eligible to receive the Daily Transportation Allowance. If an employee is eligible to receive both (a) the parking cash out described in TDM Plan Section 4.2(b) above and (b) the Daily Transportation Allowance described in this section, Saint John’s shall only be required to offer such employee the Daily Transportation Allowance described in this section and not both.
(j) Trial Daily Direct Cash Subsidy/Transportation Allowance. For employees who have an assigned vehicle parking location, Saint John’s shall offer a trial Transportation Allowance for at least a one month period each year as an incentive for such employees to try out commute methods other than arriving to/from work in a single-occupancy vehicle (the “Trial Transportation Allowance”). The Trial Transportation Allowance shall be the same amount and have the same criteria and requirements as the Daily Transportation Allowance in Section 4.2(i) above except that employees who have an assigned vehicle parking location are eligible to receive the Trial Transportation Allowance. (k) Mass Transit - Free Passes. Upon request, Saint John's shall provide all employees who commute to/from Saint John’s via mass transit for at least 51% of their daily commute with a regional public transit pass for commute purposes free of charge. Such pass may be provided through Metro’s Employer Pass Program (E-Pass) or comparable system. An employee accepting the free mass transit pass shall be required to execute a contract agreeing said employee will not utilize a single occupancy vehicle for the majority (at least 51%) of their daily commute distance. Any employee with an assigned vehicle parking location is not eligible to receive a mass transit pass. If an employee utilizes mass transit for their commute to/from Saint John’s, the employee shall not be entitled to the Daily Transportation Allowance described in Section 4.2(i) above for such days that the employee commutes via mass transit.
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(l) Customer and Visitor Program.
(l) Transportation Information. Saint John’s shall create, maintain, and distribute information on how patients, customers and visitors access Saint John’s that highlights the diverse mobility options serving the campus without prioritizing single occupancy vehicle access. The information should be made readily available to Saint John’s users via all communication channels used by Saint John’s to connect with customers and visitors. Any userspecific mobility options for specific user groups (such as seniors, persons with disabilities, lowincome individuals, etc.) should also be included. (2) Prior to obtaining a certificate of occupancy for the first Phase II Building (other than the Phase II Multifamily Housing building) Saint John’s shall submit to the Community Development Director both (a) a proposed method for collecting information about patient/visitor travel behavior to/from Saint John’s and (b) a plan with measures designed to incentivize patients and visitors to take a method other than single-occupancy vehicle to/from Saint John’s when feasible.
(3) Saint John’s shall charge its visitors and patients for parking. The amount of such parking charges shall be established and evaluated in accordance with Exhibit “U” Phase II Parking Management Plan.
(m) Guaranteed Emergency Return Trips. Saint John's shall provide employees who do not commute to/from work via a single-occupancy vehicle with a return trip (or up to the point of commute origin) with no cost to employees when there is a personal emergency situation, unplanned overtime, inclement weather (for walkers and bicyclists), or vehicle mechanical problem (return trip only). The return trips are accomplished by utilizing one or more of the following modes or options: a company vehicle, taxi, mass transit, rideshare company, or a supervisor or co-worker.
(n) Personalized Commute Assistance. Saint John's shall provide personalized assistance upon onboarding and annually as needed, including coordinating the formation of carpools/vanpools, assisting in identifying park & ride lots, assisting in identifying bicycle and pedestrian routes, assisting in providing personalized transit routes and schedule information, and providing personalized follow-up assistance to maintain participation in the commute program.
(o) Transportation Management Organization. Saint John's (e.g., as represented by its ETC) shall actively participate in the ongoing activities of the TMO by attending organizational meetings (at least 75% of the TMO meetings annually), providing parking and travel demand data to the TMO, and making available information to all employees and project tenants relative to the services provided by the TMO. (p) Employee Parking. Saint John’s shall charge its employees for parking.
The amount of such parking charges shall be established and evaluated in accordance with Exhibit “U” Phase II Parking Management Plan.
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5.0 Lessees and Subleases.
5.1 Notification. Commercial tenants of the Saint John’s Phase I and Phase II Buildings shall be subject to 2022 SMMC Chapter 9.53, or any successor thereto. Any Saint John's leases for any portion of the Phase I or Phase II sites will notify the lessee of the Saint John's TDM Plan and that lessees are required to comply with applicable TDM requirements for Employers contained in 2022 SMMC Chapter 9.53. Any such leases shall also require the same terms to be included in any subleases for any portion of the Phase I or Phase II sites.
5.2 Ground Level Commercial Uses. Other than the notice requirements stated in Section 5.1 of this Exhibit “R-2”, this TDM Plan shall not apply to any of Saint John’s lessees/sublessees of ground level commercial uses (e.g. restaurants).
5.3 All Other Spaces. With the exception of Section 5.2 of this Exhibit “R-2”, Saint John’s leases will require compliance with the TDM Plan, and require the lessee to designate a contact person employed by such lessee to assist the ETC with (a) communications concerning the TDM Plan, (b) annual employee travel surveys, (c) campaigns to promote use of commute alternatives, and (d) provide transportation information to the lessee's employees. With respect to payment of the parking cash out described in Section 4.2(b), the Daily Transportation Allowance required by Section 4.2(i), the Trial Transportation Allowance required by Section 4.2(j), and the free mass-transit pass required by Section 4.2(k), failure of tenant to comply with these requirements shall not constitute a Default by Saint John’s under the Development Agreement so long as such tenant’s lease requires such compliance with these requirements and Saint John’s is actively pursuing all necessary enforcement actions to bring such tenant into compliance with this lease provision.
6.0 Modifications to the TDM Plan. Subject to approval by the Community Development Director, Saint John's may modify the TDM Plan provided the TDM Plan, as modified, can be demonstrated to be equal or superior in its effectiveness at mitigating the traffic generating effects of improvements on the Phase I and Phase II sites.
7.0 Applicability of TDM Plan. This TDM Plan governs Saint John’s transportation demand management obligations as a “Developer” (as that term is defined in 2022 SMMC Section
9.53.020(J), or any successor thereto) with respect to both Phase I and Phase II and replaces the TDM obligations for “Developers” set forth in the TDM Ordinance, and any successor ordinance thereto. Any “Employer” (as defined in 2022 SMMC Section 9.53.020(S), or any successor thereto) located within the Project, including Saint John’s, will be required to comply with the Employer requirements set forth in the TDM Ordinance, or any successor thereto, including 2022 SMMC Sections 9.53.050 to 9.53.100 as applicable.
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EXHIBIT “R-3”
PHASE II PUBLICLY-ACCESSIBLE OPEN SPACE REGULATIONS
Upon completion of each Publicly-Accessible Open Space, Saint John’s shall generally make the Publicly-Accessible Open Space accessible to the public. Saint John’s may limit public access to the Publicly-Accessible Open Space between the hours of 11:00 p.m. through 6:00 a.m.
Notwithstanding the above, Saint John’s may:
(a) Utilize the Publicly-Accessible Open Space for public events and art or cultural installations that are programmed by Saint John’s and open to the public. (b) Utilize, from time to time, the Publicly-Accessible Open Space for Saint John’s events that are closed to the public.
(c) Subject to review by the Architectural Review Board, if necessary, place informational wayfinding kiosks and signage within the Publicly-Accessible Open Space that is for the benefit of Saint John’s patients, visitors, employees and the public. (d) Limit public access to the Publicly-Accessible Open Space during hours other than 11:00 p.m.-6:00 a.m. for property maintenance/repairs.
(e) Subject to approval by the Community Development Director, limit public access from time-to-time in any way that the City is authorized to limit use of its public sidewalks.
The Publicly-Accessible Open Space areas shall remain the private property of Saint John’s with members of the public having only a license to occupy and use the Publicly-Accessible Open Space in a manner consistent with this Third Amendment and the Phase II Master Plan. The public use of the Publicly-Accessible Open Spaces shall be: (a) consistent with the terms and conditions of this Third Amendment and the Phase II Master Plan; (b) solely for pedestrian access and passive use of the Publicly-Accessible Open Space by the public, including walking, strolling, and similar activity; and (c) compatible with Saint John’s development of the Phase II Development Sites and the continuous, orderly, and safe operation of Saint John’s. No use other than passive use of the Publicly-Accessible Open Space by the public shall be permitted on or in the Publicly-Accessible Open Space. Nothing in this Third Amendment nor the Phase II Master Plan shall give members of the public the right, without prior written consent of Saint John’s, which consent may be conditioned or withheld by Saint John’s in Saint John’s sole discretion, to engage in any other activity in or on the Publicly-Accessible Open Space, including without limitation any of the following: (i) cooking, dispensing or preparing food; (ii) selling any item or engaging in the solicitation of money, signatures, or other goods or services; (iii) sleeping or staying overnight; (iv) using sound amplifying equipment; or (v) engaging in any illegal, dangerous, intimidating or other activity that Saint John’s reasonably deems to be inconsistent with other uses on the Campus Property and with the continuous, orderly, and safe operation of the health center or with the use of the Publicly-Accessible Open Space by other members of the public for the permitted purposes, such as excessive noise or boisterous activity, bicycle or skateboard riding, skating or similar activity, being intoxicated, having offensive bodily hygiene, having shopping carts or other wheeled conveyances (except for wheelchairs and baby strollers/carriages), and Saint John’s shall retain the right to cause persons engaging in such conduct to be removed from the Campus Property. Should any such persons refuse to leave the Campus Property, they may be deemed by Saint John’s to be trespassing and Saint John’s may contact local law enforcement to request that appropriate law enforcement actions be taken.
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Saint John’s shall be entitled to establish and post rules and regulations for use of the PubliclyAccessible Open Space consistent with the foregoing. Nothing in this Third Amendment nor the Phase II Master Plan or the DRP applications for any Phase II Building shall be deemed to mean that the Publicly-Accessible Open Space areas are a public park or are subject to legal requirements applicable to a public park or other public space. Nothing in this Third Amendment nor the Phase II Master Plan is intended to limit the rights of any member of the public to use the Publicly-Accessible Open Space for any purpose which, on private land open to public use during specified hours, is protected by the United States Constitution, the California Constitution or any other applicable federal or California law that overrides the rights granted to Saint John’s under this Third Amendment and the Phase II Master Plan (“Exhibit Q”) with respect to limitations on use of the Publicly-Accessible Open Space.
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Packet Pg. 951 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's Exhibit “R-4”
EXHIBIT “R-4”
24/7 PEDESTRIAN CONNECTIONS REGULATIONS
Upon completion of each publicly-accessible 24/7 Pedestrian Connection, Saint John’s shall generally make the 24/7 Pedestrian Connection accessible to the public 24 hours per day, 7 days per week.
Notwithstanding the above, Saint John’s may:
(f) Subject to review by the Architectural Review Board, if necessary, place informational wayfinding kiosks and signage within the 24/7 Pedestrian Connections that is for the benefit of Saint John’s patients, visitors, employees and the public. (g) Limit public access to the 24/7 Pedestrian Connections for property maintenance/repairs/construction.
(h) Subject to approval by the Community Development Director, limit public access from time-to-time in any way that the City is authorized to limit use of its public sidewalks.
The 24/7 Pedestrian Connections shall remain the private property of Saint John’s with members of the public having only a license to occupy and use the 24/7 Pedestrian Connections in a manner consistent with this Third Amendment and the Phase II Master Plan. The public use of the 24/7 Pedestrian Connections shall be: (a) consistent with the terms and conditions of this Third Amendment and the Phase II Master Plan; (b) solely for pedestrian access and passive use by the public, including walking, strolling, and similar activity; and (c) compatible with Saint John’s development of the Phase II Development Sites and the continuous, orderly, and safe operation of Saint John’s. No use other than passive use of the 24/7 Pedestrian Connections by the public shall be permitted on or in the 24/7 Pedestrian Connections. Nothing in the Third Amendment nor the Phase II Master Plan shall give members of the public the right, without prior written consent of Saint John’s, which consent may be conditioned or withheld by Saint John’s in Saint John’s sole discretion, to engage in any other activity in or on these 24/7 Pedestrian Connections, including without limitation any of the following: (i) cooking, dispensing or preparing food; (ii) selling any item or engaging in the solicitation of money, signatures, or other goods or services; (iii) sleeping or staying overnight; (iv) using sound amplifying equipment; or (v) engaging in any illegal, dangerous, intimidating or other activity that Saint John’s reasonably deems to be inconsistent with other uses on the Campus Property and with the continuous, orderly, and safe operation of the health center or with the use of the 24/7 Pedestrian Connections by other members of the public for the permitted purposes, such as excessive noise or boisterous activity, bicycle or skateboard riding, skating or similar activity, being intoxicated, having offensive bodily hygiene, having shopping carts or other wheeled conveyances (except for wheelchairs and baby strollers/carriages), and Saint John’s shall retain the right to cause persons engaging in such conduct to be removed from the Campus Property.
Should any such persons refuse to leave the Campus Property, they may be deemed by Saint John’s to be trespassing and Saint John’s may contact local law enforcement to request that appropriate law enforcement actions be taken. Saint John’s shall be entitled to establish and post rules and regulations for use of the 24/7 Pedestrian Connections consistent with the foregoing.
Nothing in this Third Amendment nor the Phase II Master Plan or the DRP applications for any Phase II Building shall be deemed to mean that the 24/7 Pedestrian Connections areas are a public park or are subject to legal requirements applicable to a public park or other public space.
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Nothing in this Third Amendment nor the Phase II Master Plan is intended to limit the rights of any member of the public to use the 24/7 Pedestrian Connections for any purpose which, on private land open to public use, is protected by the United States Constitution, the California Constitution or any other applicable federal or California law that overrides the rights granted to Saint John’s under this Third Amendment and the Phase II Master Plan with respect to limitations on use of the 24/7 Pedestrian Connections.
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Packet Pg. 953 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's Exhibit “R-5”
EXHIBIT “R-5”
LOCAL HIRING AS TO CONSTRUCTION
Local Hiring Policy For Phase II Construction. Saint John’s shall implement a local hiring policy (the “Local Hiring Policy”) for construction of Phase II, consistent with the following guidelines:
1. Purpose. The purpose of the Local Hiring Policy is to facilitate the employment by Saint John’s and its contractors for Phase II of residents of the City of Santa Monica (the “Targeted Job Applicants”), and in particular, those residents who are “LowIncome Individuals” (defined below) by ensuring Targeted Job Applicants are aware of Phase II construction employment opportunities and have a fair opportunity to apply and compete for such jobs.
2. Findings.
a. Approximately 73,000-74,000 individuals work in the City. The City has a resident labor force of approximately 57,300. However, only about one- third (32.2 percent) of the City's resident labor force works at jobs located in the City, with the balance working outside of the City. Consequently, a significant portion of the City's resident and non-resident work force is required to commute long distances to find work, causing increased traffic on state highways, increased pollution, increased use of gas and other fuels and other serious environmental impacts.
b. Due to their employment outside of the City, many residents of the City are forced to leave for work very early in the morning and return late in the evening, often leaving children and teenagers alone and unsupervised during the hours between school and the parent’s return from work outside the area. c. The Pico Neighborhood is Santa Monica’s most culturally diverse and economically disadvantaged neighborhood. Serving the most vulnerable members of the Pico Neighborhood has long been a priority for the City of Santa Monica. Economic recovery and improvement programs, such as local hire opportunities with prioritization for residents in the Pico Neighborhood, defined as the 90404 zip code, would be one important step to support these priorities.
d. Of the approximately 45,000 households in the City, thirty percent are defined as low-income households or lower, with eleven percent of these households defined as extremely low income and eight percent very low income. Approximately 7.6% of the City's residents are unemployed. e. By ensuring that Targeted Job Applicants are aware of and have a fair opportunity to compete for Phase II construction jobs, this Local Hiring Policy will facilitate job opportunities to City residents which would expand
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the City's employment base and reduce the impacts on the environment caused by long commuting times to jobs outside the area.
3. Definitions.
a. “Contract” means a contract or other agreement for the providing of any combination of labor, materials, supplies, and equipment to the construction of Phase II that will result in On-Site Jobs, directly or indirectly, either pursuant to the terms of such contract or other agreement or through one or more subcontracts.
b. “Contractor” means a prime contractor, a sub-contractor, or any other entity that enters into a Contract with Saint John’s for any portion or component of the work necessary to construct Phase II Buildings (excluding architectural, design and other “soft” components of the construction of Phase II).
c. “Low Income Individual” means a resident of the City of Santa Monica whose household income is no greater than 80% of the Median Income. d. “Median Income” means the median family income published from time to time by HUD for the Los Angeles-Long Beach Metropolitan Statistical Area.
e. “On-Site Jobs” means all jobs by a Contractor under a Contract for which at least fifty percent (50%) of the work hours for such job requires the employee to be at the Phase II Development Sites for the purposes of constructing Phase II, regardless of whether such job is in the nature of an employee or an independent contractor. On-Site Jobs shall not include Phase II construction jobs which will be performed by the Contractor’s established work crew who have not been hired specifically to work at the Phase II Development Sites on Phase II.
4. Priority for Targeted Job Applicants. Subject to Section 7 below in this Exhibit “R-5” the Local Hiring Policy provides that the Targeted Job Applicants shall be considered for each On-Site Job in the following order of priority:
a. First Priority: Any resident of a household with no greater than 80% Median Income that resides within the Low and Moderate Income Areas identified in Map 2-7 of the City of Santa Monica’s Adopted 6th Cycle 2021-2029 Housing Element or any resident who resides in Santa Monica’s 90404 zip code (Pico Neighborhood).
b. Second Priority: Any resident of a household with no greater than 80% Median Income that resides within the City; and
c. Third Priority: Any resident of a household with no greater than 80%
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Median Income that resides within a five (5) mile radius of Saint John’s Campus Property.
For purposes of this Local Hiring Policy, Saint John’s and/or its Contractors are authorized to rely on the most recent year’s income tax records (W-2) and proof of residency (e.g. driver’s license, utility bill, voter registration) if voluntarily submitted by a prospective job applicant for purposes of assessing a Targeted Job Applicant’s place of residence and income.
5. Coverage. The Local Hiring Policy shall apply to all hiring for On-Site Jobs related to the construction of Phase II, by Saint John’s and its Contractors.
6. Outreach. So that Targeted Job Applicants are made aware of the availability of On-Site Jobs, Saint John’s or its Contractors shall advertise available On-Site Jobs in the Santa Monica Daily Press or similar local media and electronically on a City-sponsored website, if such a resource exists. In addition, Saint John’s shall consult with and provide written notice to at least five first source hiring organizations, which may include but are not limited to the following:
(a) Local first source hiring programs.
(b) Trade unions.
(c) Apprenticeship programs at local colleges.
(d) Santa Monica educational institutions.
(e) Other non-profit organizations involved in referring eligible applicants for job opportunities.
Saint John’s shall also notify the City’s Community Development Director, or his or her designee, of the availability of On-Site Jobs and solicit the City’s input as to first source hiring organizations or other organizations to provide notice of the On-Site Jobs. If the City’s Community Development Director, or his or her designee, does not respond to a request for input within thirty (30) days of Saint John’s request, Saint John’s obligation to solicit the City’s input under this Exhibit “R-5”, Section 6 shall be satisfied.
7. Hiring. Saint John’s and its contractor(s) shall consider in good faith all applications submitted by Targeted Job Applicants for On-Site Jobs, in accordance with their normal practice to hire the most qualified candidate for each position and shall make a good faith effort to hire Targeted Job Applicants when most qualified or equally qualified as other applicants. The City acknowledges that the Contractors shall determine in their respective subjective business judgment whether any particular Targeted Job Applicant is qualified to perform the On-Site Job for which such Targeted Job Applicant has applied. Contactors are not precluded from advertising regionally or nationally for employees in addition to its local outreach efforts.
8. Term. The Local Hiring Policy shall apply to the construction of each Phase II Building until the final certificate of occupancy for each Phase II Building has been issued by the City.
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EXHIBIT “R-6”
LOCAL HIRING AS TO PERMANENT EMPLOYEES
FOR NEIGHBORHOOD COMMERCIAL USES
Local Hiring Policy For Phase II Neighborhood Commercial Permanent Employment.
Saint John’s (if an Operator) or Neighborhood Commercial Operator shall implement a local hiring policy (the “Local Hiring Policy”), consistent with the following guidelines:
1. Purpose. The purpose of the Local Hiring Policy is to facilitate the employment by the Neighborhood Commercial tenants of the Phase II Development Sites of residents of the City of Santa Monica (the “Targeted Job Applicants”), and in particular, those residents who are “Low-Income Individuals” (defined below) by ensuring Targeted Job Applicants are aware of Phase II Neighborhood Commercial employment opportunities and have a fair opportunity to apply and compete for such jobs. The goal of this policy is local hiring.
2. Findings.
a. Approximately 73,000-74,000 individuals work in the City. The City has a resident labor force of approximately 57,300. However, only about onethird (32.2 percent) of the City's resident labor force works at jobs located in the City, with the balance working outside of the City. Consequently, a significant portion of the City's resident and non-resident work force is required to commute long distances to find work, causing increased traffic on state highways, increased pollution, increased use of gas and other fuels and other serious environmental impacts.
b. Due to their employment outside of the City, many residents of the City are forced to leave for work very early in the morning and return late in the evening, often leaving children and teenagers alone and unsupervised during the hours between school and the parent’s return from work outside the area.
c. The Pico Neighborhood is Santa Monica’s most culturally diverse and economically disadvantaged neighborhood. Serving the most vulnerable members of the Pico Neighborhood has long been a priority for the City of Santa Monica. Economic recovery and improvement programs, such as local hire opportunities with prioritization for residents in the Pico Neighborhood, defined as the 90404 zip code, would be one important step to support these priorities.
d. Of the approximately 45,000 households in the City, thirty percent are defined as low-income households or lower, with eleven percent of these households defined as extremely low income and eight percent very low income. Approximately 7.6% of the City's residents are unemployed.
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e. By ensuring that Targeted Job Applicants are aware of and have a fair opportunity to compete for Phase II Neighborhood Commercial jobs, this Local Hiring Policy will facilitate job opportunities to City residents which would expand the City's employment base and reduce the impacts on the environment caused by long commuting times to jobs outside the area.
3. Definitions.
a. “Low Income Individual” means a resident of the City of Santa Monica whose household income is no greater than 80% of the Median Income. b. “Median Income” means the median family income published from time to time by HUD for the Los Angeles-Long Beach Metropolitan Statistical Area.
c. “On-Site Neighborhood Commercial Jobs” means all jobs on the Phase II Development Sites within the Neighborhood Commercial uses of greater than 1,500 gross square feet, regardless of whether such job is in the nature of an employee or an independent contractor. d. “Neighborhood Commercial Operator” means the operators of Neighborhood Commercial uses on the Phase II Development Sites.
4. Priority for Targeted Job Applicants. Subject to Section 7 below in this Exhibit “R-6,” the Local Hiring Policy provides that the Targeted Job Applicants shall be considered for each On-Site Neighborhood Commercial Job in the following order of priority:
a. First Priority: Any resident of a household with no greater than 80% Median Income that resides within the low and Moderate Income Areas identified in Map 2-7 of the City of Santa Monica’s Adopted 6th Cycle 2021-2029 Housing Element or any resident who resides in Santa Monica’s 90404 zip code (Pico Neighborhood);
b. Second Priority: Any resident of a household with no greater than 80% Median Income that resides within the City; and
c. Third Priority: Any resident of a household with no greater than 80% Median Income that resides within a five (5) mile radius of the project site.
For purposes of this Local Hiring Policy, the Neighborhood Commercial Operator is authorized to rely on the most recent year’s income tax records (W-2) and proof of residency (e.g. driver’s license, utility bill, voter registration) if voluntarily submitted by a prospective job applicant for purposes of assessing a Targeted Job Applicant’s place of residence and income.
5. Coverage. The Local Hiring Policy shall apply to all hiring for On-Site Neighborhood Commercial Jobs. Notwithstanding the foregoing, the Local
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Hiring Policy shall not apply to temporary employees utilized while a permanent employee is temporarily absent or while a replacement is being actively sought for a recently-departed permanent employee. Furthermore, the Local Hiring Policy shall not preclude the re-hiring of a prior employee or the transfer of an existing employee from another location.
6. Recruitment.
a. Local Hiring Goal – Saint John’s has established a local hiring goal of 30% of the total full and part-time jobs for Phase II Neighborhood Commercial uses being held by Santa Monica residents. There shall be no penalties to Saint John’s, nor shall Saint John’s be deemed to be in default under the Development Agreement, if such goal is not achieved. Saint John’s shall report its actual local hiring results to the City as part of its annual reports as mandated by Section 10.2 of the Third Amendment. The annual report shall include the following information:
(i) First source hiring organizations that were contacted; (ii) How many referrals from first source hiring organizations were interviewed;
(iii) How many Targeted Job Applicants were hired;
(iv) Any community activities related to recruitment and local hiring that took place in the past calendar year, and;
(v) Recruitment initiatives planned for the following calendar year. b. Advanced Local Recruitment - Initial Hiring for New Business. So that Targeted Job Applicants are made aware of the availability of On-Site Neighborhood Commercial Jobs, at least 30 days before recruitment (“Advanced Recruitment Period”) is opened up to general circulation for the initial hiring by a new business, the Neighborhood Commercial Operator shall advertise available On-Site Neighborhood Commercial Jobs in the Santa Monica Daily Press, or Santa Monica Police Activity League or similar organization, or similar local media and electronically on a City- sponsored website, if such a resource exists. In addition, the Neighborhood Commercial Operator shall consult with and provide written notice to at least five first source hiring organizations, which may include but are not limited to the following:
(i) Local first source hiring programs
(ii) Trade unions
(iii) Apprenticeship programs at local colleges
(iv) Santa Monica educational institutions
(v) Other non-profit organizations involved in referring eligible applicants for job opportunities
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The Neighborhood Commercial Operator shall also notify the City’s Community Development Director, or his or her designee, of the availability of On-Site Neighborhood Commercial Jobs and solicit the City’s input as to first source hiring organizations or other organizations to provide notice of the On-Site Neighborhood Commercial Jobs. If the City’s Community Development Director, or his or her designee, does not respond to a request for input within thirty (30) days of Neighborhood Commercial Operator’s request, Neighborhood Commercial Operator’s obligation to solicit City’s input under this Exhibit “R-6”, Section 6(b) shall be satisfied.
The Neighborhood Commercial Operator shall hold the positions open for no more than 30 days in order to allow for referrals from the first source hiring organizations. The Neighborhood Commercial Operator shall review information provided by the selected organizations with respect to all applicants referred by such organizations and interview those individuals, who, following a review of such information, are determined by the Neighborhood Commercial Operator to meet the Neighborhood Commercial Operator’s written minimum qualifications for the position. The Neighborhood Commercial Operator shall maintain a written record explaining the reasons for not selecting any individual referred to Neighborhood Commercial Operator by the selected organizations who was interviewed by Neighborhood Commercial Operator for the position. c. Advanced Local Recruitment - Subsequent Hiring. For subsequent employment opportunities, the Advanced Recruitment Period for Targeted Job Applicants can be reduced to at least 7 days before recruitment is opened up to general circulation. Alternatively, Neighborhood Commercial Operator may also use an established list of potential Targeted Job Applicants of not more than one year old.
d. Obligations After Completion of Advanced Recruitment Period. Once these advanced local recruitment obligations have been met, the Neighborhood Commercial Operator is not precluded from advertising regionally or nationally for employees.
7. Hiring. The Neighborhood Commercial Operator shall consider in good faith all applications submitted by Targeted Job Applicants for On-Site Neighborhood Commercial Jobs in accordance with their normal practice to hire the most qualified candidate for each position and shall make good faith efforts to hire Targeted Job Applicants when such Applicants are most qualified or equally qualified as other applicants. The City acknowledges that the Neighborhood Commercial Operator shall determine in their respective subjective business judgment whether any particular Targeted Job Applicant is qualified to perform the On-Site Neighborhood Commercial Job for which such Targeted Job Applicant has applied.
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8. Proactive Outreach. Saint John’s shall designate a “First-Source Hiring Coordinator” (FHC) that shall manage all aspects of the Local Hiring Policy.
The FHC shall be responsible for actively seeking partnerships with local firstsource hiring organizations prior to employment opportunities being available within the Neighborhood Commercial uses. The FHC shall also be responsible for encouraging and making available information on first-source hiring to respective Neighborhood Commercial tenants of Phase II. The FHC shall contact new Neighborhood Commercial Operators on the Phase II Development Sites to inform them of the available resources on first-source hiring. In addition to implementation of the Local Hiring Policy, the FHC can have other work duties unrelated to the Local Hiring Policy.
9. Term. The Local Hiring Policy shall apply for the Term of the Development Agreement.
10. Condition of Lease. Saint John’s shall write the requirements of this program into any leases executed with Neighborhood Commercial Operators. The FHC shall reach out to Neighborhood Commercial Operators not less than once each calendar quarter to remind them of the programs and policies. Neighborhood Commercial Operators shall have ultimate responsibility for adherence to the program guidelines. Failure of a Neighborhood Commercial Operator to comply with the requirements of this program shall not constitute a Default by Saint John’s under the Development Agreement so long as such Neighborhood Commercial Operator’s lease requires such compliance and Saint John’s is actively pursuing all necessary enforcement actions to bring such Neighborhood Commercial Operator into compliance with this lease provision.
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EXHIBIT “S”
PHASE II MITIGATION MEASURES AND PROJECT DESIGN FEATURES PDF-AQ-1: Demolition, Grading and Construction Activities.
1. Compliance with provisions of the SCAQMD District Rule 403. The Project shall comply with all applicable standards of the Southern California Air Quality Management District, including the following provisions of District Rule 403:
a. All unpaved demolition and construction areas shall be wetted at least three times daily during excavation and construction, and temporary dust covers shall be used to reduce dust emissions and meet SCAQMD District Rule 403. Wetting a minimum of three times daily will reduce fugitive dust by 61 percent.
b. The construction area shall be kept sufficiently dampened to control dust caused by grading and hauling, and at all times provide reasonable control of dust caused by wind.
c. All clearing, earth moving, or excavation activities shall be discontinued during periods of high winds (i.e., greater than 15 mph), so as to prevent excessive amounts of dust.
d. All dirt/soil loads shall be secured by trimming, watering or other appropriate means to prevent spillage and dust.
e. All dirt/soil materials transported off-site shall be either sufficiently watered or securely covered to prevent excessive amount of dust. f. General contractors shall maintain and operate construction equipment so as to minimize exhaust emissions.
g. Trucks having no current hauling activity shall not idle and be turned off. h. Ground cover in disturbed areas shall be replaced as quickly as possible. i. Cranes would be electric-powered.
2. Anti-Idling Regulation: In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to five minutes at any location.
3. Fuel Requirements: In accordance with Section 93115 in Title 17 of the California Code of Regulations, operation of any stationary, diesel-fueled,
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compression-ignition engines shall meet specified fuel and fuel additive requirements and emission standards.
4. Architectural Coatings: During construction of Phase II buildings, construction contractors shall comply with SCAQMD Rule 1113 and utilize architectural coatings that meet the VOC content requirements.
PDF-AQ-2: Green Building Features: At a minimum, Phase II buildings will be designed and operated to meet the applicable requirements of the California Green Building Standards Code (CALGreen) and the City of Santa Monica Green Building Code at the time of building permit issuance (provided that any Phase II OSHPD-1 building(s) would be permitted by OSHPD and subject to applicable OSHPD sustainability requirements at the time of OSHPD permitting). Green building features will include the following:
1. Waste
a. Construction contractors for Phase II development will implement a construction waste management plan (WMP) to divert a minimum of 70 percent of all mixed construction and demolition (C&D) debris to City certified construction and demolition waste processors, consistent with the City of Santa Monica Municipal Code Article 8, Chapter 8.108. b. The Project will include easily accessible recycling areas dedicated to the collection and storage of non-hazardous materials such as paper, corrugated cardboard, glass, plastics, metals, and landscaping debris (trimmings), consistent with the City of Santa Monica Municipal Code, Section 9.21.130.
2. Energy
a. Phase II buildings will comply at minimum with the California 2019 Title 24 Building Energy Efficiency Standards or the most recent applicable standards at the time of building permit issuance. Additionally, the Project will comply with the City of Santa Monica Green Building Code by incorporating features such as solar water heating, green roofs, highperformance building envelopes, energy-efficient HVAC and lighting systems, thereby reducing energy use, air pollutant emissions, and GHG emissions.
b. Phase II buildings will include the installation of solar electric photovoltaic (PV) systems, as required by the City of Santa Monica Green Building Standards Code (provided that any Phase II OSHPD-1 building(s) would be permitted by OSHPD and subject to applicable OSHPD sustainability requirements at the time of OSHPD permitting). At minimum, the PV systems will have a total wattage of 2.0 times the square footage of the building footprint (2.0 watts per square foot).
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c. The design of Phase II buildings will incorporate surface materials with a high solar-reflectance-index average, coupled with roof assemblies having insulation factors that meet the 2019 California Title 24 Building Energy Efficiency Standards or the most recent applicable standards at the time of building permit issuance, to reduce unwanted heat absorption and minimize energy consumption. The Project would be designed to reduce energy consumption by 10 percent as required by the City’s Energy Reach Code.
3. Transportation
a. Providence Saint John’s will implement a Transportation Demand Management (TDM) Plan with measures to decrease vehicle miles traveled.
The specific TDM strategies to be implemented by the developer shall be finalized as part of the Development Agreement process. It is anticipated that the following TDM strategies will be implemented and/or maintained:
a TDM Coordinator; Transportation Management Association (TMO); transit pass subsidies provided to employees by the Project Applicant; ridesharing (carpools and vanpools); parking pricing; Guaranteed Ride Home (GRH); bicycle facilities; carshare service; bicycle sharing areas; transportation information center and TDM website information; pedestrian wayfinding signage; and commuter club.
b. To encourage carpooling and the use of electric vehicles by Providence Saint John’s employees and visitors, designated parking for carpools and vanpools will be provided throughout the North and South Campuses in accordance with SMMC Section 9.28.150.
c. Electric Vehicle (EV) Charging Stations will be provided throughout the North and South Campuses. The total number of electric vehicle charging stations would be determined as part of the Development Agreement to be finalized; however, all Phase II Project facilities with more than 50 parking spaces would include at least two charging stations plus one for each additional 50 parking spaces consistent with SMMC Section
9.28.160(B)(2).
d. Both long-term and short-term bicycle parking will be provided throughout the North and South Campuses. The number of parking spaces shall be provided in accordance with SMMC Table 9.28.140, which requires one short-term bicycle parking space for every 4,000 square feet of floor area (depending on the use). Upon full Phase II Project implementation, PSJHC shall have more than 60 new short-term bicycle parking spaces and 120 new long-term bicycle parking spaces added to its North Campus and more than 100 new short-term spaces and more than 200 new long-term spaces added to its South Campus.
Showers and clothes lockers for employees will also be provided throughout the North and South Campuses. In accordance with SMMC Section
9.28.170(B)(1), a minimum of two showers would be provided in Phase II
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Buildings 2C, 2D/E, 2I, and S1 while a minimum of four showers would be provided in Building S4. Consistent with SMMC Section 9.28.170(B)(2), lockers for clothing and other personal effects would be provided at a ratio of 75% of the long-term employee bicycle parking spaces required. Upon full Phase II Project implementation, PSJHC would have more than 90 new clothes lockers on its North Campus and more than 100 new clothes lockers on its South Campus.
4. Water
a. The Project would be designed to reduce indoor and outdoor potable water consumption as required by California 2019 Title 24 standards (provided that any Phase II OSHPD-1 building(s) would be permitted by OSHPD and subject to applicable OSHPD sustainability requirements at the time of OSHPD permitting).
PDF-AQ-3: Control of VOCs. Phase II buildings will utilize low-emitting materials in accordance with PDF-AQ-1.
PDF-AQ-4: Emergency Generator Maintenance & Testing: The Project shall only conduct maintenance or testing on one generator per day and for only one hour.
PDF-AQ-5: Emergency Generators. All new standby generators proposed shall be selected from the South Coast Air-Quality Management District’s certified generators list and meet the EPA Tier 4 standard for diesel emissions. For after-treatment of engine exhaust air, a diesel particulate filter shall be provided to meet the emission level requirements of the South Coast Air Quality Management District. The Project would have six generators and would need to be tested monthly to ensure reliability in the case of a power outage.
PDF-NOISE-1 (Construction Noise). The Applicant’s construction contractor shall require implementation of the following construction best management practices (BMPs) by all construction contractors and subcontractors working in and around the Project Site to reduce construction noise levels:
• Project contractor(s) will equip all construction equipment, fixed and mobile, mobile, with properly operating and maintained noise mufflers, consistent with manufacturers’ standards;
• On-site construction equipment staging areas will be located as far as feasible from noise and vibration sensitive uses.
• In accordance with Section 2485 in Title 13 of the California Code of Regulations, the idling of all diesel fueled commercial vehicles (weighing over 10,000 pounds) during construction shall be limited to five minutes at any location.
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• As required by SMMC 9.21.140 B Screening, effective noise barriers will be designed and erected as needed to shield on-site uses from excessive construction-related noise.
PDF-NOISE-2: Exterior Mechanical Equipment Noise. Exterior mechanical and electrical equipment such as HVAC equipment would be screened in accordance with Section
9.21.140 of the SMMC. In accordance with Section 4.12.130 of the SMMC, all outdoor mechanical equipment would be required to comply with noise limitation requirements provided in Section 4.12.060 of the SMMC.
PDF-TR-1: (Construction Traffic Management Plan): The Applicant shall prepare, implement, and maintain a Construction Traffic Management Plan (Plan) to address construction traffic, parking, access and safety impacts during the construction period. The Plan shall be submitted to the City for review and approval prior to the issuance of grading permits, and be designed to accomplish the following:
Reduce construction traffic impacts on the surrounding street network; Minimize construction parking impacts;
Ensure traffic safety and emergency around the Project Site during the construction period;
Prevent substantial construction truck traffic through residential neighborhoods; and
Provide for coordination of Project construction activities with those of nearby construction projects.
The Plan shall include the following at a minimum:
Ongoing Requirements Throughout the Duration of Construction:
Implementation of a detailed work zone plan for temporary lane, sidewalk, and bicycle lane closures (e.g., flagmen, directional signage, etc.). The Plan shall include specific information regarding the Project’s construction activities that may disrupt normal pedestrian and traffic flow, and the measures to address these disruptions. Further, the Plan shall address construction parking and impacts to existing parking in adjacent off-site areas. The Plan shall be reviewed and approved by the Traffic Engineering Division prior to commencement of construction and implemented in accordance with this approval. Any work within the public right-of-way (ROW) shall be performed between 9:00 AM and 4:00 PM. This work includes dirt and demolition material hauling and construction material delivery. Work within the public ROW outside of these hours shall only be allowed with under an after-hours construction permit.
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Streets and equipment shall be cleaned in accordance with established Public Works Department requirements.
Trucks shall only travel on a City-approved construction route. Truck queuing/staging shall not be allowed on Santa Monica streets. Limited queuing may occur on the construction site itself.
Materials and equipment shall be minimally visible to the public; the preferred location for materials is to be onsite, with a minimum amount of materials within a work area in the public ROW, subject to a current Use of Public Property Permit.
Any requests for work before or after normal construction hours within the public ROW shall be subject to review and approval through the After Hours Permit process administered by the Building and Safety Division. Provision of off-street parking for construction workers, which may include the use of a remote location with shuttle transport to the site, if determined necessary by the City of Santa Monica.
Project Coordination Elements That Will Be Implemented Prior to Commencement of Construction:
The Applicant shall advise the traveling public of impending construction activities (e.g., information signs, portable message signs, media listing/notification, and implementation of an approved Plan). The Applicant shall obtain a Use of Public Property Permit, Excavation Permit, Sewer Permit, or Oversize Load Permit, as well as any Caltrans permits required, for any construction work requiring encroachment into public rightsof-way, detours, or any other work within the public ROW. The Applicant shall provide timely notification of construction schedules to all affected agencies (e.g., Metro. Big Blue Bus, Police Department, Fire Department, Public Works Department, and Planning and Community Development Department) and to all owners and residential and commercial tenants of property within a radius of 500 feet.
The Applicant shall coordinate construction work with affected agencies in advance of start of work. Approvals may take up to two weeks per each submittal. Coordination with Metro regarding construction activities that may impact Metro bus lines or result in closures lasting over six months shall be initiated at least 30 days in advance of construction activities. The Applicant shall obtain Transportation Engineering Division approval of any haul routes for earth, concrete, or construction materials and equipment hauling.
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PDF-TR-2 (TDM): The Applicant shall implement Transportation Demand Management (TDM) measures so as to not exceed the trip generation estimates calculated for the Future Years (2031 and 2042) in Tables 4.17-11 and 4.7-12 of the EIR.
The specific TDM strategies to be implemented by the developer shall be finalized as part of the Development Agreement process. It is anticipated that the following TDM strategies will be implemented and/or maintained: a TDM Coordinator; Transportation Management Association (TMO); transit pass subsidies provided to employees by the Project Applicant; ridesharing (carpools and vanpools); parking pricing; Guaranteed Ride Home (GRH); bicycle facilities; carshare service; bicycle sharing areas; transportation information center and TDM website information; pedestrian wayfinding signage; and commuter club.
To ensure that the trip generation estimates calculated for the Interim Year (2031) and Future Year (2042) in Table 4.17-11 are not exceeded, a period of annual monitoring and reporting shall be undertaken for the Project and incorporated into the Development Agreement. The Applicant shall summarize the results of the trip monitoring program, determine whether trip reduction goals and/or Average Vehicle Ridership (AVR) targets are being achieved, and describe the TDM efforts in place to reduce vehicular trip making, in an annual report delivered to the City.
The City, at its discretion, shall determine the type of enforcement and may require implementation of additional TDM strategies and possible monetary (or other) penalties if annual monitoring determines that the trip generation estimates are being exceeded and/or that AVR targets are not being met.
MM-AIR-1: Construction Equipment. Construction equipment operating at each Phase II development site shall be subject to the following requirements, which will be included in applicable bid documents and successful contractor(s) must demonstrate the ability to supply such equipment:
• The Project shall require all off-road diesel equipment greater than 50 horsepower (hp) to meet USEPA Tier 4 Final off-road emission standards or equivalent to reduce diesel particulate matter and NOX emissions during construction activities. If equipment cleaner than Tier 4 is widely and commercially available at the time of building permit issuance, the Project applicant shall require the use of such equipment for construction. • Dumpers/tenders, forklifts, pumps, sweeper/scrubbers and plate compactors shall be powered by non-diesel fuels, such as gasoline, compressed natural gas or electricity.
MM-HIST-1: Recordation of the John Wayne Cancer Institute (JWCI) and Child & Family Development Center (CFDC). Prior to any demolition or ground disturbing activity on the 2I and S4 properties, the Applicant shall retain a Qualified Preservation Professional (defined as an architectural historian, historic architect, or historic preservation professional who satisfies the Secretary of the Interior’s Professional Qualification Standards for History, Architectural History,
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or Architecture, pursuant to 36 CFR 61) to prepare a Historic American Buildings Survey (HABS) Short Format Report I. The HABS shall record the history of each property (the JWCI and CFDC), as well as important events or other significant contributions to the patterns and trends of history with which each property is associated, as appropriate. Each property’s physical condition, both historic and current, shall be documented through site plans; historic maps and photographs; available original and/or current as-built drawings; large format photographs; and written data and text. Each building’s exteriors, representative interior spaces, character-defining features, as well as its setting and contextual views, shall be documented. Field photographs and notes shall also be included. All documentation components shall be completed in accordance with the Secretary of the Interior’s Standards and Guidelines for Architectural and Engineering Documentation (HABS standards) to the satisfaction of the City of Santa Monica’s Historic Preservation Officer and the HABS administrator for the Library of Congress HABS collection. An electronic copy (pdf) of the HABS documentation shall be submitted to the City for review. Once approved, an electronic copy (pdf) shall be transmitted to the Library of Congress HABS administrator for review. Upon approval, the original archival HABS documentation shall be submitted to the Library of Congress for inclusion in the HABS collection, and archival copies shall be sent to the Santa Monica Public Library. The Applicant may complete the HABS documentation for both the JWCI and CFDC together or separately so long as the documentation for the CFDC is completed prior to demolition or ground disturbing activity on the 2I Site and the documentation for the JWCI is completed prior to any demolition or ground disturbing activity on the S4 Site.
MM-HIST-2: Interpretive Exhibit(s). The Applicant shall retain a Qualified Preservation Professional (defined as an architectural historian, historic architect, or historic preservation professional who satisfies the Secretary of the Interior’s Professional Qualification Standards for History, Architectural History, or Architecture, pursuant to 36 CFR 61) to develop and implement a permanent publicly accessible interpretive exhibit(s) (Exhibit), in consultation with the Applicant, that captures and incorporates the important history, associations, and significance of the JWCI and CFDC (as applicable), within the larger context of medical history, so that the significance of these resources is preserved and retained for the education and benefit of current and future generations. The Exhibit’s requirements shall be outlined in a technical memorandum, including the requirements for maintenance and operation of the Exhibit’s elements. The interpretive Exhibit shall be aimed at actively illustrating the following:
• The growth and development of the JWCI and/or CFDC within the larger context of local, state and national medical history.
• The Exhibit should also document the construction history and architectural significance pertaining to the respected architects, Weldon J. Fulton (JWCI) and John Maloney (CFDC), for each property.
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• The historical associations and significance of Dr. Evis Coda (CFDC).
The Exhibit shall include each of the following:
• A permanent on-site exhibit, maintained by the Applicant to be installed at an on-site location or locations within the Project selected by the Applicant with the approval of the qualified preservation consultant and City of Santa Monica Historic Preservation Officer.
• A professionally conducted oral history program documenting the personal experiences of JWCI patients and CFDC families and staff members, respectively, which will be utilized within the Exhibit and later archived at the Santa Monica History Museum.
The Applicant shall commission a Qualified Preservation Professional to prepare a technical memorandum detailing the Exhibits’ requirements and implementation schedule and this memorandum shall be reviewed by interested parties, such as the Santa Monica History Museum and the Santa Monica Conservancy, and shall be prepared to the satisfaction of the City of Santa Monica. Once work on the 2I and S4 sites, as applicable, has commenced, the Applicant shall submit biannual reports prepared by a Qualified Preservation Professional documenting the progress of the Exhibit’s implementation, and the Applicant shall submit documentation illustrating full implementation of the Exhibit to the City within 3 years of completion of construction of the 20th Street Medical Building (2I) and Education & Conference Center and East Ambulatory & Research Building (S4), respectively.
MM-HIST-3: Construction Monitoring. Due to the potential for damage from excavation and construction activities, as well as vibration, to 2208/2210 Santa Monica Boulevard, and in association with implementation of Mitigation Measure MM NOISE-1, the Qualified Preservation Professional shall monitor construction activities associated with the Project at regular intervals during shoring and excavation of Site S4 to address any unanticipated damage to 2208/2210 Santa Monica Boulevard that may require preservation treatment, and minimize potential damage to historic materials on 2208/2210 Santa Monica Boulevard.
The Qualified Preservation Professional shall document the construction monitoring process in digital photography, as well as monitoring logs, and prepare a final monitoring report to be submitted to the City’s Historic Preservation Officer.
MM-ARCH-1: Archaeological Monitoring of Ground Disturbing Activities. Prior to the issuance of a demolition permit for the S1, S2, S3, S4 and S5 sites, the Applicant shall retain an archaeologist who meets the Secretary of the Interior’s Professional Qualifications Standards (Qualified Archaeologist) and a Native American monitor from a tribe that is culturally and geographically affiliated with the Project site (according to the Native American Heritage Commission contact list for this project) to provide construction monitoring services for the Project. The Qualified
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Archaeologist, or an archaeological monitor working under their direct supervision, and the Native American monitor shall monitor all ground disturbance, such as clearing/grubbing, grading, trenching, or any other construction excavation activity, associated with Sites S1, S2, S3, S4, and S5 to a maximum depth of 6 feet (depth at which archaeological sensitivity decreases). The archaeological monitor shall be familiar with the types of resources (prehistoric and historic) that could be encountered. The frequency of archaeological and Native American monitoring shall be determined by the Qualified Archaeologist and shall be based on the rate of excavation and grading activities, the materials being excavated (younger sediments vs. older sediments), and the depth of excavation, and if found, the abundance and type of archaeological resources encountered. Full-time archaeological and Native American monitoring may be reduced to part-time inspections, or ceased entirely, at any depth above 6 feet if determined adequate by the Qualified Archaeologist.
Prior to commencement of excavation activities, an Archaeological Sensitivity Training shall be given for construction personnel. The training session shall be carried out by the Qualified Archaeologist and Native American monitor, and will focus on how to identify archaeological resources that may be encountered during earthmoving activities and the procedures to be followed in such an event.
MM-ARCH-2: Evaluation/Treatment of any Archaeological Finds. In the event that historic (e.g., bottles, foundations, refuse dumps/privies, etc.) or prehistoric (e.g., hearths, burials, stone tools, shell and faunal bone remains, etc.) archaeological resources are unearthed, ground-disturbing activities shall be halted or diverted away from the vicinity of the find so that the find can be evaluated. An appropriate buffer area shall be established by the Qualified Archaeologist around the find where construction activities shall not be allowed to continue. Work shall be allowed to continue outside of the buffer area. All archaeological resources unearthed by Project construction activities shall be evaluated by the Qualified Archaeologist.
If the resources are prehistoric or Native American in origin, the Applicant shall coordinate with the City, Qualified Archaeologist, and Native American representatives regarding the treatment and curation of any prehistoric archaeological resources. Additionally, if a discovery is outside of Sites S1, S2, S3, S4, or S5, the Qualified Archaeologist shall determine the level of archaeological monitoring that is warranted during future ground disturbance in other portions of the Project Site. If a resource is determined by the Qualified Archaeologist to constitute a “historical resource” pursuant to CEQA Guidelines Section 15064.5(a) or a “unique archaeological resource” pursuant to PRC Section 21083.2(g), the Qualified Archaeologist shall coordinate with the Applicant and the City (and Native American representatives for prehistoric resources) to develop a formal treatment plan that would serve to reduce impacts to the resource. The treatment plan established for the resource shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and PRC Sections 21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. Any archaeological material collected shall be curated at
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a repository that meets the standards outlined in 36 Code of Federal Regulations (CFR) 79.9., if such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be donated to a local school or historical society in the area for educational purposes, or to an affiliated tribe for prehistoric materials, to be determined by the Qualified Archaeologist in consultation with the City, and with Native American representatives for materials that are prehistoric in nature. Disposition of human remains and associated funerary objects shall be determined through consultation with the Most Likely Descendant (MLD) and landowner (see MM-ARCH-4).
MM-ARCH-3: Final Archaeological Report). Prior to issuance of Certificate of Occupancy for the Phase II buildings on Sites S1, S2, S3, S4, and S5, as applicable, the Qualified Archaeologist shall prepare a final report and appropriate California Department of Parks and Recreation Site Forms at the conclusion of archaeological monitoring. The report shall include a description of resources unearthed, if any, treatment of the resources, results of the artifact processing, analysis, and research, and evaluation of the resources with respect to the California Register of Historical Resources and CEQA. The report and the Site Forms shall be submitted by the Project applicant to the City, the South Central Coastal Information Center, and representatives of other appropriate or concerned agencies to signify the satisfactory completion of the development and required mitigation measures.
MM-ARCH-4: Human Remains. If human remains are encountered unexpectedly during implementation of the Project, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur at the affected excavation/construction site until the County Coroner has made the necessary findings as to origin and disposition pursuant to PRC Section 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the NAHC. The NAHC shall then identify the person(s) thought to be the Most Likely Descendent (MLD). The MLD may, with the permission of the landowner, or his or her authorized representative, inspect the site of the discovery of the Native American remains and may recommend to the owner or the person responsible for the excavation work means for treating or disposing, with appropriate dignity, the human remains and any associated grave goods. The MLD shall complete their inspection and make their recommendation within 48 hours of being granted access by the landowner to inspect the discovery. The recommendation may include the scientific removal and nondestructive analysis of human remains and items associated with Native American burials. Upon the discovery of the Native American remains, the landowner shall ensure that the immediate vicinity, according to generally accepted cultural or archaeological standards or practices, where the Native American human remains are located, is not damaged or disturbed by further development activity until the landowner has discussed and conferred, as prescribed in this mitigation measure, with the MLD regarding their recommendations, if applicable, taking into account the possibility of multiple human remains. The landowner shall discuss and confer with the descendants all reasonable options regarding the descendants' preferences for treatment.
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Whenever the NAHC is unable to identify a MLD, or the MLD identified fails to make a recommendation, or the landowner or his or her authorized representative rejects the recommendation of the descendants and the mediation provided for in Subdivision (k) of Section 5097.94, if invoked, fails to provide measures acceptable to the landowner, the landowner or his or her authorized representative shall inter the human remains and items associated with Native American human remains with appropriate dignity on the property in a location not subject to further and future subsurface disturbance.
MM-GEO-1: Paleontological Resources Investigation. Prior to start of any ground-disturbing activities (i.e., demolition, pavement removal, pot-holing or auguring, boring, drilling, grubbing, vegetation removal, brush clearance, weed abatement, grading, excavation, trenching, or any other activity that has potential to disturb soil) for each construction site, the Applicant shall retain a Qualified Paleontologist meeting the Society of Vertebrate Paleontology standards (SVP, 2010). The Qualified Paleontologist shall conduct construction worker paleontological resources sensitivity training for appropriate construction personnel. The training session shall focus on the recognition of the types of paleontological resources that could be encountered within the Project area and the procedures to be followed if they are found. The Applicant shall ensure that construction personnel are made available for and attend the training and retain documentation demonstrating attendance.
MM-GEO-2: Paleontological Resource Monitoring of Ground Disturbing Activities. Fulltime paleontological resources monitoring shall be performed by a qualified paleontological monitor under the direction of the Qualified Paleontologist (SVP, 2010) for ground disturbance in undisturbed soils below a depth of 6 feet. Fulltime monitoring may be reduced to part-time inspections, or ceased entirely, if determined adequate by the Qualified Paleontologist. Monitors shall have the authority to temporarily halt or divert work away from exposed fossils, in a radius of at least 50 feet, in order to recover the fossil specimens. Any significant fossils collected during Project-related excavations shall be prepared to the point of identification and curated into an accredited repository with retrievable storage.
Monitors shall prepare daily logs detailing the types of activities and soils observed, and any discoveries. The Qualified Paleontologist shall prepare a final monitoring and mitigation report to be submitted to the City.
MM-GEO-3: Evaluation/Treatment of Any Paleontological Finds. If construction or other Project personnel discover any potential fossils during construction, regardless of the depth of work or location, work at the discovery location shall cease in a 50- foot radius of the discovery until the Qualified Paleontologist has assessed the discovery and made recommendations as to the appropriate treatment. If the find is deemed significant, it shall be salvaged following the standards of the SVP (2010) and curated with a certified repository.
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MM-HAZ-1: Additional Assessment/Remediation - Site S3 and Site 2D/E. Prior to the issuance of a grading permit for each of Site S3 and Site 2D/E, additional assessment in the form of soil and soil vapor sampling shall be conducted to determine whether there is any soil or groundwater contamination associated with the former service station uses at these sites, once the existing on-site buildings/structures are demolished. If the additional assessment reveals concentrations of volatile organic compounds (VOCs) and/or other hazardous substances above applicable California Human Health Screening Levels (CHHSL), soil remediation and health and safety measures required by the applicable regulatory agencies [e.g., California Department of Toxic Substances (DTSC), Los Angeles Regional Water Quality Control Board (LARWQCB), etc.] shall be implemented by the Project Applicant during construction, which will be included in a Soils Management Plan and a Health and Safety Plan, as applicable (refer to Mitigation Measures HAZ-2 and HAZ-3).
The additional assessment shall also include a survey to determine the presence of any underground storage tanks (UST) associated with the former on-site gas stations. If a UST is discovered, the Applicant shall notify the SMFD prior to tank removal and prepare a work plan for UST removal. The work plan shall be approved by the SMFD and shall identify methods/procedures to remove or neutralize any flammable materials and vapors in the UST prior to transport, and establish to the satisfaction of the SMFD that no release of hazardous materials has occurred or that the release of hazardous materials is otherwise addressed in the SMP. The UST shall be properly disposed of by a licensed contractor in accordance with applicable regulations.
MM-HAZ-2: Soil Management Plan [SMP]. Should the assessments required under MM HAZ-1 above for Site S3 and Site 2D/2E reveal chemicals of concern above applicable CHHLs and for excavation activities associated with Site 2C and Site 2D/E, the Project Applicant shall retain a qualified environmental consultant to prepare a SMP, which will be submitted to DTSC, RWQCB, and/or City of Santa Monica Fire Department for review and approval prior to the commencement of excavation and grading activities. The recommendations of the applicable oversight agency shall be incorporated in the SMP. The SMP shall be implemented during excavation and grading activities on the identified Site to ensure that any contaminated soils are properly identified, excavated, and disposed of off-site, as follows:
• The SMP shall be prepared and executed in accordance with South Coast Air Quality Management District (SCAQMD) Rule 1166, Volatile Organic Compound Emissions from Decontamination of Soil. The SMP shall require the timely testing and sampling of soils so that contaminated soils can be separated from inert soils for proper disposal. The SMP shall specify the testing parameters and sampling frequency. During excavation, Rule 1166 requires that soils identified as contaminated shall be sprayed with water or another approved vapor suppressant, or covered with sheeting during periods of inactivity of greater than an hour, to prevent contaminated soils from
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becoming airborne. Under Rule 1166, contaminated soils shall be transported from the Project Site by a licensed transporter and disposed of at a licensed storage/treatment facility to prevent contaminated soils from becoming airborne or otherwise released into the environment.
• During the excavation phase, the Applicant shall remove and properly dispose of contaminated materials in accordance with the provisions of the SMP. If soil is stockpiled prior to disposal, it will be managed in accordance with the Project's Storm Water Pollution Prevention Plan, prior to its transfer for treatment and/or disposal. All impacted soils would be properly treated and disposed of in accordance with SCAQMD Rule 1166, Volatile Organic Compound Emissions from Decontamination of Soil, as well as applicable requirements of DTSC and LARWQCB.
• A qualified environmental consultant shall be present on the Site during grading and excavation activities in the known or suspected locations of contaminated soils or the UST, and shall be on call at other times as necessary, to monitor compliance with the SMP and to actively monitor the soils and excavations for evidence of contamination.
MM-HAZ-3: Health and Safety Plan [HASP]. Should the assessments required under MM HAZ-1 above reveal chemicals of concern above applicable clean-up goals, the Applicant shall commission a HASP to be prepared in compliance with Occupational Safety and Health Administration (OSHA) Safety and Health Standards (29 Code of Federal Regulations 1910.120) and Cal-OSHA requirements (CCR Title 8, General Industry Safety Orders and California Labor Code, Division 5, Part 1, Sections 6300-6719) and submitted for review by the Department of Building and Safety. The HASP would address, as appropriate, safety requirements that would serve to avoid significant impacts or risks to workers or the public in the event that elevated levels of subsurface gases are encountered during grading and excavation. The HASP would also address potential vapor encroachment from the soil contamination into the subterranean levels of the building. As necessary, gas monitoring devices would be in place to alert workers in the event elevated gas or other vapor concentrations occur when basement slab demolition or soil excavation is being performed. Contingency procedures would be in place in the event elevated gas concentrations are detected, such as the mandatory use of personal protective equipment, evacuation of the area, and/or increasing ventilation within the immediate work area. Workers would be trained to identify exposure symptoms and implement alarm response.
Construction fencing would be installed around development areas to restrict public access from surrounding properties and other phases of the Project Site, further reduce the potential for contaminated soils to become airborne, and provide additional distance between the public and excavation activities to allow for gas and vapor dilution. Vapor suppression measures also would be identified consistent with the SMP, as necessary, to avoid health hazards to adjacent properties. The HASP would have emergency contact numbers, maps to the nearest hospital, gas monitoring action levels, gas response actions, allowable
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worker exposure times, and mandatory personal protective equipment requirements. The HASP would be signed by all workers involved in the demolition and excavation of on-site soils to demonstrate their understanding of the risks of excavation.
MM-HAZ-4: Asbestos Containing Materials. Pursuant to SCAQMD requirements, testing for presence of ACM shall be conducted in the CFDC, JWCI, and SJF Buildings prior to demolition of these structures. Any ACM found in these buildings, and the previously confirmed ACM in the vacant on- site apartments and associated parking structure, shall be removed by a licensed and certified asbestos abatement contractor prior to demolition of these buildings pursuant to SCAQMD Rule 1403 and Cal-OSHA Asbestos Regulations.
MM-HAZ-5: Lead Based Paints. Testing for the presence of LBP shall be conducted in the CFDC, JWCI, and SJF Buildings prior to demolition of these structures. Any LBP found in these buildings, and the previously confirmed LBP in the vacant on- site apartments and associated parking structure, shall be removed by lead-certified personnel following the Cal-OSHA lead standards contained in CCR Title 8, Section 1532.1 and lead-safe work practices prior to demolition of these buildings.
An environmental contractor with California Department of Public Health certified workers shall be retained to carry out the work in compliance with the regulations that govern LBP.
MM-NOISE-1: Construction Vibration. To reduce the potential for construction-related vibration effects to building structures, prior to the issuance of a building permit for a Site, PSJHC shall perform an inventory of the structural condition of buildings within 50 feet of Project construction on that Site. Based on the surveyed building’s structure and condition, an acoustic specialist will determine the appropriate structural damage potential criteria based on the Caltrans Transportation and Construction Vibration Guidance Manual (Caltrans 2013), as provided in Table 4.13-3, and for each piece of construction equipment, establish a standoff distance from the applicable building. The construction contractor(s) shall restrict the use of equipment within the minimum applicable standoff distances to not exceed the building’s applicable structural damage criteria. If construction is required within these minimum applicable distances, alternative equipment and methods, such as small bulldozers (less than 300 horsepower), smaller or alternative construction equipment, or alternative methods shall be used to reduce potential vibration levels to less than the building’s applicable structural damage criteria.
MM-NOISE-2: Construction Vibration. To reduce the potential for construction-related vibration effects to any vibration sensitive medical uses, prior to the issuance of a building permit for Sites 2C, 2I, 2D/E, S1, S3 and S4, PSJHC shall perform an inventory of vibration-sensitive medical equipment and rooms/suites in the hospital and in the following nearby Medical Office Buildings along Santa Monica Boulevard and Broadway:
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For Site 2C: 2001 Santa Monica Boulevard, 2021 Santa Monica Boulevard, and 2020 Santa Monica Boulevard.
For Site 2I: 1919 Santa Monica Boulevard, 2001 Santa Monica Boulevard, 2021 Santa Monica Boulevard, and 2020 Santa Monica Boulevard. For Site 2D/E: 2208, 2216, 2232 Santa Monica Boulevard. For Sites S1 & S3: 2001 Santa Monica Boulevard, 2021 Santa Monica Boulevard, 2020 Santa Monica Boulevard, and 2020 Broadway. For Sites S4 & S5: 2021 Santa Monica Boulevard, 2020 Santa Monica Boulevard, and 2208, 2216, 2232 Santa Monica Boulevard.
PSJHC shall notify both the building owner/property manager and the building’s medical office tenants in writing of PSJHC’s need to inventory the building/tenant suite for vibration-sensitive medical equipment and rooms/suites with vibrationsensitive medical operations and to conduct the simulation(s).
For the buildings identified to contain vibration sensitive medical uses and where determined to be potentially exposed to adverse vibration effects associated with construction activities by a qualified acoustical specialist, a construction simulation survey shall be undertaken on the applicable Project Site, replicating representative construction activities, such as the use of an excavator or the dropping of a heavy weight. The simulations shall be undertaken in an appropriate number of locations, as determined by an acoustical specialist to allow evaluation of the proposed construction activities. Use of the vibration-sensitive equipment will be monitored by the applicable medical team during this exercise.
The applicable medical team will confer with the construction team, including an acoustical specialist, after the simulation. If the simulation results indicate that either (a) construction vibration would exceed manufacturer’s specifications for vibration-sensitive medical equipment or (b) hospital operating rooms or critical working areas would exceed the “Weighting factors for satisfactory magnitudes of building vibration with respect to human response” in ANSI/ASA S2.71-1983 (reaffirmed in 2012), Table A.1, then a detailed mitigation plan shall be prepared unless both the applicable medical team and the construction team agree that the construction vibration is not impacting medical equipment/procedures in a particular medical suite despite the manufacturer’s specifications or weighting factors. If a mitigation plan is required, the construction team, including an acoustical specialist, shall prepare such plan relevant to such equipment or operations that is practicable for both the construction team and the applicable medical team. This will involve a combination of the judicious selection of construction equipment and techniques to minimize vibration at source, the sympathetic scheduling of the hours of construction and medical equipment usage/operations, the use of vibration isolation tables for particularly sensitive
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medical equipment/operations and the possible temporary relocation of affected medical equipment/operations.
PSJHC shall use good faith efforts to secure the voluntary cooperation of the building owner/property manager and the building’s medical office tenants in allowing PSJHC to perform the inventory, schedule the simulation(s), monitor the vibration- sensitive medical equipment or operations during the simulation(s), and provide input on practicable measures to include in the mitigation plan.
MM-TR-1: Intersection 70. Prior to issuance of a building permit for the S4 building (Phase A4 or B4), the Project Applicant shall seek approval from the City of Los Angeles to reconfigure the existing northbound and southbound approaches of Intersection 70 (Centinela Avenue & Santa Monica Boulevard) to provide one left- turn lane and one shared through/right-turn lane at each approach (unless such reconfiguration has already occurred). The reconfiguration would involve the removal of three or four onstreet parking spaces at both the northbound and southbound approaches, including a commercial loading zone on the northbound approach, and restriping of the northbound and southbound approaches. The Project Applicant shall not be required to pursue right of way acquisition. The Project Applicant shall seek approval from the City of Los Angeles in good faith for at least 90 days and shall not be required to implement this reconfiguration if the City of Los Angeles does not provide approval within this time period. If the City of Los Angeles approves implementation of this mitigation measure, the Project Applicant shall complete implementation of this improvement prior to Certificate of Occupancy for the S4 building (Phase A4 or B4).
MM-TR-2: Intersection 77. Prior to issuance of a building permit for the 2D/2E building (Phase A5 or B5), the Project Applicant shall seek approval from the Big Blue Bus and Metro to relocate the eastbound Big Blue Bus bus stop from the near side of Intersection 77 (Bundy Drive and Santa Monica Boulevard) and consolidate it with the existing Metro bus stop on the far side of the intersection (unless such reconfiguration has already occurred). The Project Applicant shall seek approval from Big Blue Bus and Metro in good faith for at least 90 days and shall not be required to further pursue consolidation of the bus stops if the parties cannot reach agreement within the 90-day time period. Prior to issuance of a building permit for the 2D/2E building (Phase A5 or B5), the Project Applicant shall also seek approval from the City of Los Angeles to reconfigure the eastbound approach of Intersection 77 (Bundy Drive & Santa Monica Boulevard) to add a separate right turn lane, resulting in one left- turn lane, two through lanes and one right-turn only lane (unless such reconfiguration has already occurred). The Project Applicant shall not be required to pursue right of way acquisition. The Project Applicant shall seek approval from the City of Los Angeles in good faith for at least 90 days and shall not be required to implement this reconfiguration if the City of Los Angeles does not provide approval within this time period. If the City of Los Angeles approves implementation of this mitigation measure, the Project Applicant shall complete this implementation measure prior to Certificate of Occupancy for the 2D/2E building (Phase A5 or B5).
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MM-TR-3: Intersection 79. Prior to issuance of a building permit for the earlier of the S1 or S3 buildings in Phase B2 or the 2I building in Phase A2, if the Martin Expo Town Center Project has not restriped (or is not committed to restripe) the northbound approach at Intersection 79 (Bundy Drive & Olympic Boulevard) to provide dual left-turn lanes (or if this intersection has not otherwise been restriped), the Project Applicant shall seek approval from the City of Los Angeles to undertake this restriping. The Project Applicant shall seek approval from the City of Los Angeles in good faith for at least 90 days and shall not be required to implement this reconfiguration if the City of Los Angeles does not provide approval within this time period. If the City of Los Angeles approves implementation of this mitigation measure, the Project Applicant shall complete this implementation measure prior to Certificate of Occupancy for the earlier of the S1 or S3 buildings in Phase B2 or the 2I building in Phase A2.
MM-TR-4: Intersection 81. Prior to issuance of a building permit for the earlier of S1, S2 and S3 buildings in Phase A1 or the earlier S2 and 2C buildings in Phase B1, the Project Applicant shall seek approval from the City of Los Angeles and Caltrans to restripe the southbound approach at Intersection 81 (Bundy Drive & I-10 Eastbound On-Ramp) to add a second left- turn lane (unless such restriping has already occurred). This would entail removing on-street parking from the southbound approach on Bundy Drive. The Project Applicant shall seek approval from Caltrans and the City of Los Angeles in good faith for at least 90 days and shall not be required to implement this restriping if the City of Los Angeles and Caltrans, as applicable, do not provide approval within this time period. If the City of Los Angeles and Caltrans approve implementation of this mitigation measure, the Project Applicant shall complete this implementation measure prior to Certificate of Occupancy for the earlier of S1, S2 and S3 buildings in Phase A1 or the S2 and 2C buildings in Phase B1.
MM-WW-1: Sewer Capacity. Without limiting the generality of the foregoing, within 30 days of filing a Planning Application for any Phase II development, Saint John’s shall meet and confer with the City Engineer to discuss the timing and content for preparation of an updated sewer study to be reviewed and approved by the City Engineer, unless determined in the City Engineer’s sole and absolute professional judgment to be unnecessary. Such study would determine if future flows associated with the Phase II development proposed in the Planning Application (during dry and wet weather conditions) would cause the City’s 12-inch and 21- inch sewer lines on Broadway and any other downstream sewer lines to exceed the hydraulic planning criteria on page 47 in the City’s 2017 Sanitary Sewer System Master Plan or its successor thereto. The primary criteria used to establish adequately-sized sewer capacity is if the Peak Wet Weather Flow depth to diameter ratio is less than 0.75 and the minimum velocity is 2 ft/s.
If the sewer study (as approved by the City) determines that there will be exceedances of the hydraulic planning criteria due to the Phase II development proposed in the Planning Application, Saint John’s shall perform sewer upgrades prior to issuance of a certificate of occupancy for such Phase II Building(s), to the
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satisfaction of the City Engineer, including, without limitation:
(a) Installing a new adequately-sized sewer line(s) along Broadway and 20th Street to convey sewer flows generated from the applicable Phase II Development Site; or
(b) Upsizing the existing 12-inch sewer on Broadway to 18- inch from 21st Street to 20th Street and re-activating and placing in service the existing 12- inch VCP line (currently abandoned) along 20th Street from Broadway to Colorado Avenue to divert sewer flows from the Broadway 21-inch VCP sewer line to the Colorado 21-inch Vylon sewer line. The currently abandoned 12-inch VCP line, may need to be replaced pending future engineering design and offsite plans by Saint John’s.
Saint John’s may recommend the most cost-efficient City- approved sewer upgrade alternative that addresses the downstream deficiencies. All reports and plans shall also be approved by the Water Resources Engineer prior to issuance of building permit for the applicable Phase II Building. Any required upgrades shall be completed prior to Certificate of Occupancy for the applicable Phase II Development.
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EXHIBIT “T”
FORM OF ASSIGNMENT AND ASSUMPTION AGREEMENT
Recording Requested By and
When Recorded Mail To:
Harding, Larmore, Kutcher & Kozal, LLP
1250 Sixth Street, Suite 200
Santa Monica, CA 90401
Attn: Paula J. Larmore
________________________________________________________________________ Space Above This Line For Recorders Use
No Recording Fee Required
Government Code Section 27383
Government Code Section 6103
ASSIGNMENT AND ASSUMPTION AGREEMENT
This ASSIGNMENT AND ASSUMPTION AGREEMENT (“Agreement”) is made and entered into by and between PROVIDENCE HEALTH SYSTEM-SOUTHERN CALIFORNIA, a California non-profit religious corporation (“Providence”) as sole corporate member of PROVIDENCE SAINT JOHN’S HEALTH CENTER, a California non-profit religious corporation (“Assignor”), and ________________________, a __________________ (“Assignee”).
R E C I T A L S
A. The City of Santa Monica (“City”) and Assignor entered into that certain Development Agreement dated June 9, 1998 and recorded in the Official Records of the County of Los Angeles, State of California on July 29, 1998 as Instrument No. 98-1311808 as amended by that certain First Amendment to Development Agreement dated October 4, 2011 and recorded in the Official Records of the County of Los Angeles, State of California on October 13, 2011 as Instrument No. 20111388841, that certain Second Amendment to Development Agreement dated August 28, 2017 and recorded in the Official Records of the County of Los Angeles, State of California on October 2, 2017 as Instrument No. 20171125181, and that certain Third Amendment to Development Agreement dated ___________ and recorded in the Official Records of Los Angeles County, California as Instrument No. _____________ (collectively “Development Agreement”) with respect to the real property located in the City of Santa Monica, State of California more particularly described in Exhibit “A” attached hereto (the “Project Site”).
B. Assignor has obtained from the City certain development approvals and permits with respect to the development of the Project Site, including without limitation, approval of the Development Agreement for the Project Site (collectively, the “Project Approvals”).
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C. Assignor intends to sell, and Assignee intends to purchase, the Project Site.
D. In connection with such purchase and sale, Assignor desires to transfer all of the Assignor’s right, title, and interest in and to the Development Agreement and the Project Approvals with respect to the Project Site. Assignee desires to accept such assignment from Assignor and assume the obligations of Assignor under the Development Agreement and the Project Approvals with respect to the Project Site.
THEREFORE, the parties agree as follows:
1. Assignment. Assignor hereby assigns and transfers to Assignee all of Assignor’s right, title, and interest in and to the Development Agreement and the Project Approvals with respect to the Project Site. Assignee hereby accepts such assignment from Assignor.
2. Assumption. Assignee expressly assumes and agrees to keep, perform, and fulfill all the terms, conditions, covenants, and obligations required to be kept, performed, and fulfilled by Assignor under the Development Agreement and the Project Approvals with respect to the Project Site.
3. Effective Date. The execution by City of the attached receipt for this Agreement shall be considered as conclusive proof of (a) delivery of this Agreement, (b) the assignment and assumption contained herein, and (c) the release of Assignor in accordance with Section 13.2 of the Third Amendment. This Agreement shall be effective upon its recordation in the Official Records of Los Angeles County, California, provided that Assignee has closed the purchase and sale transaction and acquired legal title to the Project Site.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the dates set forth next to their signatures below.
“ASSIGNOR”
_________________________________
a California non-profit religious corporation
“ASSIGNEE”
_________________________________
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RECEIPT BY CITY
The attached ASSIGNMENT AND ASSUMPTION AGREEMENT is received by the City of Santa Monica on this ___ day of ________________, ________.
CITY OF SANTA MONICA
___________________________________
By: _______________________________
Community Development Director
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EXHIBIT “U”
PHASE II PARKING MANAGEMENT PLAN
1. Purpose
The purpose of the Phase II Parking Management Plan (“Phase II PMP” or “PMP”) is to ensure that Saint John’s will provide sufficient parking to meet the Phase I and Phase II sites’ peak parking demand for its various user groups (including doctors, employees, patients, visitors and others) while Phase II is implemented through a combination of parking facilities owned by Saint John’s and parking facilities leased by Saint John’s.
2. Objectives
a. Aid in the management of Saint John’s parking to effectively and efficiently utilize available parking supply to meet Phase I and Phase II-related peak parking demand from employees, patients, physicians, students and visitors, as well as minimize the impacts of campus activities on nearby residential and commercial neighbors. b. Provide recommendations for parking quantity and operational adjustments, including parking pricing, to make efficient use of existing parking resources and minimize the need for construction of excess parking in later stages of the Phase II buildout. c. Provide data and information to support Saint John’s successful implementation of its Transportation Demand Management Plan and achievement of its peak-period Average Vehicle Ridership targets.
3. Parking Pricing
Saint John’s shall charge its employees, visitors and patients for parking in accordance with the following:
a. For Saint John’s visitors and patients, the parking rate schedule shall be market-based and reviewed at least annually to ensure Saint John’s parking charges are not an incentive for patients and visitors to drive single-occupancy vehicles to the Campus when other commute modes are available. The parking rate schedule shall utilize commercially reasonable increments of time (e.g., 15-20 minutes in 2022), not to exceed twenty (20) minutes, and take into account parking rates in effect from time to time at other commercial parking facilities in the immediate vicinity of Saint John’s to ensure that visitors to, or employees in, other businesses do not have an economic incentive to use Saint John’s parking facilities. The rate schedule must result in charges below the maximum daily rate for its visitors and patients parking for ninety (90) minutes or less.
The ninety (90) minute rate shall not exceed eighty-five percent (85%) of the maximum daily rate.
b. For Saint John’s employees, parking pricing shall be reviewed at least annually considering both (a) Saint John’s and City’s desire to discourage Saint John’s employees from driving single-occupancy vehicles to the Campus when other commute modes are available and (b) Saint John’s and City’s desire to ensure Saint John’s employees that
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drive single-occupancy vehicles to the Campus are not incentivized to find on-street parking in Santa Monica.
4. Employee Notice of Residential Street Parking Prohibition All new employees shall be notified in writing during new employee orientation that parking on the residential streets in the vicinity of Saint John’s is prohibited. In addition, Saint John’s shall, at least annually, notify all employees in writing that parking on the residential streets in the vicinity of Saint John’s is prohibited.
5. Annual PMP Report
On or before February 28 of each year, Saint John’s shall file a PMP report with the City’s Community Development Director or his/her designee. The PMP report shall contain the following information current as of the date of the parking counts specified in subsection (f) below:
a. Saint John’s overall parking supply, including a list and map identifying the location of each parking facility and its distance from Saint John’s main campus, the number of spaces therein, those spaces available through use of attendant and valet operations, and the system of management for each parking facility;
b. Copies of all new parking leases or modifications to existing parking leases entered into since the most recent PMP report;
c. Technical analysis of existing and future parking demand based upon updated population counts in each of Saint John’s user groups;
d. Survey of market rate parking prices in the vicinity of Saint John’s; e. Then-current visitor/patient and employee parking prices; f. Tables setting forth parking demand and parking supply data for each user group based on parking counts taken within 3 weeks of the annual AVR survey week; g. A discussion of overall parking conditions, how TDM implementation has affected parking demand, any deficiencies, and measures Saint John’s intends to implement to address any deficiencies;
h. Any changes Saint John’s proposes to its PMP plan;
i. A copy of Saint John’s most recent PMP; and
j. Assessment of potential parking management techniques (e.g. pricing), prioritization, TDM measures and any other recommendations in support of PMP objectives if identified through the process of annual PMP preparation.
Saint John’s annual PMP report shall be reviewed in accordance with Section 8 of this Exhibit “U”.
6. Mid-Year PMP Updates
a. In the event (a) Saint John’s parking supply is planned to decrease beyond any decrease already anticipated in the annual PMP, (b) the planned decrease will occur prior to filing of the next annual PMP and (c) the parking supply is projected to continue to meet peak parking demand, Saint John’s shall be required to update its then-current PMP with the changes and submit it to the Community Development Director. The PMP update shall specify at a minimum the following information:
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i. Number and location of any parking capacity reduced/decreased or anticipated to be reduced/decreased.
ii. PMP revisions to:
a) Restore such parking capacity on-site or off-site so that sufficient capacity is provided and maintained to meet peak parking demand, including the timeline for provision of replacement parking capacity; or b) Demonstrate that alternative parking spaces are not needed to meet Saint John’s peak parking demand.
iii. If applicable, proposed implementation plan and schedule for new or enhanced TDM measures to offset Saint John’s affected user group(s) parking demand.
Quantification of the parking demand reduction associated with the implementation of new or enhanced TDM measures shall be provided. b. The Community Development Director shall have thirty (30) days to review the PMP update and notify Saint John’s in writing if he/she has any questions or concerns regarding the PMP update. If the Community Development Director does not notify Saint John’s of any questions or concerns regarding the PMP update in writing, the PMP update shall be deemed approved. In the event the Community Development Director does not believe Saint John’s parking supply will be sufficient to meet Saint John’s parking demand if the PMP update is implemented, the applicable provisions of Sections 9-11 of this Exhibit “U” shall apply.
7. Notice of Potential Deficit of Parking and Proposed PMP Modifications A PMP modification shall be required in the event Saint John’s aggregate parking supply has been reduced, or will be reduced, below Saint John’s parking demand for any reason (“material reduction”). In this event:
a. Before any material reduction occurs, Saint John’s shall notify the Community Development Director in writing of the timing of the potential material reduction and Saint John’s plan for ensuring Saint John’s will have sufficient parking supply to meet parking demand before the material reduction occurs. This notice of potential material reduction in Saint John’s parking supply shall be filed a minimum of ninety (90) days prior to the removal or demolition of parking spaces done in conjunction with Phase II site preparation/development or within thirty (30) days of receiving a notice or otherwise learning that a reduction in its leased parking supply has occurred or will occur. b. At least thirty (30) days prior to any such material reduction occurring, Saint John’s shall file a written PMP modification that demonstrates that the revised PMP will be equal or superior in its effectiveness at satisfying Saint John’s parking needs in comparison to the PMP in effect prior to the material reduction. The PMP Modification request shall specify at a minimum the information required for PMP updates pursuant to Section 6 above.
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8. Review of Annual PMP and PMP Modifications
The Community Development Director will promptly review Saint John’s annual PMP report and any modifications proposed to its PMP under Sections 6(a) or 7(b) of this Exhibit “U” above. In the event the Community Development Director has objections to the PMP report or proposed PMP modifications, then the Community Development Director will notify Saint John’s in writing of such objections no later than ninety (90) days after receiving the PMP report; provided, however, that if the PMP modification(s) being proposed relates to a relocation of parking to a lot or garage owned or operated by a person or entity other than Saint John’s or any affiliate of Saint John’s, the Community Development Director shall notify Saint John’s in writing of any objection to the new location no later than sixty (60) days after receiving the PMP report. In acting on a PMP modification request, the Community Development Director shall not require Saint John’s to provide any more parking than is reasonably necessary to meet its peak parking demand for Phase I and Phase II development/sites taking into consideration Saint John’s TDM Plan and all other relevant factors.
If the Community Development Director fails to give Saint John’s timely written notice of his or her objections to the PMP report in accordance with this Section 8, Saint John’s may submit a second request for the Community Development Director’s review of the PMP report which conspicuously states: “THE COMMUNITY DEVELOPMENT DIRECTOR’S FAILURE TO NOTIFY SAINT JOHN’S IN WRITING OF ANY OBJECTIONS TO THE PMP REPORT WITHIN SIXTY (60) DAYS SHALL BE DEEMED TO CONSTITUTE APPROVAL OF THE PMP REPORT AND ALL MODIFICATIONS SPECIFIED THEREIN" (a “Second PMP Notice”). If the Community Development Director fails to give Saint John’s timely written notice of his or her objections to the PMP report within sixty (60) days of receipt of a Second PMP Notice, the Community Development Director shall be deemed to have approved such PMP report and the modifications set forth therein.
9. PMP Revisions in Response to City Comments
If the PMP report has not been either approved by the Community Development Director or deemed approved under Section 8 of this Exhibit “U” and the Community Development Director submits written notice to Saint John’s of the City’s objections, then Saint John’s will respond in writing to the City’s notice within sixty (60) days of receiving such notice. Such response shall address the Community Development Director’s concerns including, without limitation, making revisions to its PMP.
10. City Response to Revised PMP
If upon reviewing Saint John’s written response submitted in accordance with Section 9 of this Exhibit “U”, the Community Development Director reasonably determines that the parking supply which will be available to Saint John’s following implementation of the measures specified in the PMP report, as it may be amended in Saint John’s response under Section 9 of this Exhibit “U”, will be insufficient to satisfy Saint John’s parking demand, then within sixty (60) days of receipt of Saint John’s written response, Community Development Director shall provide Saint John’s with written notice that a parking deficit exists. If the Community Development Director fails to provide such notice to Saint John’s within such sixty (60) day period, Saint John’s shall be entitled to submit a Second PMP Notice and, if the Community Development Director fails to give Saint John’s timely written notice of his or her objections to
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the PMP report within fifteen (15) days of receipt of a Second PMP Notice, the Community Development Director shall be deemed to have approved such PMP report, as it may have been amended in Saint John’s response, and the modifications set forth therein. If the Community Development Director provides such written notice in a timely manner, then the Community Development Director and Saint John’s will promptly meet and confer for a period not to exceed thirty (30) days commencing on the date Saint John’s receives the Community Development Director’s notice in an effort to develop a revised PMP that is acceptable to both the Community Development Director and Saint John’s.
11. City Response to Final Revised PMP
Upon the conclusion of the meet and confer process described in Section 10 of this Exhibit “U”, Saint John’s shall submit to the Community Development Director a final revised PMP. If the Community Development Director reasonably determines that such revised PMP will not provide sufficient parking, assuming a utilization rate of at least 90% for the parking supply, the Community Development Director shall so notify Saint John’s in writing specifying the reasons for such determination within thirty (30) days of Saint John’s submission of such revised PMP.
Should the Community Development Director fail to provide such written notice within such time, the Community Development Director shall be deemed to have approved the revised PMP.
If the Community Development Director does provide timely written notice and Saint John’s fails to further revise the PMP in a manner reasonably acceptable to the Community Development Director within thirty (30) days of receipt of such notice, such failure shall constitute a Default under the Development Agreement.
12. Scope of PMP Modifications
Subject to the review process set forth in Sections 8-11 of this Exhibit “U”, Saint John’s and the City agree that a PMP may be modified with respect to the location, design, number of parking spaces, cost of parking, management and operations, access and other features addressed in the current PMP. The PMP may include, without limitation, construction of additional on-site or off-site parking, the leasing of off-site parking, TDM, or other options reasonably acceptable to the City, provided that adequate parking meeting its peak parking demand is maintained by Saint John’s.
13. Phase II Implementation
In accordance with the Phase II Master Plan Standards in Exhibit “Q”, the parking requirements for specified Phase II Buildings will be based upon updated parking demand studies that take into consideration updated empirical data (parking counts) and parking demand projections. The then current annual PMP report may be utilized in preparation of such parking demand studies subject to the timing provisions included in the Phase II Master Plan Standards in Exhibit “Q”.
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Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's Development Agreement (180 min)) III.
DEVELOPMENT
STANDARDS
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Packet Pg. 990 Attachment: Attachment G Exhibit Q to Providence Third Amendment (Phase II Master Plan Standards March 2022) (4853 : Providence Saint III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
26 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
A. PLAN OVERVIEW
This Chapter establishes the development standards that guide development throughout the implementation of this Master Plan. These regulations are consistent with the vision, program goals and urban planning principles discussed in Chapter II, Vision, Goals, and Principles. An overview of the Phase II buildings, circulation, and significant open space improvements are shown on Figure III-1 and further described in Table III-1. As depicted on Figure III-1, Phase II Sites with Conceptual Buildings, proposed development on the north campus is identified with a “2” by approximate site location, proposed development on the south campus is identified with a “S.” Implementation of this Phase II Master Plan contemplates demolition or removal of the existing buildings and surface parking lots summarized on Table I-1, Existing Conditions - Phase II Development Sites, in accordance with the DA.
West Ambulatory & Acute Care Building
East Ambulatory & Acute Care Building
20th Street Medical Building
Child and Family Development Center
Multifamily Housing
West Ambulatory Care & Research Building
Education & Conference Center and East Ambulatory
Care & Research Building
S5 Visitor Accommodations
2C
2I
S1
S2
S3
S4
2D/E
FIGURE III-1: PHASE II SITES WITH CONCEPTUAL BUILDINGS
2C
2D/E
2I
S1
S2
S3
S4
S5
Mulin Plaza
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating implementation of the Development Standards provided in Chapter III, building design is subject to change
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
B. PERMITTED USES
A variety of medical and non-medical uses are permitted for Phase II Development Sites. The following descriptions define the permitted uses identified by Development Site in Table III1, Phase II Vested Uses and Development Rights by Site. For any use not identified in Table III-1 or described below and in cases of uncertainty the Community Development Director has the authority to determine whether an undefined use shall be permitted.
B.1 Accessory Uses
Accessory uses shall consist of those accessory uses
determined by the applicable City decision maker (Community Development Director (or his/her designee) or Planning
Commission (or City Council on appeal)) to be incidental and subordinate to the primary Permitted Uses authorized in this Section III-B. In the event the applicable City decision maker approves an accessory use for a Phase II Development Site, the Floor Area for such accessory use shall be deducted from the Floor Area associated with the related primary Permitted Use for that Phase II Development Site.
B.2 Child & Family Development Center
The Child & Family Development Center use shall include mental health, educational and outreach facilities and services to children and families. Saint John’s anticipates that such services may include crisis intervention programs, specialized programs for children with developmental disabilities, outpatient mental health programs, educational therapy, therapeutic preschool and tutoring services and youth development projects. The Child & Family Development Center may also include clinical space, ancillary meeting rooms and administrative offices for health care professionals and employees working at the Child & Family Development Center.
B.3 Childcare/ Day Care
Childcare uses shall consist of day care, childcare or preschool nursery services.
B.4 Education & Conference Center
The Education & Conference Center shall consist of one or more facilities in which the following uses are permitted: (i) meetings, conferences, seminars, workshops and education and training sessions for health care professionals, (ii) lectures, seminars, meetings and programs for the general community on health care-related issues, (iii) advanced telecommunication technologies to provide communication linkages between
the campus property and other health care facilities and educational institutions, (iv) broadcast facilities designed to disseminate medical and health care information to health care professionals and the general public, (v) meetings of non-profit community-based organizations and (vi) meetings of groups and organizations related to Saint John’s, such as the Board of Trustees of the Saint John’s Health Center Foundation, the Irene Dunne Guild, and employees of Saint John’s and affiliated entities. The Center shall not be utilized for trade and consumer shows or exhibitions, or for industry or business meetings, that are unrelated to health care. The Education & Conference Center may include classrooms, auditoriums, meeting rooms, reference libraries for print and multimedia, broadcast facilities and administrative offices for health care professionals and employees working at the Education & Conference Center, provided that the broadcast facilities in the facility do not exceed an aggregate of 5,000 square feet. The Education & Conference Center shall be operated throughout the term of the DA on an integrated and coordinated basis with other health care services provided on the campus property.
B.5 Health & Wellness Center
A Health & Wellness Center shall be a facility that focuses on lifestyle management for individuals through the prevention of illness and promotion of wellness. Integral elements of the facility are programs and facilities for exercise, nutrition, physical therapy and rehabilitation, cardiac rehabilitation and related prevention-oriented and rehabilitative services. Ancillary uses within a Health & Wellness Center that are available to persons using the facility may include a snack and juice bar, a retail shop featuring exercise apparel and related items and comparable uses. The facility may also include administrative offices for health care professionals and employees working at the Health & Wellness Center.
B.6 Health-Related Services
Health Related uses shall include those uses identified in Appendix A and other uses that are determined by the Community Development Director to be similar to the uses so identified (“Similar Uses”) and no other uses. Similar Uses may include new health-related services and retail uses based upon advancements in health care.
B.7 Hospital/Health Care Uses
Hospital/Health Care Uses include without limitation, those specific uses listed in Appendix B.
B.8 Internal Pedestrian Connections
Internal pedestrian connections are above and/or below grade connections that may be located (a) above-grade between buildings located on Site S3 and S4 (in addition to the belowgrade subterranean parking that is connected throughout the south campus), (b) above and/or below-grade between Site 2C and Phase I buildings and (c) above and/or below-grade between Site 2D/E and Phase I buildings. These connections are discussed in Section E, Mobility Plan and are shown on Figure III-12. Nothing herein shall be deemed as a vested right to any real property interest over or under the City’s Santa Monica Boulevard public right-of way without a separate grant of approval by the City, which may be granted in the City’s sole and absolute discretion in the form of an easement agreement or equivalent grant of property interest over or under a public right-of-way.
B.9 Medical Office
Medical Office uses shall consist of offices developed and utilized for “medical use” as defined in the 2022 SMMC.
B.10 Medical Research Facilities
Medical Research Facilities shall consist of medical
laboratory and research facilities. Such facilities may include, without limitation, the research activities of the John Wayne Cancer Institute, the Saint John’s Heart Institute and other comparable medical laboratory and research endeavors. The Medical Research Facilities may also include clinic space and administrative and medical offices for health care professionals and employees working at the Medical Research Facilities.
B.11 Multifamily Housing
Multifamily housing shall consist of rental housing
units, including units that satisfy the City’s inclusionary housing requirements.
B.12 Neighborhood Commercial
Neighborhood Commercial uses shall consist of commercial uses that are permitted uses in the Neighborhood Commercial Zoning District as of the Phase II Master Plan’s effective date.
Other uses may be permitted that are similar to, consistent with, and not more disruptive than permitted uses in the Neighborhood Commercial District, as determined by the
Community Development Director.
B.13 Parking
Parking may be located in and on Phase II Development Sites, provided that no above-grade parking (exclusive of entry/exit driveways) on the ground floor of any Phase II Building shall be located within seventy-five (75) feet of Santa Monica Boulevard or Broadway.
B.14 Restaurants
Restaurants shall consist of Restaurant, Full-Service or Restaurant, Limited-Service and Take-Out as defined in 2022 SMMC Section 9.51.030(B)(8)(b) and (c) respectively, with Outdoor Dining and Seating Area as defined in 2022 SMMC Section 9.51.030(B)(8)(e). No separate parking structure or separate surface parking area shall be provided for any Restaurant on the campus property. The sale of alcoholic beverages may be allowed in Restaurants on the campus
property, provided that: (i) the sale of alcoholic beverages is incidental to the sale of food and (ii) the required City permit(s) are obtained pursuant to 2022 SMMC Section 9.31.040.
B.15 Visitor Accommodations
Visitor Accommodations shall consist of overnight visitor accommodations provided for occupancy exclusively by (i) inpatients and outpatients of other facilities located on the campus property and their family members, (ii) visiting health care professionals to the campus property and (iii) participants in health care conferences and seminars located on the
campus property. Saint John’s shall not market the availability of units in the Visitor Accommodations to the general public
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28 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
TABLE III-1: PHASE II VESTED USES AND DEVELOPMENT RIGHTS BY SITE Site/ Master Plan Building Name Vested Uses by Site1&3 Vested Building Floor Area2 Vested Height4 S1 Child & Family
Development Center
Child & Family Development Center 34,500 sf6 47 feet
Day Care
S2 Multifamily Housing Multifamily Housing Min. 10 units / 2.5 FAR5 36 feet Restaurant or Neighborhood Commercial Uses
S3 West Ambulatory Care &
Research Building
Hospital/Health Care 123,000 sf 89 feet
Medical Research Facilities
Health & Wellness Center
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
S4 Education & Conference
Center and East Ambulatory
Care & Research Building
Education & Conference Center 199,000 sf (includes sf for overhead connection between S3 and S4)
105 feet
Hospital/Health Care
Health & Wellness Center
Medical Research Facilities
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
S5 Visitor Accommodations Visitor Accommodations 2.5 FAR5 73 feet Multifamily Housing
Saint John’s Café Restaurant or Neighborhood Commercial Uses 900 sf 17 feet 2C West Ambulatory & Acute
Care Building
Hospital/Health Care 123,350 sf above-grade
(including 7,250 sf of pedestrian connections to Phase I 6,150 sf below-grade
(including 2,650 sf of pedestrian connections to Phase I) 95 feet
Medical Research Facilities
Health & Wellness Center
Internal Pedestrian Connections to Phase I
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
2D/E East Ambulatory & Acute
Care Building
Hospital/Health Care 65,800 sf above-grade
(including 3,300 sf of pedestrian connections to Phase I) 16,400 sf below-grade
(including 400 sf of pedestrian connections to Phase I) 75 feet
Medical Research Facilities
Health & Wellness Center
Internal Pedestrian Connections to Phase I
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
2I 20th Street Medical Building Medical Office 73,300 sf 60 feet Medical Research Facilities
Hospital/Health Care
Health & Wellness Center
Child & Family Development Center
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
Above- Grade Parking and Vehicle Circulation
Mullin Plaza Café Restaurant or Neighborhood Commercial Uses 1,500 sf 17 feet NOTES:
1. The the vested floor area/units per use are subject to the overall maximum floor areas/ units per Vested Use in accordance with themThird Amendment to the DA as provided in Table III-2.
2. Floor area has the meaning as definded in 2022 SMMC § 9.04.080. For some buildings, the sum of the maximum floor areas for the Vested Uses that may occur within the building exceeds that overall building’s floor area in order to allow some flexibility for establishing the eventual location and the not-to-exceed amount of certain Vested Uses within the Phase II buildings.
3. In accordance with Section B, Permitted Uses, subterranean parking is a permitted use for all Phase II Development Sites and is not floor area per 2022 SMMC § 9.04.080.
4. Vested heights for the Phase II buildings are based upon the Average Natural Grade (ANG) calculations for each Phase II Development Site shown in Table III-3. The City and Providence Saint John’s agree that the ANG calculations in Table III-3 will serve as the basis for all height calculations for the Phase II Development Program and that the 2022 SMMC’s regulations pertaining to the calculation of ANG will not apply to the Phase II Development program to the extent that they differ from those in the tables above.
5. City to evaulate if further environmental review is required for multifamily housing above 10 units on Site S2 or any Campus Property per the DA.
6. 2.5 FAR for housing if Daycare is continued on North Campus, in lieu of Child and Family Development Center as a permitted use.
TABLE III-2: PHASE II VESTED USES
Use2&3 Square Feet/ Units
Hospital/Health Care 404,000 sq ft
Medical Office 50,000 sq ft
Medical Research Facilities 140,000 sq ft
Health & Wellness Center 90,000 sq ft
Education & Conference Center 70,000 sq ft
Child & Family Development Center 50,000 sq ft
Health Related Services 40,000 sq ft
Day Care 25,000 sq ft
Restaurants 10,000 sq ft
Neighborhood Commercial Uses 5,000 sq ft
Visitor Accommodations 38,000 sq ft / 34 units
Multifamily Housing Min. 10 units
TABLE III-3: AVERAGE NATURAL GRADE (ANG)
Site ANG4
S1 148.55 ft
S2 149.97 ft
S3 148.55 ft
S4 and Saint John’s Cafe 150.06 ft
S5 150.05 ft
2C 156.84 ft
2D/E and Mullin Plaza Cafe 154.76 ft
2I 155.05 ft
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
TABLE III-4: HEIGHT EXCEPTIONS
Phase II Building Aggregate Coverage of Projections
West Ambulatory & Acute Care Building (2C) 50% of roof area East Ambulatory & Acute Care Building (2D/E) 55% of roof area 20th Street Medical Building (2I) 50% of roof area
West Ambulatory Care & Research Building (S3) 60% of roof area Education & Conference Center and East
Ambulatory Care & Research Building (S4) 50% of roof area Visitor Housing (S5) 50% of roof area
Note: In accordance with 2022 SMMC Section 9.21.060(A), the above limitations on total aggregate coverage of projections shall not apply to solar energy systems.
Allowed Projections Above Height Limits
Structure Maximum Aggregate Coverage of
Building’s Roof Area (%)
Maximum Vertical
Projection (ft.)
Above the Height Limit
Skylights
Child & Family Development Center (S1) No limit (as per 2022 SMMC Table 9.21.060) 5 ft above the roofline
Ventilating fans, water tanks, cooling towers, or other equipment required to operate and maintain a building, along with screening of such equipment required by SMMC Section 9.21.140, Screening West Ambulatory & Acute Care
Building (2C)
Total area enclosed by all screening may
not exceed 50% 15 ft.
East Ambulatory & Acute Care Building (2D/E) Total area enclosed by all screening may not exceed 50% 15 ft.
20th Street Medical Building (2I) Total area enclosed by all screening may not exceed 45% 15 ft.
West Ambulatory Care & Research Building (S3) Total area enclosed by all screening may not exceed 60%
15 ft., except 30 ft. for an area up
to 200 sf.
Education & Conference Center and
East Ambulatory Care & Research Building (S4)
Total area enclosed by all screening may
not exceed 45%
15 ft., except 30 ft. for an area up
to 200 sf.
Visitor Housing (S5) Total area enclosed by all screening may not exceed 45%
12 ft. (as per 2022 SMMC
Table 9.21.060)
NOTE:
Projections above the Phase II buildings heights not established in this table shall be governed by 2022 SMMC Section 9.21.060 nor shall units be available to the general public. Saint John’s may retain a third-party to operate the Visitor Accommodations.
Visitor Accommodations is a permitted use originally approved in the 1998 Development Agreement in acknowledgement of the various visitors to Saint John’s campus that may require overnight accommodations. As Visitor Accommodations is
located on Saint John’s campus and is not available to the general public, it does not fit squarely into any of the use classifications listed in the 2022 SMMC (e.g. it is not a “multipleunit dwelling” per 2022 SMMC Section 9.51.020(A)(1)(d), “group residential” per 2022 SMMC Section 9.51.020(A)(1)(e), “corporate housing” per 2022 SMMC Section 9.51.020(A)(2), nor a type of “lodging” per 2022 SMMC Section 9.51.030(B) (15), etc.). This Section B.15 contains all requirements and limitations on the Visitor Accommodations use and this use shall not be subject to any other use/rental requirements in the 2022 SMMC including without limitation: restrictions on income levels of the occupants, bedroom/unit mix requirements, amenities (including furnishings), length of stay, principal place of residency, tenant relocation, good cause eviction, and transient occupancy tax.
B.16 Other Uses
Any other uses that are designated as permitted uses for the Phase II Development Sites by the SMMC in effect at the time the use is established that are similar to, consistent with, and not more disruptive than the Phase II Permitted Uses described above.
C. DEVELOPMENT STANDARDS
Development standards control height, setbacks, building separation and other related regulations concerning the redevelopment of the Phase II Development Sites.
C.1 Height
Vested heights in Table III-1 are based upon the Average Natural Grade (ANG) for each Phase II site as established in Table III-3.
The ANGs for each Phase II site govern all future development under the Phase II Master Plan and supersede the 2022
SMMC calculation for ANG (2022 SMMC Section 9.04.050(A) (1)). Permitted projections above the permitted heights are discussed in Section C.1.1, Height Exceptions, below.
C.1.1 Height Exceptions
Except as provided in Table III-4, Height Exceptions, permitted projections above Phase II permitted height limits are per 2022 SMMC Section 9.21.060. The total aggregate coverage of
projections above Phase II building heights established in Table III-1 shall not exceed 30% of a roof’s area, except as provided in Table III-4, Height Exceptions.
C.2 Building Separation, Setbacks and Stepbacks
Building placement will play an important part in creating character and a sense of place for the Saint John’s Campus.
Setback standards are required to provide areas for landscaping and a buffer from street activity. Standards for ground level setbacks and building separation are provided in Tables III-5 and III-6 and are also depicted on Figure III-2.
Upper-level stepback requirements are specified in Figure III-3 and Table III-7.
Minimum open space requirements are provided in Section D.
C.2.1 Projections into Required Setbacks and Open Space The following projections into required setbacks and open space areas are allowed in addition to those specified in 2022 SMMC Section 9.21.110:
a. Sites S3 and 2C: if the City approves a pedestrian connection across Santa Monica Boulevard then structural columns to support such pedestrian connection may be needed within setback areas.
b. All sites: Intake vents for any subterranean garage.
C.3 Other Site Regulations
C.3.1 Unexcavated Yards Adjacent to Residential Parcels Providence Saint John’s Phase II Developments will comply with the unexcavated yards provision in 2022 SMMC Section
9.21.190, except that the subterranean parking garage beneath Sites S4 and S5 is required to have a 7.5 foot unexcavated buffer adjacent to the property line adjacent to the property located at 1440 23rd Street.
C.4 Resource Recovery and Recycling
The minimum sizes of the Resource and Recycling areas for each Phase II Development are specified in Table III-8. Except for the S2 site, the resource recovery and recycling standards in 2022 SMMC Section 9.21.130 or successor thereto shall not apply given Providence Saint John’s unique refuse and recycling needs and that the health center’s refuse and recycling is handled through private firms rather than the City. If a Phase II site elects to use City refuse and recycling services then the standards in 2022 SMMC Section 9.21.130 shall be met.
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30 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
TABLE III-5: GROUND LEVEL BUILDING SEPARATION STANDARDS FIGURE III-2: GROUND-LEVEL BUILDING SEPARATION AND SETBACK REQUIREMENTS Map
Location Requirement
1. 20’ minimum separation from the north side of the building located at 2001 Santa Monica Boulevard to 2I building
2. 20’ minimum separation from the west side of the Parking Structure for 2001 and 2021 Santa Monica Boulevard to 2I building
3. 20’ minimum separation from the south side of the building located at 1301 20th Street to 2I building
4. 20’ minimum separation from the east side of the parking structure for 2001 and 2021 Santa Monica Boulevard to 2C building
5. 40’ minimum separation from the east side of the south facade of the existing CSS building to 2D/E building NOTE:
See Figure III-2 for building separation by map location.
TABLE III-6: GROUND LEVEL SETBACK REQUIREMENTS BY STREET
FRONTAGE OR PROPERTY LINE
Street Setback Distance from Street or
Property Line
20th Street 6 ft
North of Santa Monica Boulevard 6 ft
South of Santa Monica Boulevard 6ft
23rd Street 20 ft
Broadway 3 ft
Site S2 and 1440 23rd Street
shared property line 20 ft
NOTES:
See Figure III-2.
*See Figure III-7 for Saint John’s Square Open Space Requirements.
Requirements for the East and West Diveways and 20th Place are provided in Chapter III, Section E, Mobility Plan, general dimensions are provided on Fiture III-2 to demonstrate implementation of the setbacks in conjunction with the Mobility Plan.
NOTE:
Figure depicts conceptual roof-top building footprints demonstrating implementation of the Development Standards provided in Chapter III, building design is subject to change
1. 3.
2. 4. 5.
1301 20th Street
Parking for 2001 and
2021 Santa Monica Blvd
CSS Building (Phase I)
2001 Santa Monica Blvd.
*
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-3: UPPER-LEVEL STEPBACK REQUIREMENTS TABLE III-7: UPPER LEVEL STEPBACK REQUIREMENT BY STREET Adjacent Street Min. Avg. Upper Level
Stepback from Property Line
20th Street 9 ft
Santa Monica Boulevard 7 ft
23rd Street 21 ft
Broadway 6 ft
TABLE III-8: RESOURCE AND RECYCLING AREA DIMENSIONS
Minimum Resource and Recycling Room Dimensions
Building Minimum Room Dimensions
Child & Family Development Center (S1) 28’ x 12’-6”
Multifamily Housing (S2) 21’ x 14’ as per 2022 SMMC Table 9.21.130.A West Ambulatory Care & Research Building (S3) 28’ x 20’ Education & Conference Center and East
Ambulatory Care & Research Building (S4) 28’ x 28’
Visitor Housing (S5) 28’ x 12’-6”
Saint John’s Café None. Refuse and recycling transported to S4 daily.
West Ambulatory & Acute Care Building (2C) 28’ x 20’
East Ambulatory & Acute Care Building (2D/E) 28’ x 12’-6” 20th Street Medical Building (2I) 28’ x 20’
Mullin Plaza Café None. Refuse and recycling transported to 2D/E daily.
NOTE:
Figure depicts conceptual roof-top building footprints
demonstrating implementation of the Development Standards provided in Chapter III, building design is subject to change
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32 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
D. OPEN SPACE STANDARDS
As described throughout this Chapter, the Phase II Master Plan includes new open spaces on both the south campus and north campus. These open spaces enhance the pedestrian
experience on and around the campus, allow opportunities for outdoor exercise and wellness, and provide gathering areas for Providence Saint John’s employees, patients, and visitors as well as area residents and employees. Figure III-4 shows the various Phase II ground-level open space areas.
D.1 Publicly-Accessible Open Spaces
D.1.1 Locations and Sizes
Many of the Phase II open spaces are publicly-accessible.
Figure III-5 depicts the approximate locations of the publiclyaccessible open spaces. The significant Phase II publiclyaccessible open spaces are subject to the requirements in Table III-9. The publicly-accessible open spaces will be governed by the regulations included in the Development Agreement.
A. Minor Modifications
The Planning Commission or Architectural Review Board, as applicable, may approve modifications or reductions to one or more of the publicly-accessible open spaces upon making a finding that the particular publicly-accessible open space supports an activated pedestrian ground-level through design creativity/innovation and/or the integration of features or amenities for pedestrians.
D.1.2
24/7 Pedestrian Connections
In accordance with the Development Agreement and as shown on Figure III-6, three 24/7 Pedestrian Connections connecting Santa Monica Boulevard to Broadway (or 21st Street) through the South Campus are provided as part of Phase II. The 24/7 Pedestrian Connections will have a minimum of 5 feet clear walking area. The west 24/7 Pedestrian Connection is provided along the sidewalk on the east side of 20th Place and South Campus West Driveway as part of the S1 and S3 developments.
The middle 24/7 Pedestrian Connection is provided on the vacated portion of 21st Street once the northern portion of 21st Street is vacated. The east 24/7 Pedestrian Connection is provided along the west side of Southeast Driveway, Service Access Road and South Campus East Driveway sidewalks as part of the S4 development. The 24/7 Pedestrian Connections are further governed by regulations in the Development
Agreement.
D.2 South Campus Open Space
In accordance with the Development Agreement, a minimum of 35% ground-level open space shall be provided on the south campus. In addition to the ground level open space, private open space areas may be provided on upper level roof decks of some Phase II buildings to provide additional opportunities for open air gathering (these areas do not count toward the 35% South Campus open space requirement and are not publiclyaccessible).
D.2.1
Saint John’s Square Urban Design Standards
Figure III-7 shows Saint John’s Square and the adjacent urban design features that contribute to the pedestrian-oriented design along Santa Monica Boulevard. The minimum requirements for these areas are provided in Table III-10.
TABLE III-9: STANDARDS FOR SIGNIFICANT
PUBLICLY-ACCESSIBLE OPEN SPACE
Development Site Minimum Size
Saint John’s
Square (Site S4)
16,500 sf (Saint John’s Café and
an elevator to the parking garage
may be located in this area)
Sun Garden (Site S5) 12,000 sf
South Garden (Site S5) 7,000 sf
Mullin Plaza (extension
onto Site 2D/E)
23,000 sf Total
[Existing 17,700 sf + New 5,300 sf]
(Mullin Plaza Café may be located
in this area)
FIGURE III-4: PHASE II OPEN SPACE
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating implementation of the Development Standards provided in Chapter III, building design and location of open space are subject to change
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-5: PHASE II GROUND LEVEL PUBLICLY-ACCESSIBLE OPEN SPACE NOTE:
Figure depicts conceptual ground-level building footprints demonstrating implementation of the Development Standards provided in Chapter III, building design and location of open space are subject to change.
FIGURE III-6: AREAS DESIGNATED FOR 24/7 PEDESTRIAN ACCESS THROUGH SOUTH CAMPUS Figure depicts conceptual ground-level and roof-top building footprints demonstrating implementation of the Development Standards provided in Chapter III, building design is subject to change 24/7 Pedestrian Connection
(Public Sidewalk per DA)
24/7 Pedestrian Connection
(Existing Public Sidewalk)
24/7 Pedestrian Connection
(Publicly-Accessible Connection)
NOTE:
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34 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
(E) Santa Monica Blvd.
Residential
S4
S4
S3
140’ min.
100’ min.
5’ min.
additional
open space
at ground
5’ min.
additional
open space
at ground
“open to sky” open space “open to sky” open space
0 50’ 100’
Legend
Potential Footprint of Upper Levels
N
FIGURE III-7: SAINT JOHN’S SQUARE STANDARDS
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating implementation of the Development Standards provided in Chapter III, building design and location of open space are subject to change.
Outdoor Pedestrian
Connection
15’ min. width
12’ min. vertical
clearance
A.
C.
(E) Santa Monica Blvd.
Residential
S4
S4
S3 Outdoor Pedestrian
Connection
15’ min. width
12’ min. vertical
clearance
*
*
Outdoor
Pedestrian
Connection
20’ min. width
14’ min. vertical
clearance
A.
C.
*
*
0 50’ 100’
Legend
*
Potential Footprint of Upper Levels
Ground Level Entrance
See B. and D. in Table
Locations shown are not final, but are
provided to demonstrate compliance
with the standards in Table
N
TABLE III-10: SAINT JOHN’S SQUARE DEVELOPMENT STANDARDS General Standards
1. Saint John’s Square’s “open to the sky” area shall be a minimum of 100’ from the property line along Santa Monica Boulevard to the south/S4 building for a minimum of 140’ east-west between the S3 building and eastern portion of the S4 building as shown on Figure III-7. At the ground level and consistent with the ground level setbacks also specified in Figure III-7, a minimum of 5’ of additional publicly-accessible open space both west and east of Saint John’s Square’s is not required to be “open to sky”. The other ground level setback area may be covered and/or included as an arcade at building’s ground level with building columns located in this area.
Note: an elevator to the parking garage and/or intake vents for the parking garage may be located in this area.
2. Additional Pedestrian Oriented Design Standards - Each letter below corresponds to Figure III-7.
West of Saint John’s Square/S3 Site Pedestrian Oriented Design A. Minimum volume of opening below S3/S4
above-grade connection
20’ width (east-west)
14’ minimum clear from grade to bottom of floor above
B. S3 Pedestrian Entrance Minimum of 1 pedestrian entrance to S3 building from Santa Monica Boulevard/ Saint John’s Square
East of Saint John’s Square/S4 Site Pedestrian Oriented Design C. Ground level publicly-accessible
connection through S4 building/footprint
between South Campus East Driveway and
Saint John’s Square
15’ minimum width (north-south)
12’ minimum clear from grade to bottom of floor above
D. S4 Pedestrian Entrances Minimum of 1 pedestrian entrance to east portion of S4 building from Santa Monica Boulevard/Saint John’s Square.
Minimum of 1 pedestrian entrance to west portion of S4 building from Saint John’s Square.
Minimum of 1 pedestrian entrance to west portion of S4 building from Woodland Garden.
Outdoor
Pedestrian
Connection
20’ min. width
14’ min. vertical
clearance
Not to Scale
Potential Footprint of Upper Levels
See B and D in Table III-10.
Ground Level Building Entrance
Woodland Garden
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-8: SOUTH CAMPUS INTERIM OPEN SPACE CONDITIONS Vacated portion of 21st Street
Interim Landscape Buffer
Saint John’s Way 20th Place
21st Street
Broadway
South Campus West Driveway
D.2.2Interim Conditions
The temporary conditions for the South Campus may be
implemented during build out of this long-term plan to
provide open space buffers and access during various stages of development. The requirements for implementation of
these areas are discussed below and are shown on Figure III-8. Additionally, application of each interim condition is demonstrated throughout the various stages of the two Phasing Plans provided in Chapter IV.
a. S3 and 21st Street
Once S3 is built and the requirements for vacation of 21st Street are met, an interim publicly-accessible open space area shall be provided along the northern portion of the street as depicted in Figure III-8. The vacated northern portion of 21st Street between Santa Monica Boulevard and the entrance to lot H will be improved with interim landscape and hardscape. This area will provide public access between Broadway and Santa Monica Boulevard as well as emergency vehicle access. The southern portion of 21st Street will continue to provide access to neighboring residential developments as well as Parking Lot H. The design of this interim landscape/hardscape shall be reviewed by the Architectural Review Board as part of its review of the S3 site. This interim condition shall be provided until development of S4 and Saint John’s Square commence.
b. S4 Landscape Buffer
If the existing Cancer Institute building is demolished prior to Site S4 construction commencing, an interim landscape and hardscape buffer area along Santa Monica Boulevard with a depth of at least 5 feet shall be provided. Figure III-8 illustrates the intended location of the planting buffer. Design for such interim landscape and hardscape area shall be subject to review and approval by the Community Development Director. The interim surface parking shall be screened from Santa Monica Boulevard with planting, berms, and/or fences as described in 2022 SMMC Section 9.28.120(K.2) with the screening being a minimum of 3 feet and a maximum of 3.5 feet in height pursuant to 2022 SMMC Section 9.28.120(K.1) unless alternative
screening is approved by the Community Development Director pursuant to 2022 SMMC Section 9.28.120(M). Except for
these specific screening and landscape or hardscape design requirements, the Community Development Director may
modify or waive otherwise applicable parking design and development standards (including those in 2022 SMMC
Section 9.28.120) and/or landscaping requirements (including those in 2022 SMMC Section 9.26.050) due to the interim nature of the construction staging or parking area. This interim condition shall be provided until development of S4 and Saint John’s Square commence.
D.3 Minor Modifications
Providence Saint John’s may request and the Planning
Commission or Architectural Review Board, as applicable, may approve modifications to location and layout of the south campus open spaces as part of the review process for individual Phase II Developments so long as the overall ground level open space on the south campus meets the 35 percent requirement.
D.4 Architectural Review of Phase II Open Space
The design and landscaping of each Phase II open space shall be subject to the approval of the Architectural Review Board during architectural review of each of the Phase II Developments.
Santa Monica Blvd
20th Street
Parking Lot H
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36 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
E. MOBILITY PLAN
This Phase II Master Plan includes mobility improvements on and around the Providence Saint John’s campus that will be implemented over time as part of the Phase II Development Program. The objective of the Phase II Master Plan with respect to mobility is to accommodate vehicular, bicycle and pedestrian circulation and parking access on Providence Saint John’s property and avoid impacts to and queuing on the City streets adjacent to the Providence Saint John’s campus. In this regard, priority for vehicular access to/from Providence Saint John’s is from Santa Monica Boulevard while Broadway is prioritized for bicycle access.
E.1 Vehicle Circulation Plan
A comprehensive new vehicle access and circulation plan has been developed for Saint John’s as provided on Figure III-9, Vehicle Circulation Plan. The Plan includes improvements to the north and south campus areas as described throughout the sections below.
E.2 Bicycle Circulation Plan
Bicycle circulation is provided on Figure III-10. Consistent with the City’s Bicycle Action Plan, Broadway has been maintained as the primary route for cyclists in this part of Santa Monica.
E.3 Pedestrian Circulation Plan
The sidewalk improvements throughout this section are designed to enhance pedestrian mobility for existing development and Phase II sites as depicted on Figure III-11 (the minimum dimensions for sidewalks detailed in this Chapter III are the required setbacks from the face of the curb to the building line and may include both walkways and other associated landscaping, areas for street trees or street furniture). The publicly-accessible open space areas encourage pedestrian use and are discussed throughout Section D, Open Space
Standards. Additionally, several above-grade or below-grade pedestrian connections are explored to increase connectivity between buildings and overall pedestrian circulation between the north and south campuses. Potential connections are shown on Figure III-12 and are described below.
FIGURE III-9: VEHICLE CIRCULATION PLAN
NOTES:
1. Figure depicts conceptual ground-level and roof-top building footprints demonstrating implementation of the Development Standards provided in Chapter III, building design and location of open space are subject to change.
2. See Figure III-30 for loading zones.
/or
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-10: BICYCLE CIRCULATION PLAN
NOTES:
1. Figure depicts conceptual ground-level and roof-top building footprints demonstrating implementation of the Development Standards provided in Chapter III, building design and location of open space are subject to change.
2. Short and long term bicycle parking locations are approximate and subject to change. Actual locations will be determined with each planning application.
/Visitor Bicycle Parking
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38 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE III-11: PROPOSED PEDESTRIAN CIRCULATION
NOTES:
1.Sidewalk includes pedestrian and landscape area, curb to the ground level building facade.
2. The proposed pedestrian pathways depicted are shown to demonstrate connectivity through the campus and are subject to change.
3. Figure depicts conceptual ground-level and roof-top building footprints demonstrating implementation of the Development Standards provided in Chapter III, building design and location of open space are subject to change.
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-12: POTENTIAL ABOVE AND BELOW GRADE BUILDING CONNECTIONS Above or Below Grade
Building Connection
Above Grade Building
Connection with Usable Sq Ft.
E.3.1Above- and Below-Grade Connections
Several above- and below-grade connections could be
implemented to enhance connectivity for the Phase I and Phase II sites. Square footages for the following connections that are vested are provided in Table III-1 . Other possible connections noted in this section are not vested or permitted by right and require additional City approval as noted below.
a. Pedestrian Connections to Existing Phase I CSS Building Two pedestrian connections between the East Ambulatory & Acute Care Building (2D/E) to the existing Phase I CSS Building are permitted.
i. One above-grade pedestrian connection is permitted
within Pedestrian Zone #3 (as shown on Figure III12). The permitted floor area for this above-grade pedestrian connection is 3,300 sf.
ii. One subterranean pedestrian connection up to 400
sf is permitted.
Three pedestrian connections connecting the West Ambulatory & Acute Care Building (2C) to the existing Phase I Keck Building are permitted.
1. One above-grade Pedestrian Connection is permitted within Pedestrian Zone #1 (as shown on Figure III-12).
2. A second above-grade Pedestrian Connection is permitted in Pedestrian Zone #2 (also shown on Figure III-12).
a. The total permitted floor area for these two Pedestrian Connections (1. and 2.) is 7,250 square feet, with the
permitted floor area for either Pedestrian Connection being 5,850 sf (subject to the cumulative permitted floor area of 7,250 sf).
3. A subterranean/semi-subterranean Pedestrian Connection connecting the West Ambulatory & Acute Care Building
(2C) to the existing Phase I Keck Building is also permitted.
Because of the grade change between these two buildings a portion of this Pedestrian Connection could be exposed and visible. The permitted floor area for this Pedestrian Connection is 2,650 sf.
Portions of these pedestrian connections could be constructed on and across Phase I land area and would require the removal of two existing one-story cinder block buildings currently located on the west side of the Phase I Keck Building and commonly referred to as the “technology docks.”
b. Sites S3 and 2C
An above-grade pedestrian connection over Santa Monica
Boulevard connecting the West Ambulatory Care & Research Building (S3) to the West Ambulatory & Acute Care Building (2C) could be proposed and further explored with the City.
If constructed the above grade pedestrian connections
should complement the connecting buildings (see Chapter II, Section E.1, Phase II Development Program and Conceptual Building Design).
c. S3 and S4
As identified on Figure III-12, an above-grade, two-level connection between the West Ambulatory Care & Research
Building (S3), and the Education & Conference Center, and the East Ambulatory Care & Research Building (S4) is permitted.
As the connection would be part of the S4 development, the floor area associated with this connection is included in the vested floor area for the Education & Conference Center and the East Ambulatory Care & Research Building (S4), see Table III-1, Phase II Vested Uses and Development Rights by Site. d. Subterranean Tunnel Connection
A vehicular subterranean tunnel beneath beneath Santa
Monica Boulevard connecting the parking garages for the East Ambulatory & Acute Care Building (2D/E) and the Education & Conference Center and East Ambulatory Care & Research Building (S4) could be proposed to allow for circulation between the two garages, subject to additional City approval.
e. S1/S3 and 2C Connection
Another vehicular subterranean tunnel connection could
be proposed beneath Santa Monica Boulevard connecting
the S1/S3 parking garage and the 2C parking garage to
provide additional campus connectivity. As with the abovegrade pedestrian connection over Santa Monica Boulevard, this element may either be considered as part of the S3 development or as part of the 2C development in accordance with the Phase II Phasing Plan (see Chapter IV) and will require additional City approval. NOTE: Figure depicts conceptual ground-level and roof-top building footprints demonstrating implementation of the Development Standards provided in Chapter III, building design and location of open space are subject to change.
Phase I CSS Building
Phase I Keck Building
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E.4 Street Sections
The following sections detail existing and new street (public) and driveway (private) improvements related to Phase II Master Plan circulation improvements for the North and South campus areas. The sequence for implementation of mobility improvements are provided in Chapter IV, Phasing Plan.
E.4.1 North Campus Access Improvements
As identified on Figure III- 13, Campus Street Network, improvements on the North Campus are intended to align
with the new driveways proposed for the South Campus and to support ingress and egress for existing and new buildings planned north of Santa Monica Boulevard.
a. Site 2I
As part of the development of the 20th Street Medical Building (2I), a driveway from 20th Street is planned to provide ingress and egress to the parking garage on Site 2I. The driveway access is approximately shown on Figure III-13, and is discussed further in Section E.4.4.b, below.
b. Mullin Plaza
As part of Phase II implementation, the Mullin Plaza driveways will be revised to align with the new south campus driveways with the ingress driveway ultimately being shifted to Site 2D/E and the egress driveway being re-routed through the 2C site to connect to the new Site 2C driveway. The valet loop will remain and be expanded to the east with the expansion of the Mullin Plaza ingress driveway. Although the existing Mullin Plaza egress driveway (at the intersection of 21st Street and Santa Monica Boulevard) will be closed for general vehicular access, a controlled access mechanism will be installed to allow emergency vehicle access.
c. Site 2C
A new driveway from Santa Monica Boulevard (aligning with the South Campus West Driveway) will be added to provide additional ingress and egress to Site 2C. Egress from the Mullin Plaza driveway will be re-routed through the 2C site to connect to the new driveway. The driveway will also allow through access for emergency vehicle access between Santa Monica Boulevard and Arizona Avenue via a controlled access mechanism that will be located on the north side of the new 2C driveway.
d. Site 2D/E
As part of Phase II implementation, a new driveway from Santa Monica Boulevard will be added on Site 2D/E (aligning with South Campus East Driveway) as part of the Mullin Plaza expansion. This new driveway will be for ingress only. Ultimately, the result will be that the two existing curb cuts on Santa Monica Boulevard -- one for the Mullin Plaza ingress driveway and one that currently serves as the Foundation building egress -- will be consolidated into one curb-cut for ingress only. The existing curb-cut on Site 2D/E along 23rd Street (which currently is ingress only into the Foundation building parking lot) will be shifted and will be for egress only and limited to right-turns.
Vacated portion of 21st Street
Mullin Plaza Driveway
South Campus West Driveway
Saint John’s Way
20th Place
Southeast Driveway
South Campus East Driveway
FIGURE III-13 CAMPUS STREET NETWORK
21st Street
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE 15.1(a):
South Campus West Driveway Section
FIGURE III-14: SOUTH CAMPUS WEST DRIVEWAY SECTION
FIGURE 15.1(b):
South Campus West Loading Zone
(Commercial Loading)
FIGURE 15.1(b):
South Campus West Loading Zone
(Commercial Loading)
FIGURE III-15: SOUTH CAMPUS WEST LOADING ZONE (COMMERCIAL LOADING) E.4.2 South Campus Access Improvements
This Phase II Master Plan cohesively connects the north and south campus through re-alignment of an intersection as well as a few new streets and driveways. New south campus streets include (1) a new southbound street on the west side of the south campus, tentatively called 20th Place, and (2) a new westbound street between 21st Street and 20th Place, tentatively called Saint John’s Way. These new streets and driveways are shown previously on Figures III-9 and III-13 and are described with street sections in this Section.
a. South Campus West Driveway
South Campus West Driveway is a new north-south connection that will run from Santa Monica Boulevard to the subterranean parking garage located on the west side of the south campus.
Figures III-14 and III-15 provide the street section and loading zone for implementation of this driveway.
• Vehicles and Bicycles: South Campus West Driveway will be a two-way driveway that is 32 feet curb-to-curb and provides vehicular access to/from Santa Monica Boulevard and the subterranean parking garage beneath the south campus.
South Campus West Driveway will be shared with bicycles and provide bicycle access to the south campus, including access to short-term and long-term bicycle parking. From South Campus West Driveway, bicycles will be able to
access the existing dedicated bicycle lanes on Broadway by continuing along 20th Place. Except for emergency
and service/logistics vehicles, there will generally be no through access for vehicles between Broadway and Santa
Monica Boulevard. A controlled access mechanism would
be located on South Campus West Driveway immediately
south of the entrance to the subterranean parking garage.
A commercial loading area, Figure III-15, is provided in the area between the controlled access mechanism and 20th
Place, where another controlled access mechanism will
be located permitting through access for emergency and
service/logistics vehicles from Santa Monica Boulevard
to Broadway.
• Pedestrians: Pedestrian circulation is provided through a new sidewalk on the east side of South Campus West
Driveway. The sidewalk continues to Broadway along the new 20th Place (described below), creating better pedestrian connectivity through the south campus (including to the new open spaces on the south campus) and between the
Expo Light Rail Stations and the Providence Saint John’s campus. Four-way signalized cross walks will be provided at the relocated intersection of Santa Monica Boulevard and South Campus West Driveway to provide pedestrian
connections between the north and south campuses.
South Campus West Driveway will be created as part of
development on Site S3.
Bike Access Bike Access Bike Access
Bike Access
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FIGURE 15.4:
South Campus East Driveway Section (northern portion)
FIGURE III-16: SOUTH CAMPUS EAST DRIVEWAY SECTION (NORTHERN PORTION) FIGURE 15.5:
South Campus East Driveway Section (commercial
loading)
FIGURE 15.5:
South Campus East Driveway Section (commercial
loading)
FIGURE III-17: SOUTH CAMPUS EAST DRIVEWAY SECTION (COMMERCIAL LOADING) b. South Campus East Driveway
South Campus East Driveway is a new north-south driveway that will run from Santa Monica Boulevard to the subterranean parking garage located beneath the south campus. Figures III16 and III-17 provides the street sections for implementation of this driveway. • Vehicle and Bicycles: South Campus East Driveway will be a two-way driveway that is 32 feet curb-to-curb and provides vehicular access to/from Santa Monica Boulevard and the subterranean parking garage beneath the south campus.
A commercial loading zone is provided on the west side
of the South Campus East Driveway. South Campus East
Driveway will be shared with bicycles and provide bicycle access to the south campus, as well as amenities for shortterm and long-term bicycle parking. From South Campus East Driveway, bicycles will be able to access the existing dedicated bicycle lanes on Broadway by continuing along Service Access Road and Southeast Driveway. Except for
emergency vehicles and service/logistics vehicles, there will generally be no through access for vehicles between Broadway and Santa Monica Boulevard. A controlled
access mechanism will be located on South Campus
East Driveway immediately south of the entrance to the
subterranean parking garage.
•
Pedestrians: Pedestrian circulation is provided through a new sidewalk on the west side of South Campus East
Driveway. The sidewalk leads to pedestrian circulation
extending to Broadway, creating better pedestrian
connectivity through the south campus (including to the new open spaces on the south campus) and between the
Expo Light Rail Stations and the Providence Saint John’s campus. Four-way signalized crosswalks will be provided at the relocated intersection of Santa Monica Boulevard and South Campus East Driveway to provide pedestrian
connections between the north and south campuses.
South Campus East Driveway, including the relocated traffic signal at its intersection with Santa Monica Boulevard, will be created as part of development on Site S4 as described Chapter IV, Phasing Plan.
Bike Access Bike Access
Bike Access Bike Access Bike Access
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE 15.6:
Southeast Driveway Section
FIGURE III-18: SOUTHEAST DRIVEWAY SECTION
FIGURE 15.7:
Service Access Section
FIGURE 15.7:
Service Access Section
FIGURE III-19: SERVICE ACCESS SECTION
c. Southeast Driveway
Southeast Driveway is a new north-south driveway that will run from Broadway to Site S2. Figure III-18 provides the street section for implementation of this driveway.
• Vehicles and Bicycles: Southeast Driveway will be a two-way driveway that provides vehicular access to/from Broadway and the Multifamily Housing building at Site S2. Emergency and service/logistics vehicles will also be able to utilize Southeast Driveway for through access between Santa
Monica Boulevard and Broadway. Southeast Driveway will
be shared with bicycles and provide access to the south campus including connecting the existing dedicated bicycle lanes on Broadway to and through the south campus. Shortterm and long-term bicycle parking amenities will also be available as shown on Figure III-10, Bicycle Circulation.
Southeast Driveway will provide access to a commercial
loading zone on the north side of the S5 building. Except for emergency vehicles and service/logistics vehicles, there will generally be no through access for vehicles between Broadway and Santa Monica Boulevard. A controlled access mechanism will be located on at the northern terminus of Southeast Driveway. Southeast Driveway is 24 feet wide.
Prior to Site S4 redevelopment, this Driveway may also
serve as the ingress for surface parking Lot H and interim surface parking and construction staging on Site S4.
• Pedestrians: Pedestrian circulation is provided through new sidewalks on both sides of Southeast Driveway to promote pedestrian circulation from Broadway to the south campus.
The sidewalks will connect to pedestrian circulation within the south campus, creating better pedestrian connectivity through the south campus (including to the new open
spaces on the south campus) and between the Expo Light
Rail Stations and the Providence Saint John’s campus. A new crosswalk will be provided on the west side of the new intersection of Southeast Driveway and Broadway.
Southeast Driveway is located on Site S5 but is anticipated to be created as part of development on Site S2.
d. Service Access Road
The Service Access Road is a new north-south service road that will connect South Campus East Driveway and Southeast Driveway. Figure III-19 provides the street section for implementation of the service access road.
• Vehicles and Bicycles: The Service Access Road is a twoway service road that allows emergency and service/ logistics vehicles through access between Santa Monica
Boulevard and Broadway. Controlled access mechanisms
will be located on the northern and southern terminuses of the Service Access Road. The Service Access Road will be shared with bicycles to allow bicycles through access between Santa Monica Boulevard (via South Campus East
Driveway) and Broadway (via Southeast Driveway) and
connect the existing dedicated bicycle lanes on Broadway to and through the south campus. The Service Access Road is 25 feet curb-to-curb.
• Pedestrians: Service Access Road will include a sidewalk on its east side to promote pedestrian circulation from Broadway (including from the S2 building and open space on the east side of the Southeast Driveway) to/from the south campus. The west side of the Service Access Road is open space that also provides pedestrian circulation from Broadway to/from the south campus and between the Expo
Light Rail Stations and overall Saint John’s campus.
The Service Access Road is anticipated to be created as part of development on Site S4 (described in Chapter IV, Phasing Plan). e. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets, and/ or sidewalks in this Section E.4.2, upon written request by Providence Saint John’s; however the City may not require any of the new driveways, streets and/or sidewalks to be expanded beyond the dimensions of this Plan as shown on Figures III-14 through III-19.
Bike Access
Bike Access
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44 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE 15.2:
20th Place Section
E.4.3 New Streets on South Campus
a. 20th Place
20th Place is a new one-way, southbound street that will run from Saint John’s Way (described below) to Broadway:
Figure III-20 provides the street section for implementation of this roadway.
• Vehicles and Bicycles: 20th Place will be a one-way
southbound street that provides vehicular access from
Saint John’s Way to Broadway. 20th Place will primarily be used by residents of and visitors to the existing residential buildings on 21st Street and those accessing the Child & Family Development Center (S1). 20th Place includes a
dedicated passenger loading (drop-off/pick-up) zone on its east side and on-street parking spaces on its west side.
Emergency and service/logistics vehicles will be able to utilize 20th Place for access from Santa Monica Boulevard to Broadway via the South Campus West Driveway. 20th
Place will be a shared street with bicycles and provide access from the south campus and the existing residential buildings on 21st Street to Broadway. 20th Place is 28 feet curb-to-curb. 20th Place connects to South Campus West
Driveway via a restricted access and commercial loading area adjacent to the S3 site. Emergency vehicles have full access between Broadway and Santa Monica Boulevard
via 20th Place and South Campus West Driveway.
• Pedestrians: Pedestrian circulation is provided through new sidewalks on both sides of 20th Place to promote
pedestrian circulation from Broadway to the south campus.
The sidewalk on the east side will continue to Santa
Monica Boulevard (along South Campus West Driveway),
creating better pedestrian connectivity through the south campus (including to the new open spaces on the south
campus) and between the Expo Light Rail Stations and the Providence Saint John’s campus. A new crosswalk will be provided on the east side of the new intersection of 20th Place and Broadway.
20th Place is anticipated to be created as part of the
development on Site S1 (described above).
b. Saint John’s Way
Saint John’s Way is a short one-way westbound connecting street that will run from the revised 21st Street (described below) to the new 20th Place. Figure III-21 provides the street section for implementation of this roadway.
• Vehicles and Bicycles: Saint John’s Way will be a one-way, westbound street that provides vehicular access from 21st Street to 20th Place. Saint John’s Way will also include a commercial loading zone on its south side. Saint John’s Way will be a shared street with bicycles and provide
access from 21st Street to new bicycle parking on the
south campus and to the existing dedicated bicycle lanes on Broadway (via 20th Place). Saint John’s Way is 20 feet curb-to-curb.
• Pedestrians: Pedestrian circulation is provided through new sidewalks on both sides of Saint John’s Way to promote pedestrian circulation through the south campus, including to the new open spaces.
Saint John’s Way is anticipated to be created as part of development on Site S1 as described in Chapter IV, Phasing Plan. c. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets and/ or sidewalks in this Section E.4.3 upon written request by Providence Saint John’s; however the City may not require any of the new driveways, streets and/or sidewalks to be expanded beyond the dimensions of this Plan as shown on Figures III-20 through III-21.
.
FIGURE III-20: 20TH PLACE SECTION
FIGURE 15.3:
Saint John’s Way Section
FIGURE III-21: SAINT JOHN’S WAY SECTION
FIGURE 15.3:
Saint John’s Way Section
Bike Access
Bike Access
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE 15.9:
21st Street Section (south of Saint John’s Way)
FIGURE III-22: 21ST STREET SECTION (SOUTH OF SAINT JOHN’S WAY) FIGURE 15.8:
21st Street Section (north of Saint John’s Way)
FIGURE 15.8:
21st Street Section (north of Saint John’s Way)
FIGURE III-23: 21ST STREET SECTION (NORTH OF SAINT JOHN’S WAY) E.4.4 Revisions to Existing Public Streets
a. 21st Street
This Phase II Master Plan includes several revisions to 21st Street between Santa Monica Boulevard and Broadway. As
shown previously on Figure III-9, Vehicular Circulation Plan, the northern portion of 21st Street will be vacated and closed to vehicular access, except for emergency vehicles. The vacated area will be used as open space as detailed in Section D, Open Space Standards, of this Chapter.
Figures III-22 - III-23 provide the street section for implementation of various portions of 21st Street.
• 21st Street South of Saint John’s Way
○ Vehicles and Bicycles: After the new Saint John’s Way and the 20th Place streets are opened for vehicular
access, the remaining/southern portion of 21st Street
will become a northbound one-way street up to Saint
John’s Way. This portion of 21st Street will be shared
with bicycles, connecting to the existing dedicated
bicycle lanes on Broadway and providing access to
short-term and long-term bicycle parking. This portion
of 21st Street will primarily be used by residents of and visitors to the existing 21st Street residential buildings and those accessing the S1 site. This portion of 21st
Street will be 30 feet curb-to-curb and include onstreet parking on both sides of the street as shown on Figure III-22. The minimum distance between the
southwest corner of the intersection of 21st Street and Saint John’s Way to the first on-street parking space
on the west side of 21st Street shall be 15 feet to allow sufficient fire access.
○ Pedestrians: The existing sidewalks along this portion of 21st Street will connect to provide access from Santa Monica Boulevard to Broadway as detailed in Section
D.1.2 of this Chapter. This will promote pedestrian
circulation between Broadway, the existing residential
buildings located on the east side of 21st Street, and
the south campus including the new open spaces on
the south campus.
• 21st Street Between Saint John’s Way and its Northern Terminus: After the new Saint John’s Way and the new
20th Place are opened for vehicular access, as depicted on Figure III-23 this segment of the street will also be 30’ curbto-curb. However, the remaining portion of 21st Street north of Saint John’s Way will become a two-way street providing access for the property located at 1427-1433 21st Street to/from Saint John’s Way without on-street parking.
• Vacated Portion of 21st Street (See Figure III-24): After the S4 development is completed, the vacated portion of 21st is intended to be used as open space. As shown on Figure III-24 this segment will be 20’ in width. Only emergency vehicles will be allowed to access the vacated portion of 21st Street.
21st Street will continue in its current configuration until the new Saint John’s Way and 20th Place are created and open for vehicular access. After Saint John’s Way and 20th Place are open, the vacated/northern portion of 21st Street will be in an interim configuration until it is incorporated into the new Saint John’s Square as part of the S4 development. Until Site S4 is developed, the northernmost portion of the vacated area adjacent to Santa Monica Boulevard will be closed to vehicular traffic (except for emergency vehicles) and improved with interim landscape or hardscape that facilitates and encourages use of this area as publicly-accessible open space as described in Section D, Open Space Standards, above and shown on the Phasing Plans in Chapter IV. Until Site S4 is developed the remaining vacated portion of 21st Street between its southern terminus and the existing entrance to surface parking Lot H on the east side of 21s
t Street may continue to provide ingress only
to Lot H, see Chapter IV, Phasing Plan.
Bike Access
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46 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE III-25: SITE 2I DRIVEWAY LOCATION
FIGURE 15.10:
Vacated 21st Street Section
FIGURE III-24: VACATED 21ST STREET SECTION b. 20th Street This Phase II Master Plan includes the potential for modifications to 20th Street between Santa Monica Boulevard and Arizona Avenue. Subject to City review and approval, the vehicle lane configurations on 20th Street between Santa Monica Boulevard and Arizona Avenue may be modified to include a center two-way left-turn lane to accommodate access to/from the new 20th Street Medical Building (2I). The proposed driveway location for Building 2I is provided in Figure III-25. The new driveway would be located at least 20 feet from the Site 2I northern property line (and a minimum of 30 feet from the existing driveway at 1301 20th Street)
Potential options for revisions to 20th Street are illustrated in Figure III-26, Options 1-4. Any modifications will be made as part of the Site 2I development as described in Chapter IV, Phasing Plan, as determined by the City’s transportation engineer. c. Santa Monica Boulevard
This Phase II Master Plan calls for the relocation of the two existing traffic signals located at the ingress and egress to the north campus Mullin Entry Plaza as follows: • The existing traffic signal located at the intersection of the north campus Mullin Plaza egress driveway/21st Street
and Santa Monica Boulevard will be shifted to the west to align with the new South Campus West Driveway as shown
on Figure III-9, Vehicular Circulation Plan. This will occur during the first to occur of either the 2C development or the S3 development (see Chapter IV, Phasing Plan).
• The existing traffic signal located at the intersection of the 22nd Street/north campus Mullin Plaza ingress driveway
and Santa Monica Boulevard will be shifted to the east to align with the new South Campus East Driveway as shown
on Figure III-9, Vehicular Circulation Plan. This will occur as part of the Site S4 development, when the South Campus
East Driveway is created.
• The new alignment of these intersections and traffic signals as well as enhanced crosswalks to increase pedestrian
safety when crossing Santa Monica Boulevard.
d. Schader Drive
This Master Plan calls for the western terminus of Schader Drive at Providence Saint John’s south campus to be closed for vehicular access and no longer be accessible from the south campus as part of the S4 development. A controlled access mechanism will be added between South Campus East Driveway and Schader Drive to allow emergency vehicle access, see Figure III-9.
e. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets and/ or sidewalks in this Section E.4.4 upon written request by Providence Saint John’s; however the City may not require any of the new driveways, streets and/or sidewalks to be expanded beyond the dimensions of this Plan as shown on Figures III-22 through III-26.
30’ 20’
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE 16.1: Potential 20th Street Lane Revisions - Option 1 FIGURE 16.2: Potential 20th Street Lane Revisions - Option 2 FIGURE III-26: 20TH STREET LANE REVISION OPTIONS
OPTION 1 OPTION 2 OPTION 3FIGURE 16.3: Potential 20th Street Lane Revisions - Option 3 OPTION 4 FIGURE 16.4: Potential 20th Street Lane Revisions - Option 4
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48 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE III-27: PHASE II OFF-STREET PARKING LOCATIONS F. VEHICLE PARKING This Phase II Master Plan incorporates a comprehensive, parking strategy that will provide sufficient parking to meet peak parking demand for both Phase I and Phase II.
This Plan takes a holistic approach to planning, designing, and managing vehicle parking. This Plan’s main objectives with respect to parking are: (1) to ensure that sufficient parking is provided on campus to satisfy peak parking demand upon completion of the Phase II Development Program; (2) to ensure that during build-out of the Phase II Development Program Providence Saint John’s continues to satisfy its peak parking demand through a combination of on-site and off-site, owned and leased parking; (3) to right-size the on-site parking that is provided, ensuring that enough spaces are built to satisfy peak parking demand taking into account future changes in mobility during the course of its Phase II implementation; and (4) to support City sustainability goals to reduce single occupancy vehicle trips and increase safety.
F.1 New On-Street
New on-street parking on 20th Place will be provided in accordance with the requirements in Table III-11 and Figure III18 as well as the Third Amendment.
F.2 New On-Site Parking Locations
With the exception of the multi-family housing, all new on-site parking is anticipated to be provided in subterranean garages.
Locations for new subterranean parking correspond with
the Phase II development sites and are shown on Figure III27. Access to on-site parking is also shown on Figure III-27, however, the standards for the driveways providing access to the new subterranean parking locations are provided in Section E, Mobility Plan. The requirements for determining the number of spaces to be provided are outlined in Section F.3 below.
TABLE III-11: NEW ON-STREET PARKING SPACES
Street Parking Spaces
20th Place8
AS AN ALTERNATIVE TO BELOW-GRADE PARKING
ON S2, PARKING MAY BE PROVIDED NEARBY ON THE
S4/ S5 SITE
.
DIRECTION OF STREET LEVEL CIRCULATION
PHASE II AREAS
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
F.3 On-Site Parking Capacity
Due to the long-term buildout of this Master Plan, changing technology in transportation and parking, and the need to accommodate Phase I parking, this section identifies site by site requirements for determining parking. During the preparation of this Phase II Master Plan a parking demand study (Benchmark Parking Study) was prepared to analyze existing and future parking demand related to this Master Plan (see Appendix C).
Specifically the Benchmark Parking Study estimates the
parking supply required to satisfy peak parking demand during Phase II implementation taking into account a variety of factors including:
• Parking demand for existing Phase I uses and new Phase II uses as well as construction parking demand,
• Shared parking (i.e. two or more user groups able to use the same parking space(s) without conflict),
• Users visiting multiple uses on a single stay (e.g., campus employees using on-site retail or restaurants), and
• Providence Saint John’s Transportation Demand
Management Plan upon Phase II Implementation (which
includes incentives for ride sharing, car/van pooling, taking public transit, bicycling and walking).
Based on recommendations of the Benchmark Parking Study, parking requirements (i.e. on-site capacity) for each Phase II Development Site shall be determined as follows:
S2. Parking shall be provided for S2 program/uses based upon the City’s parking requirements at the time of filing an Administrative Approval Application. Parking for this site may explore alternatives to subterranean parking
such as tuck-under or tandem spaces for multi-family
housing. Alternatively, a parking demand study may be
submitted for the S2 uses and the required parking for
such uses would then be established by the Community
Development Director as part of the Administrative
Approval determination.
Required parking for the S2 uses may either be provided on-site or nearby on the S4/S5 site (in surface parking Lot H prior to redevelopment of the S4/S5 site and, upon redevelopment, in the S4/S5 subterranean garage).
As required by the Development Agreement’s Phases II
Parking Management Plan, if parking for S2 is provided
in Parking Lot H, Providence Saint John’s must submit a revised Parking Management Plan confirming that peak
parking demand is met in accordance with the DA.
2C. The parking capacity for the 2C site is provided in Table III-11. The range of parking spaces is consistent with the Benchmark Parking Study, which recommends
four levels of subterranean parking on the site and takes into consideration that 2C is the most convenient parking location to serve the north campus Mullin Entry Plaza.
2I. As part of the DRP application for development on
2I, a parking demand study shall be filed addressing
the criteria outlined in Section F.3.1 below. Table III-12 includes the minimum and maximum parking requirement
for the site. Within the specified range, the Community Development Director shall establish the parking required on the 2I site based on the criteria outlined in Section F.3.2 below.
This requirement is consistent with the Benchmark
Parking Study which recommends three to four levels
of subterranean parking on the 2I site. In addition to
meeting the parking demand of the 2I uses, this site can also accommodate parking demand for Phase I as the 2I
site is a convenient location for Keck and CSS employee parking.
S1/S3. If the S1 and S3 developments proceed in the first or second stage of Phase II Master Plan implementation
(see Chapter IV, Phasing Plan), subterranean parking shall be provided on the S1/S3 sites in accordance with Table III-12. This requirement is consistent with the Benchmark Parking Study which recommends, four levels of
subterranean parking on the S1/S3 site and also provides parking for Phase I uses. The location makes it suitable for use by valets (just across Santa Monica Boulevard via signalized intersection) from the Mullin Entry Plaza.
If the S1 and S3 developments proceed in a later stage
of development, then the required parking on the S1/S3
sites shall be established by the Planning Commission
based on a parking demand study in accordance with the
requirements of Sections F.3.1 and F.3.2 below.
Parking on all other Phase II Development Sites. The
parking requirements for site S4, S5 and 2D/E shall be
established by the Planning Commission as part of the
DRP in accordance with Section F.3.1 and F.3.2 below.
F.3.1
Parking Study Requirements
If required by Section F.3, a parking demand study shall be filed with the DRP application for each specified Phase II development. The parking demand study shall, at a minimum, include the following information:
a. Projected parking demand for the new Phase II building (if such use exists on the Campus, such parking demand shall be based on parking counts taken no later than four months prior to the filing of the Development Review Permit application), b.Utilization of other on-site parking facilities by both Phase I and then existing Phase II uses based on parking counts taken no later than four months prior to the filing of the DRP application,
c. Leased parking supply and utilization of such supply by both Phase I and then existing Phase II uses (e.g. Saint John’s parking demand that is not satisfied on Phase I or Phase II sites),
d.Utilization of on-street meter parking immediately adjacent to Saint John’s Campus (i.e. west side of 23rd Street between Arizona and Santa Monica Boulevard, south side of Arizona between 23rd and 20th Streets, both sides of 21st Street between Saint John’s Way and Broadway, the west side of 20th Place between Saint John’s Way and Broadway, and
the north side of Broadway between 23rd Street and 20th Street), or other locations determined by the Community Development Director,
e. Proposed implementation plan and schedule for current, new or enhanced TDM measures to offset Saint John’s parking TABLE III-12: ON-SITE PARKING
Site Parking Capacity
North Campus
2C Capacity for 180-195 vehicles
(could be tandem configuration)
2I Capacity for 200-300 vehicles
2D/E To be determined by a future
Parking Demand Study
South Campus
S1 and S3 (one
subterranean garage
supports both sites)
Capacity for 498 vehicles
S2
Per Section F.3 Parking Study
Requirements: either 2022 SMMC
parking ratios or determined by a
future Parking Demand Study
S4 and S5 (one
subterranean garage
supports both sites)
To be determined by a future
Parking Demand Study
NOTES: Parking supply may be shared for both Phase I and Phase II uses. Facilities may be self park or valet. See Section F.3.1 for Parking Study Requirements.
demand. Quantification of the parking demand reduction
associated with the implementation of new or enhanced TDM measures shall be provided, and
f. Must document a methodology for designating valet, visitor and employee spaces.
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50 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
F.3.2 Determining Parking Requirements Based on a Demand Study The parking requirements for specified Phase II Development Sites shall be based upon a parking demand study reviewed and approved by the authorized decision making body (i.e.
Planning Commission or the Community Development Director).
The Benchmark Parking Study shall be used as a reference for the criteria upon which to base the parking requirements.
These criteria include:
a. Capacity for the parking demand associated with the
proposed Phase II uses by building will be satisfied either on the applicable Phase II site or in another existing on-site parking facility,
b. The cumulative parking supply on Phase I and Phase II parking sites (then-existing supply and the new proposed Phase II building) will have a 90% or higher utilization, c. Saint John’s then-existing leased parking supply will be reduced upon completion of the applicable Phase II building and parking (leased supply may temporarily increase during construction of Phase II buildings),
d. In order to (a) accommodate the demolition of parking in a future stage of Phase II implementation, (b) accommodate temporary construction parking during a future stage of Phase II implementation, and (c) off-set the parking to be built for such future Phase II building excess parking may be built. For example:
1.If the parking required for a Phase II building would result in a half level of parking, the full parking
level may be built if it can reasonably be used to
offset the parking required for a future Phase II
building.
2.If it is anticipated that the parking demand
estimated for a future Phase II use cannot be fully
provided on such future building site (e.g. 2C or
2D/E), additional parking may be built in an earlier
Phase II building.
This Section F.3 supersedes the off-street vehicle parking requirements included in 2022 SMMC Sections 9.28.020-070,
9.28.020-090, 9.28.120, 9.28.180 and 9.28.190; provided, however that minimum parking dimensions shall comply
with the standards approved by the Community Development Director. The area of any such space shall be exclusive of any driveways, aisles, and maneuvering areas.
F.4 Parking Management Plan Upon Phase
II Implementation
During Phase II implementation, Providence Saint John’s shall maintain, amend as necessary and implement a Parking Management Plan (“PMP”) for Phase I and Phase II in accordance with the Development Agreement and in conjunction with
the Transportation Demand Management Plan, upon Phase
II implementation.
F.5 EV Charging Stations
Electric Vehicle Charging stations will be provided in accordance with 2022 SMMC Section 9.28.160.
F.6 Carpool/Vanpool Parking
Consistent with the Development Agreement, a portion of the new parking spaces required in Section F.3 above shall be designated as preferential parking for carpools/vanpools with the following minimum requirements: parking garages with 50- 99 parking spaces have 1 preferential parking space, parking garages with 100-199 parking spaces have 2 preferential parking spaces, parking garages with 200 parking spaces and greater have 3 preferential parking spaces plus 1 preferential parking space for every 50 spaces. If demand for carpool/ vanpool parking exceeds the amount provided, as indicated by the annual TDM Plan and Phase II Parking Management Plan reports, additional preferential carpool/vanpool parking shall be designated in order to meet the demand.
G. BICYCLE AMENITIES
G.1 Bicycle Parking
Figure III-10, Bicycle Circulation Plan, shows potential locations of both long-term and short-term bicycle parking that will be provided throughout the north and south campuses. The
number of long-term and short-term bicycle parking spaces for Phase II uses shall be provided in accordance with 2022 SMMC Table 9.28.140 (e.g. for hospital uses, 1 short-term space for 4,000 square feet of floor area and 1 long-term space for 3,000 square feet of floor area). For purposes of calculating the bicycle parking and associated shower/locker requirements, the Visitor Accommodations use is considered a hotel use. In accordance with the DA, bicycle racks with capacity for 90 bicycles shall continue to be provided for Phase I in a location (or locations) that is at least as conveniently located as the most convenient automobile spaces, other than those spaces for persons with disabilities, on the north campus.
G.2 Minor Modifications
Given the campus environment and the overall number of
short-term and long-term bicycle parking spaces that will be provided as part of the Phase II Master Plan, the Community Development Director may approve modifications to the
locational and dimensional standards for bicycle parking included in 2022 SMMC Section 9.28.140.
G.3 Showers and Lockers
Showers and clothes lockers for employees will be provided throughout the north and south campuses in accordance with 2022 SMMC 9.28.170(B). The showers and lockers are sited in locations that are convenient for employee use. Access will be controlled to secure use by employees.
H. LOADING
This Phase II Master Plan provides a comprehensive, campuswide plan for Phase II patient, visitor, and materials loading.
Locations for designated loading areas on the new private driveways and streets are shown in Figure III-28. Passenger loading for the south campus is generally provided in the P1 level of the south campus subterranean parking garage.
Figure III-29A provides a conceptual layout for the P1 level of the south campus subterranean parking garage, including the passenger loading area, at full Master Plan implementation.
Figure III-29B provides a conceptual layout for the P1 level of the S1/S3 subterranean garage prior to the S4/S5 portion of the subterranean garage being built. Notwithstanding the conceptual plans, the specific layout of the P1 level (both for the S1/S3 garage and the garage upon full Master Plan implementation) will be reviewed as part of the Development Review Permit process.
Dimensions of the loading areas are specified in Table III-13. As such, the loading standards included in 2022 SMMC Section
9.28.080, including with respect to dimensions, number
of spaces, location, design, and maneuvering areas, shall not apply.
A south campus commercial loading plan (or updated
commercial loading plan) will be reviewed and approved by the Community Development Director, which approval shall not be unreasonably withheld, prior to issuance of a Certificate of Occupancy for the S3 and S4 buildings.
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
TABLE III-13: LOADING AREA DIMENSIONS
Phase II Loading Requirements
Site Dimensions and Locations Uses
Site 2I
Two 10’ x 18’ areas located within building on
ground floor Passenger loading for 20th Street Medical Building (2I) [Commercial loading to be determined during DRP] Commercial loading for 20th Street Medical Building (2I) Mullin Plaza 10’ x 90’ within Mullin Plaza driveway
Passenger loading for East Ambulatory & Acute Care
Building (2D/E) & West Ambulatory & Acute Care Building (2C) (in addition to Phase I)
Site S1
10’ x 31’ on south side of Saint John’s Way Commercial loading for Child & Family Development Center (S1)
10’ x 108’ on east side of 20th Place
Passenger loading for Child & Family Development
Center (S1) [Longer-term passenger loading/short- term
parking also available in the S1/S3 garage.]
Site S3
10’ x 30’ located at-grade in the controlled access
area south of the S1/S3 subterranean parking
garage and north of Saint John’s Way
Commercial loading for West Ambulatory Care &
Research Building (S3)
10’ x 30’ located in the S1/S3 subterranean garage. Passenger Loading for West Ambulatory Care & Research Building (S3)
1 Site S4
10’ x 30’ on west side of South Campus
East Driveway
Commercial loading for Education & Conference Center
and East Ambulatory Care & Research Building (S4)
Two 10’ x 30’ areas located in the shared South
Campus subterranean garage accessed from
South Campus West Driveway and South Campus
East Driveway
Passenger Loading for West Ambulatory Care & Research
Building (S3) and Education & Conference Center and
East Ambulatory Care & Research Building (S4)
Site S5 10’ x 30’ West side of Service Access Road Commercial loading for Visitor Housing (S5) Phase I Existing Phase I Loading Dock
Commercial loading for West Ambulatory & Acute Care
Building (2C) and East Ambulatory & Acute Care Building (2D/E) (in addition to Phase I)
NOTE:
1. This would be the location for passenger loading in the S1/S3 garage until the S4/S5 subterranean parking garage is completed. Once the S4/S5 garage is completed, the passenger loading for both S3 and S4 is proposed to be provided in the shared subterranean garage.
FIGURE III-28: PROPOSED VEHICULAR LOADING ZONES
PROPOSED LOADING ZONES
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52 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE 21.2: South Campus Level P1 Load
Completion
FIGURE III-29A: SOUTH CAMPUS CONCEPTUAL SUBTERRANEAN LOADING AT FULL MASTER PLAN IMPLEMENTATION FIGURE IIII-29B: SOUTH CAMPUS CONCEPTUAL LEVEL P1 LOADING CONCEPT AT S1/S3
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Packet Pg. 1017 Attachment: Attachment G Exhibit Q to Providence Third Amendment (Phase II Master Plan Standards March 2022) (4853 : Providence Saint DRAFT 2022 53
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
I. SUSTAINABILITY AND RESILIENCY
Sustainability and resiliency have been incorporated into the planning for this Phase II Master Plan, including with respect to site selection for buildings, location of specific uses in proximity to other uses, prioritization of pedestrian and bicycle circulation in and around and to the Campus Property, and minimizing single-occupancy vehicle use and vehicles circulating around and to the area. Sustainability strategies will be considered early in the design stage of individual Phase II buildings and will vary based on the building’s uses and location. Sustainability strategies and measures to be considered include, but are not limited to, optimizing passive strategies, operable windows, solar photovoltaic panels, solar water heating, green roofs, low-flow fixtures, high-performance building envelopes, energyefficient HVAC and lighting systems, and interior materials with low volatile organic compounds (VOCs). In addition, the Phase II Developments shall be governed by the sustainability requirements below.
I.1 Water Mitigation
Phase II developments shall comply with the water consumption limits and in-lieu fees contained in the DA.
I.2 Urban Runoff
Phase II developments, shall comply with the urban runoff, conservation and sustainable management requirements
contained in the DA.
I.3 Resilient Design
Resilient design has and will continue to be incorporated into the future planning for this Phase II Master Plan based on the critical services provided by Saint John’s to the City of Santa Monica and the need for those vital services to remain operational during catastrophic events. Healthcare centers are comprised of more than just the hospital. To operate they require many support functions which occur outside of the hospital building which is why Saint John’s takes a holistic approach to the development of its resiliency in the Phase II Master Plan.
For healthcare related projects, life safety is a key concern and includes the design of alternative/back-up power systems; fire protection sprinkler and standpipe systems; multi-purpose and emergency lighting systems; HVAC redundant systems for operational stability; water storage on site (fire and potable) and on-site storage for sanitary to ensure continued service. Other resiliency items that may be included in Phase II buildings, as appropriate, include specifying durable and robust materials and construction methods; passive thermal safety and thermal comfort strategies; safer design for extreme weather (location of emergency generators above possible flooding for example) and considerations for wildfire & seismic events.
I.4 Transportation Demand Management
Phase I and Phase II buildings shall be governed by the revised Transportation Demand Management plan contained in the
DA. This Plan seeks to reduce reliance on single-occupancy vehicle use by incentivizing and promoting alternative modes of transportation.
J. WATER AND SEWER INFRASTRUCTURE
Because of the extended vesting period granted to Providence Saint John’s as part of the Development Agreement, and the potential future development that may occur Citywide during the intervening period, Providence Saint John’s will consult with the City Engineer to discuss the timing and content for preparation of an updated water and sewer study(ies) to be reviewed and approved by the City Engineer, unless determined in the City Engineer’s sole and absolute professional judgment to be unnecessary. If a water or sewer study(ies) is required by the City Engineer, Providence Saint John’s will submit the updated water and sewer study(ies) concurrently with its application for a Development Review Permit or Administrative Approval for each Phase II Building.
The updated study(ies) will determine water and sewer demand from the proposed Phase II Building, and any upgrades required to the City’s water and sewer infrastructure to meet the demand from the proposed Phase II Building, based upon then existing conditions.
The City Engineer’s requirements shall be documented as part of off-site improvement policies, standards, and best practices in effect at the time that a proposed development application for a Phase II Building Site is deemed complete. As required by the Development Agreement, Saint John’s shall provide the City with subsurface easements to any 1) areas where new public water or sewer lines may be relocated and 2) any areas which would have to be accessed for maintenance to a Phase II Development Site, subject to required conditions of utility access, as reasonably determined by the City Engineer.
J.1. Water Infrastructure
To inform this Master Plan and accompanying environmental review a preliminary Fire & Domestic Water Study dated
August 2018 was prepared to analyze the proposed Phase
II development, Appendix D. The Study recommended two
options for relocation of water lines impacted by development, see Figure III-30.
As previously noted Saint John’s shall consult the City Engineer regarding improvements, modification, timing, and/or the need for additional studies related to wet infrastructure. Additionally pursuant to the Development Agreement, Saint John’s shall provide the City with easements to any areas where new public water lines are located on Phase II Development Sites.
J.2. Sewer Infrastructure
In processing the Phase II Master Plan, Saint John’s also completed a Sanitary Sewer Study dated April 2019 prepared in connection with the Phase II development, attached as Appendix E. The projected up-sizing and modifications required to accommodate Phase II development are shown on Figure III-31, these preliminary plans are subject to review by the City Engineer.
As previously mentioned Saint John’s shall confirm with the City Engineer regarding improvements, modification, timing, and/or the need for additional studies related to the City’s sewer infrastructure in accordance with the Phase II mitigation measures of the Development Agreement. Pursuant to the
Development Agreement, Saint John’s shall provide the City with easements to areas where new public sewer lines are located on Phase II Development Sites.
K. EMERGENCY VEHICLE ACCESS
K.1 Campus Sites
Implementation of this Master Plan requires circulation improvements related to Emergency and Fire Department
access as detailed throughout Section E, Mobility Plan, of this Chapter.
K.2 Adjacent Property Access
Prior to closure of all or a portion of surface Parking Lot H located immediately south of the existing Geneva Plaza senior housing building, Providence Saint John’s will work with the Santa Monica Fire Department and the property
owner to ensure adequate access to the Geneva Plaza site.
One proposed solution is to install a pedestrian access gate in the concrete masonry wall located parallel to Broadway on the southern boundary of the Geneva Plaza site (assessor parcel number: 4275-007-010). The new pedestrian access gate would be constructed and installed in accordance with the standards required by the Santa Monica Fire Department and would provide fire fighters access to the west and south sides of the building.
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Packet Pg. 1018 Attachment: Attachment G Exhibit Q to Providence Third Amendment (Phase II Master Plan Standards March 2022) (4853 : Providence Saint III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
54 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
LEGEND:
OPTION 1 WATER LINE ROUTING:
OPTION 2 WATER LINE ROUTING:
PROPOSED OPTION 1 LATERAL:
PROPOSED OPTION 2 LATERAL:
W
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASE
CONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
WATER SERVICE
OPTION 2 EXPLANATION
Option 2 for the proposed Providence St. John's Campus consists of the removal of the existing 12" ACP water line in the north half of 21st Street to accommodate for the proposed subterranean parking of Building S4. The line will be capped at the extent of the removal. In addition to cutting and capping the existing line, a new water main is proposed between S1 and S3 where it will then turn North along the proposed South Campus West Driveway. The line would connect to the existing main in Santa Monica Blvd. Building S1 and S3 could be serviced by the proposed main in South Campus West Driveway. Buildings S5 and S2 will connect to the existing water main in Broadway. Building S4 will connect to the existing water main in Santa Monica Blvd. The existing residential buildings (not part of PSJ's property) would connect to the remaining water line in the southern portion of 21st Street.
W
OPTION 1 EXPLANATION
Option 1 for the proposed Providence St. John's Campus consists of removing and replacing the existing 12" ACP in 21st street and routing the new water line at the ceiling of the proposed subterranean parking of S4. Buildings S4 and S3 can be serviced by this line or by the line on Santa Monica Blvd. S1 can be serviced by the existing line in 21st Street or the existing line in Broadway. Lateral locations are subject to change.
01-23-2020
W W W W W W W W W
W
W
W
W
W
W
W W W W W W W W W W W W
12" ACP
12" DIP
W
W
W
W
OPTION 2
W
W
W
W
W
8" ACP
OPTION 1: REMOVE
AND REPLACE 12"
ACP WATER LINE
IN PLACE
OPTION 2: REMOVE
12" ACP WATER
LINE
FIGURE III-30: PROPOSED WATER SERVICE PLAN
Note: Location of existing and proposed services are approximate and are schematic. Please consult asbuilts and survey for more accurate location information.
OPTION 1:
Option 1 for the proposed Providence St. John’s Campus consists of removing and replacing the existing 12” ACP in 21st Street and routing the new water line above or on the ceiling of the proposed subterranean parking of S4. Development on S4 and S3 can be potentially serviced by this line or by the line on Santa Monica Blvd. S1 can be potentially serviced by the existing line in 21st Street or the existing line in Broadway Avenue. Lateral locations are subject to change
OPTION 2:
Option 2 for the proposed Providence St. John’s Campus consists of the removal of the existing 12” ACP water line in the north half of 21st Street to accommodate for the proposed subterranean parking of S4. The line will be capped at the extent of the removal.
In addition to cutting and capping the existing line, a new water main is proposed between S1 and S3 where it will then turn north along the proposed South Campus West Driveway. The line would connect to the existing main in Santa Monica Blvd.
S1 and S3 could be serviced by the proposed main in South Campus West Driveway. Buildings S5 and S2 would potentially connect to the existing water main in Broadway Avenue. Building S4 would potentially connect to the existing water main in Santa Monica Blvd.
LEGEND:
OPTION 1 WATER LINE ROUTING:
OPTION 2 WATER LINE ROUTING:
PROPOSED OPTION 1 LATERAL:
PROPOSED OPTION 2 LATERAL:
W
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASE
CONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
WATER SERVICE
W W W W W W W W W
W
W
W
W
W
W
W W W W W W W W W W W W
12" ACP
12" DIP
OPTION 2 EXPLANATION
Option 2 for the proposed Providence St. John's Campus consists of the removal of the existing 12" ACP water line in the north half of 21st Street to accommodate for the proposed subterranean parking of Building S4. The line will be capped at the extent of the removal. In addition to cutting and capping the existing line, a new water main is proposed between S1 and S3 where it will then turn North along the proposed South Campus West Driveway. The line would connect to the existing main in Santa Monica Blvd. Building S1 and S3 could be serviced by the proposed main in South Campus West Driveway. Buildings S5 and S2 will connect to the existing water main in Broadway Avenue. Building S4 will connect to the existing water main in Santa Monica Blvd. The existing residential buildings (not part of PSJ's property) would connect to the remaining water line in the southern portion of 21st Street.
W
W
W
W
OPTION 2
W
OPTION 1 EXPLANATION
Option 1 for the proposed Providence St. John's Campus consists of removing and replacing the existing 12" ACP in 21st street and routing the new water line at the ceiling of the proposed subterranean parking of S4. Buildings S4 and S3 can be serviced by this line or by the line on Santa Monica Blvd. S1 can be serviced by the existing line in 21st Street or the existing line in Broadway Avenue. Lateral locations are subject to change.
W
W
W
W
W
8" ACP
OPTION 1: REMOVE
AND REPLACE 12"
ACP WATER LINE
IN PLACE
OPTION 2: REMOVE
12" ACP WATER
LINE
03-28-2018
FIGURE 25: Water Service
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
onsists of the removal of the existing 18" PVC sewer line in the north half of accommodate for the proposed subterranean parking of Building S4 . The pped at the extent of the removal. To accept the flow from Building S1 and wer line is proposed in the proposed 20th Place and South Campus West e line will connect to an existing Manhole in Santa Monica Blvd, run West Monica Blvd and turn south along the proposed 20th Place to connect to an VCP in Broadway Avenue. The proposed line is essentially parallel to the PVC line in 21st Street. It is believed that if the existing 18" PVC flows at the proposed adjacent parallel line in 20th Place should do the same. n, it may become infeasible to route the sewage from the south most portion 4 to the North to connect to the existing sewer line in Santa Monica Blvd. If the case, a sewer line is proposed to run from the south of S4, along SE connect into the existing sewer main in Broadway. Prior to the issuance of rmit for Buildings S3, S4, and 2C, additional sewer monitoring will be etermine whether additional upgrades are needed. Please see the rastructure Improvements section beginning on page 4.
2020
LEGEND:
G SEWER LINE
ED RELOCATION OF
LINE:
E LATERAL LOCATIONS:
LINE TO BE REMOVED:
E S4 ROUTING:
SS
ATION OF EXISTING AND PROPOSED SERVICES ARE
ATE LOCATIONS AND ARE SCHEMATIC. PLEASE
SBUILTS AND SURVEY FOR MORE ACCURATE
SS
SS
ER SERVICE
SS
SS SS SS SS SS SS SS SS SS SS
SS SS SS SS SS SS SS SS
SS SS SS SS SS SS SS SS SS
18" PVC
12" VCP
SS SS
18" PVC
12" VCP
SS SS SS SS SS
SS SS SS SS SS
18" PVC
21" VCP
12" VCP
SS
SS SS
Potential need to upgrade portion of 12� VCP.
Please see the Proposed Infrastructure
Improvements section beginning on page 4.
21" VCP
FIGURE III-31: PROPOSED SEWER SERVICE PLAN
SS SS SS SS SS SS SS SS SS SS
The project consists of the removal of the existing 18" PVC sewer line in the north half of 21st Street to accommodate for the proposed subterranean parking of Building S4 . The line will be capped at the extent of the removal. To accept the flow from Building S1 and S3 a new sewer line is proposed in the proposed 20th Place and South Campus West Driveway. The line will connect to an existing Manhole in Santa Monica Blvd, run West along Santa Monica Blvd and turn south along the proposed 20th Place to connect to an existing 12" VCP in Broadway Avenue. The proposed line is essentially parallel to the existing 18" PVC line in 21st Street. It is believed that if the existing 18" PVC flows adequately that the proposed adjacent parallel line in 20th Place should do the same.
During design, it may become infeasible to route the sewage from the south most portion of Building S4 to the North to connect to the existing sewer line in Santa Monica Blvd. If this becomes the case, a sewer line is proposed to run from the south of S4, along SE Driveway and connect into the existing sewer main in Broadway. Prior to the issuance of a building permit for Buildings S3, S4, and 2C, additional sewer monitoring will be required to determine whether additional upgrades are needed. Please see the Proposed Infrastructure Improvements section beginning on page 4 04-2019
LEGEND:
EXISTING SEWER LINE
PROPOSED RELOCATION OF
SEWER LINE:
POSSIBLE LATERAL LOCATIONS:
SEWER LINE TO BE REMOVED:
POSSIBLE S4 ROUTING:
SS
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASE
CONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
SS
SS
SEWER SERVICE
SS SS SS SS SS SS SS SS
SS SS SS SS SS SS SS SS SS
18" PVC
12" VCP
SS SS
18" PVC
12" VCP
SS SS SS SS SS
SS SS SS SS SS
18" PVC
21" VCP
12" VCP
SS
SS
SS
SS
21" VCP Potential need to upgrade portion of 12” VCP.
Please see the Proposed Infrastructure
Improvements section beginning on page 4.
FIGURE 26: Sewer Service
of the SJ Phase II
Sewer Study.
NOTES:
Location of existing and proposed services are approximate and are schematic.
Please consult asbuilts and survey for more accurate location information.
Implementation of the Master Plan will require the removal of the existing 18” PVC sewer line in the north half of 21st Street to accommodate for the proposed subterranean parking of a building on S4. The line will be capped at the extent of the removal. To accept the flow from development of S1 and S3 a new sewer line is proposed in the proposed 20th Place and South Campus West Driveway. The line will connect to an existing Manhole in Santa Monica Blvd, run west along Santa Monica Blvd and turn south along the proposed 20th Place to connect to an existing 12” PVC in Broadway Avenue. The proposed line would be parallel to the existing 18” PVC line in 21st Street.
During design, it may become infeasible to route the sewage from the south most portion of site S4 to the north to connect to the existing sewer line in Santa Monica Blvd. If this becomes the case, a private sewer laterial is proposed to run from the south portion of S4, along SE Driveway and connect into the existing sewer main in Broadway. Prior to the issuance of a building permit for S3, S4, and 2C, additional sewer monitoring will be required to determine whether additional upgrades are needed.
See also Appendix E, Phase II Sewer Study.
Potential need to upgrade portion of 12” VCP
Please see the Proposed Infrastructure improvements section beginning on page 4 of Appendix E.
(PRIVATE)
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Packet Pg. 1020 Attachment: Attachment G Exhibit Q to Providence Third Amendment (Phase II Master Plan Standards March 2022) (4853 : Providence Saint III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
56 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
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Packet Pg. 1021 Attachment: Attachment G Exhibit Q to Providence Third Amendment (Phase II Master Plan Standards March 2022) (4853 : Providence Saint 1 City Council Meeting: March 22, 2022 Santa Monica, California RESOLUTION NUMBER ________ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA RECOMMENDING AMENDMENTS TO THE LAND USE
AND CIRCULATION ELEMENT (LUCE) OF THE CITY OF SANTA
MONICA’S GENERAL PLAN AND REPEAL OF THE HOSPITAL AREA
SPECIFIC PLAN (HASP)
WHEREAS, California Government Code Section 65450 et seq. permits each city to adopt a specific plan for the systematic implementation of the general plan for individual areas covered by the general plan; and
WHEREAS, the Hospital Area Specific Plan (the “HASP”) was adopted by Resolution No. 7695 (CCS) of the City Council on September 27, 1988 to ensure harmonious development within the Hospital Area identified in the HASP; and WHEREAS, the HASP was adopted to be consistent with the Land Use and Circulation Elements (the “LUCE”) of the City’s 1984 General Plan and Zoning Map in effect at the time of adoption of the HASP; and
WHEREAS, the HASP was amended by Resolution No. 8617 (CCS) on June 29, 1993, and Resolution No. 9254 (CCS) on April 1, 1998 (collectively referenced herein as the “HASP Amendments”) to reflect the changes associated with the Saint John’s Health Center Development Agreement (the “Original Agreement”), dated June 9, 1998 and recorded in the Official Records of the County of Los Angeles, State of
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Packet Pg. 1022 Attachment: Attachment H Resolution Repealing the 1988 HASP and Amending General Plan (4853 : Providence Saint John's Development 2 California on July 29, 1998 as Instrument No. 98-1311808 (the “Original Development Agreement”); and
WHEREAS, the Original Development Agreement contemplated new development and associated zoning changes within the HASP areas associated with Saint John’s Health Center; and
WHEREAS, in July 2010, the City adopted a new LUCE (“2010 LUCE”) and associated zoning changes Citywide, including the Hospital Area; and WHEREAS, the 2010 LUCE contemplates that future amendments to the HASP will occur to be consistent with 2010 LUCE and associated zoning code updates, as well as new development proposed by the Saint John’s Health Center; and
WHEREAS, the Original Development Agreement provided vested rights for development of the Saint John’s Health Center in two phases (“Phase I” and “Phase II”, respectively), with Phase I being developed entirely on the North Campus of the Saint John’s Health Center properties (i.e., those properties north of Santa Monica Boulevard) and Phase II being developed on a portion of the North Campus and on the South Campus (i.e., those properties south of Santa Monica Boulevard) of the Saint John’s Health Center properties; and
WHEREAS, the Original Development Agreement provided a ten (10)-year vesting deadline for Phase I (“Phase I Vesting Deadline”) and a seventeen (17)-year vesting deadline for Phase II (“Original Phase II Vesting Deadline”), subject to the provisions for the continuation of vested rights pursuant to Sections 3.8.2 and 3.8.3 of the Original Development Agreement; and
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Packet Pg. 1023 Attachment: Attachment H Resolution Repealing the 1988 HASP and Amending General Plan (4853 : Providence Saint John's Development 3 WHEREAS, the owner of Saint John’s Health Center (“Saint John’s”) and City executed that certain First Amendment to Development Agreement dated October 4, 2011 and recorded in the Official Records of the County of Los Angeles, State of California on October 13, 2011 as Instrument No. 20111388841 (the “First Amendment”). The First Amendment extended the Phase I Vesting Deadline, modified the obligation under the Original Development Agreement to construct the North Subterranean Parking Structure and Entry Plaza as part of Phase I, and allowed a modified Entry Plaza and parking program in-lieu of constructing the North Subterranean Parking Structure; and
WHEREAS, Saint John’s completed construction of Phase I in accordance with the Original Development Agreement and First Amendment; however, Saint John’s was unable to complete Phase II within the Original Phase II Vesting Deadline; and WHEREAS, Saint John’s and the City executed that certain Second Amendment to Development Agreement dated August 28, 2017 and recorded in the Official Records of the County of Los Angeles, State of California on October 2, 2017 as Instrument No. 20171125181 (“Second Amendment”). The Second Amendment modified the terms of the Original Development Agreement, as amended by the First Amendment, with respect to Phase II as follows:
(1) Replacement of the Original Development Agreement’s requirement for City council approval of a South Campus Master Plan with a requirement for City Council approval of the Phase II Master Plan to address Phase II development on both the North and South Campuses (“Phase II Master Plan”).
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Packet Pg. 1024 Attachment: Attachment H Resolution Repealing the 1988 HASP and Amending General Plan (4853 : Providence Saint John's Development 4 (2) Establishment of the basic development parameters for the Phase II Master Plan.
(3) Provision that no Phase II Development Review Permits shall be issued for the development of any building or parcel contemplated in the Phase II Master Plan prior to City Council approval of the Phase II Master Plan. (4) Provision that Saint John’s and the City each agree and covenant to negotiate in good faith a third amendment to the Original Development Agreement, as amended, to extend the Original Phase II Vesting Deadline in consideration for the provision of additional community benefits.
(5) Confirmation that nothing in the Second Amendment constituted a confirmation or denial of Saint John’s vested rights under the Original Development Agreement, as modified by the First Amendment, it being understood and agreed to by the City and Saint John’s that the intent of the Second Amendment was solely to make a procedural change to implement the Original Development Agreement, as modified by the First Amendment, while preserving the substantive rights of Saint John’s and the City, respectively; and
WHEREAS, the comprehensive changes to the City’s Zoning Code in 2015 rendered the zoning map designations and zoning code references in the HASP obsolete; and
WHEREAS, the Saint John’s and the City have negotiated in good faith a third amendment to the Original Development Agreement, as amended, to extend the Original Phase II Vesting Deadline in consideration for the provision of additional community benefits (the “Third Amendment”); and
9.A.h
Packet Pg. 1025 Attachment: Attachment H Resolution Repealing the 1988 HASP and Amending General Plan (4853 : Providence Saint John's Development 5 WHEREAS, the Third Amendment contemplates the concurrent adoption of the Phase II Master Plan, which will act as the specific plan for Phase II development of the Saint John’s Health Center after the Third Amendment Effective Date and until the end of the Phase II Vesting Deadline; and
WHEREAS, the Phase II Master Plan is a comprehensive master plan that governs the Phase II portion of the Saint John’s Health Center Campus, including with respect to development, uses, circulation, parking, open space, and timing for implementation of the Phase II Master Plan; and
WHEREAS, after the Phase II Vesting Deadline, the Zoning Code then in effect shall apply to any development applications filed for the Saint John’s Health Center, except as otherwise expressly allowed in the Third Amendment; and WHEREAS, due to the fact that the HASP is now obsolete, the Phase II Master Plan is a focused specific plan for the Saint John’s Health Center, and the development standards for the remainder of the Hospital Area are now included in Chapter 9 of the Santa Monica Municipal Code, City staff is recommending amendments to the 2010 LUCE and repeal of the HASP; and
WHEREAS, the City prepared and circulated for public review and comment a Draft Environmental Impact Report for the Phase II Master Plan (“Phase II DEIR”) pursuant to the California Environmental Quality Act (“CEQA”) and designated SCH No. 2017041030; and
WHEREAS, on January 26, 2022, the City’s Planning Commission held a duly noticed public hearing on the Phase II Final Environmental Impact Report (“FEIR”), the Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP, the Third
9.A.h
Packet Pg. 1026 Attachment: Attachment H Resolution Repealing the 1988 HASP and Amending General Plan (4853 : Providence Saint John's Development 6 Amendment, the Phase II Master Plan, and the proposed street vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions. At such hearing, the Planning Commission recommended that the City Council certify the Phase II FEIR and approve the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment with specified conditions, the Phase II Master Plan, the Tentative Tract Map, and the proposed conditional street vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions; and
WHEREAS, on March 22, 2022, the City Council held a duly noticed public hearing on the Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment, the Phase II Master Plan, and the proposed street vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions, and certified the FEIR and adopted a Statement of Overriding Considerations and Mitigation and Monitoring Plan; adopted the 2022 LUCE Amendment and repealed the HASP; approved the Third Amendment; and approved the initiation of proceedings for the street vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions; approved the Phase II Master Plan; and approved the Tentative Tract Map; and
WHEREAS, the proposed amendments to the LUCE and repeal of the HASP should only be effective concurrently with the “Third Amendment Effective Date,” as such term is defined in the Third Amendment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES RESOLVE AS FOLLOWS:
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Packet Pg. 1027 Attachment: Attachment H Resolution Repealing the 1988 HASP and Amending General Plan (4853 : Providence Saint John's Development 7 SECTION 1. The above recitals are true and correct, and incorporated herein by this reference.
SECTION 2. The City Council does hereby approve the proposed amendments to the 2010 LUCE, as set forth in Exhibit A, which is attached hereto and incorporated herein by this reference; provided that such amendments will only become effective concurrently with the Third Amendment Effective Date.
SECTION 3. The City Council does hereby recommend repeal of the HASP in order to be consistent with the amendments to the 2010 LUCE, as proposed herein; provided that such appeal will only become effective concurrently with the Third Amendment Effective Date.
SECTION 4. The City Clerk shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
_________________________
JOSEPH LAWRENCE
Interim City Attorney
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Packet Pg. 1028 Attachment: Attachment H Resolution Repealing the 1988 HASP and Amending General Plan (4853 : Providence Saint John's Development 8 EXHIBITA
PROPOSED AMENDMENTS TO THE LUCE
[BEHIND THIS PAGE]
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Packet Pg. 1032 Attachment: Attachment H Resolution Repealing the 1988 HASP and Amending General Plan (4853 : Providence Saint John's Development 12 9.A.h
Packet Pg. 1033 Attachment: Attachment H Resolution Repealing the 1988 HASP and Amending General Plan (4853 : Providence Saint John's Development 13 9.A.h
Packet Pg. 1034 Attachment: Attachment H Resolution Repealing the 1988 HASP and Amending General Plan (4853 : Providence Saint John's Development 1 City Council Meeting: March 22, 2022 Santa Monica, California RESOLUTION NUMBER ______ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA CERTIFYING THE FINAL ENVIRONMENTAL IMPACT REPORT FOR THE PROVIDENCE SAINT JOHN’S HEALTH CENTER
PHASE II MASTER PLAN PROJECT
WHEREAS, the California Environmental Quality Act, California Public Resources Code Section 21000 et seq.(“CEQA”) requires that cities consider the environmental consequences of their actions before approving a “project”; and WHEREAS, the Santa Monica City Council approved a Development Agreement (DA) for the Providence Saint John’s Saint John’s Health Center (PSJHC) effective in July 1998; and
WHEREAS, the DA provides for two phases of development consisting of Phase I and Phase II.
WHEREAS, Phase I, which was completed in 2014, involved the serial demolition and reconstruction of PSJHC core hospital facilities on the North Campus in a smaller configuration than previously existed.
WHEREAS, the DA requires that a Phase II Master Plan be approved by the City Council prior to the approval of the Development Review Permits for the proposed Phase II Project buildings.
WHEREAS, the Phase II Master Plan is a comprehensive master plan that
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Packet Pg. 1035 Attachment: Attachment I Resolution EIR Certifcation Findings PSJ Master Plan DA (4853 : Providence Saint John's Development Agreement 2 governs the Phase II portion of the PSJHC Campus, including with respect to development, uses, circulation, parking, open space, and timing for implementation of the Phase II Master Plan.
WHEREAS, the DA’s provisions for Phase II established vested rights for up to 799,000 square feet of development on the North and South Campuses that include various hospital and health care uses, health and wellness uses, education and conference facilities, visitor housing, replacement multifamily housing units, and parking.
WHEREAS, a Notice of Preparation (“NOP”) of an Environmental Impact Report (“EIR”) for the Providence Saint John’s Health Center Phase II Project Master Plan (“Project”) was published and circulated on April 10, 2017; and WHEREAS, a Notice of Completion/Notice of Availability of a Draft Environmental Impact Report (“Draft EIR”) was published on July 30, 2019 in compliance with CEQA and the CEQA Guidelines, Title 14, Division 6, Chapter 3 of the California Code of Regulations; and
WHEREAS, pursuant to CEQA Guidelines Section 15105, the Draft EIR was circulated for a 45-day period, which ended on September 13, 2019; and WHEREAS, the Draft EIR analyzed the potential environmental impacts that could result from the proposed Project and five alternatives; and WHEREAS, the Final Environmental Impact Report (“Final EIR”) that includes responses to written comments on the Draft EIR was published in January 2022; and WHEREAS, the Final EIR analyzes the environmental effects of the Providence Saint John’s Health Center Phase II Project Master Plan, consisting of ten (10) Phase II
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Packet Pg. 1036 Attachment: Attachment I Resolution EIR Certifcation Findings PSJ Master Plan DA (4853 : Providence Saint John's Development Agreement 3 Project buildings with related infrastructure improvements and open space on the North and South Campuses, amendments to the HASP, Development Agreement amendments that include modifications to Mullin Plaza and on-site circulation, a vesting tentative subdivision map, a street vacation of the northern portion of 21st Street, a Child Care Implementation Plan for Phase II, and an amended Santa Monica Community Access Plan for Phase II.
WHEREAS, the Final EIR also analyzes the environmental effects of five alternatives: Alternative 1 – No Project/No Build, Alternative 2 – Tier 1 Only, Alternative 3 – Reduced Healthcare Uses with Tier 2 Housing on South Campus, Alternative 4 – Reduced Master Plan, and Alternative 5 – Partial Master Plan.
WHEREAS, on January 26, 2022, the Planning Commission received public testimony and written submittals, reviewed and considered the City staff report and the Final EIR, and engaged in a deliberative process; and
WHEREAS, after considering all such oral and written testimony at the public hearing on January 26, 2022, the Planning Commission recommended that the City Council approve the project and certify the Final EIR; and WHEREAS, on March 22, 2022 the City Council, received public testimony and written submittals, including the Final EIR, and engaged in a deliberative process; and WHEREAS, after considering all such oral and written testimony in its decisionmaking process, the City Council desires to consider approval of the project; and WHEREAS, the City Council as lead agency has reviewed and considered the contents of the Final EIR in its decision-making process, and independently determined that the Final EIR has been prepared in accordance with the California Environmental
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Packet Pg. 1037 Attachment: Attachment I Resolution EIR Certifcation Findings PSJ Master Plan DA (4853 : Providence Saint John's Development Agreement 4 Quality Act (“CEQA”) (Public Resources Code sections 21000 et seq.) and CEQA guidelines.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby certifies that:
1. The Final EIR for the Providence Saint John’s Health Center Phase II Project Master Plan (“Project”) was completed in full compliance with State law and the CEQA Guidelines, there was adequate public review of the Draft EIR, and the Final EIR adequately analyzes all potentially significant environmental issues; and
2. The Final EIR was presented to the City Council, and the City Council has reviewed and considered the information contained in the Final EIR, including all comments on the Draft EIR and responses to comments, in its decision-making process prior to acting on the Project; and
3. The Final EIR reflects the independent judgement and analysis of the City.
SECTION 2. Consistent with CEQA Guidelines Section 15128, Section 4 of the Final EIR and the Initial Study (Appendix A of the Final EIR) determined that the following environmental impacts were not considered potentially significant and were not analyzed in detail in the Final EIR: agricultural and forest resources, biological resources, mineral resources, utilities (electric power, natural gas, and telecommunications), and wildfire.
SECTION 3. Consistent with CEQA Guidelines Section 15091 and 15092, and as analyzed in the Final EIR, the City Council finds that the following Project impacts would be less than significant without mitigation: aesthetics, operational air emissions (specifically those issues related to potential conflicts with applicable air quality plans as
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Packet Pg. 1038 Attachment: Attachment I Resolution EIR Certifcation Findings PSJ Master Plan DA (4853 : Providence Saint John's Development Agreement 5 well as carbon monoxide hotspots and odors), energy consumption, geologic and seismic related risks, construction and operational greenhouse gas emissions, hazards related to emergency access, hydrology/water quality, land use/planning, construction-related and operational noise levels, population and housing, public services, tribal resources, utilities and service systems (specifically water supply, wastewater treatment, and solid waste), and transportation issues related to potential conflicts with plans, policies, or regulations as well as geometric design hazards and emergency access.
SECTION 4. Consistent with CEQA Guidelines Sections 15091 and 15092, and as analyzed in the Final EIR, the City Council finds that the following Project impacts could be reduced to a less than significant level with the implementation of mitigation measures established in Section 11 of the Final EIR: disturbance of archaeological resources and human remains, disturbance of paleontological resources, potential release of hazards due to on-site contamination, and utilities and service systems (specifically sewer capacity).
SECTION 5. Consistent with CEQA Guidelines Sections 15091 and 15092, and as analyzed in the Final EIR, the City Council finds that the following Project impacts cannot feasibly be avoided or mitigated to below a level of significance: construction-related and operational criteria air pollutant emissions, historic cultural resources, ground-borne vibration during construction, neighborhood effects due to traffic, and transportation (specifically traffic impacts on intersection level of service and street segments).
SECTION 6. The Final EIR found that the Alternative 5 is the environmentally superior alternative. Alternative 5 would include less development than the Project, such that the level of most of the impacts would be less under Alternative 5. In addition,
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Packet Pg. 1039 Attachment: Attachment I Resolution EIR Certifcation Findings PSJ Master Plan DA (4853 : Providence Saint John's Development Agreement 6 Alternative 5 would avoid the significant unavoidable historical resources impacts to the Saint John’s Cancer Institute building (formerly the John Wayne Cancer Institute) that would occur under the proposed Project and other alternatives studied, and would result in significant unavoidable operational level of service impacts to fewer intersections and street segments than these other alternatives. Therefore, Alternative 5 (Partial Master Plan) is identified as the environmentally superior alternative. However, Alternative 5 would not meet all the Project objectives. In particular, Alternative 5 would not: (1) provide the range and/or extent of medical services to be provided under the Project due to its reduced amount of floor area (Objective 1); (2) accommodate all the Phase II development vested by the DA or provide 35 percent of the Project Site as open space (Objective 3); (3) provide a comprehensive circulation plan on the entirety of the Phase II Development Sites (Objective 4); or (4) reduce VMT to the same extent of the Project due to lowerdensity development than the Project in close proximity to transit (Objective 5). It would also not be as effective as the Project in meeting the balance of the Project objectives.
Further, while Alternative 5 would result in direct reductions in impacts to the environment, it would have greater impacts than the Project in terms of a lack of support for applicable City goals and policies that are intended to support the continued operation of PSJHC, accommodate future growth, and promote sustainable development patterns to reduce VMT. The Project, as proposed, would better achieve these City goals and policies, and would provide a higher level of community benefits.
SECTION 7. The preceding findings, although based primarily on conclusions in the Final EIR, have not attempted to describe the full analysis of each environmental impact contained in the Final EIR. Instead, the findings incorporate by reference the
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Packet Pg. 1040 Attachment: Attachment I Resolution EIR Certifcation Findings PSJ Master Plan DA (4853 : Providence Saint John's Development Agreement 7 discussions and analyses in the Final EIR and supporting reference documents supporting the Final EIR’s determinations regarding the nature and severity of the impacts of the Project and mitigation measures designed to address those impacts. In making these findings, the City Council ratifies, adopts, and incorporates into these findings the analysis and explanation in the Final EIR and ratifies, adopts, and incorporates in these findings the determinations and conclusions of the Final EIR.
SECTION 8. Consistent with Public Resources Code Section 21081.6, the documents which constitute the record of proceedings for approving this Project are located in the Community Development Department, 1685 Main Street, Santa Monica, California. The custodian of these documents is Rachel Kwok, Environmental Planner.
SECTION 9. The City Clerk shall certify the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
________________________
JOSEPH LAWRENCE
Interim City Attorney
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Packet Pg. 1041 Attachment: Attachment I Resolution EIR Certifcation Findings PSJ Master Plan DA (4853 : Providence Saint John's Development Agreement 1 City Council Meeting: March 22, 2022 Santa Monica, California
RESOLUTION NUMBER (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA MAKING FINDINGS
NECESSARY TO ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS
AND THE MITIGATION MONITORING AND REPORTING PROGRAM
FOR THE PROVIDENCE SAINT JOHNS HEALTH CENTER PHASE II MASTER PLAN
PROJECT EIR
WHEREAS, a Draft Environmental Impact Report was published on July 30, 2019 for a period of 45 days, and a Final Environmental Impact Report (Final EIR) was published on January 19, 2022 which analyzes the environmental effects of the Providence Saint John’s Health Center Phase II Master Plan Project; and WHEREAS, the Santa Monica City Council, as Lead City Agency, reviewed the Final EIR and considered the information contained in the Final EIR, including all comments on the Draft EIR and responses to comments; and WHEREAS, on March 22, 2022, the City Council certified that the Final Environmental Impact Report was prepared in full compliance with State law and the CEQA Guidelines.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY RESOLVE AS FOLLOWS:
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Packet Pg. 1042 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 2 SECTION 1. Consistent with Section 15128 of the State CEQA Guidelines, Chapter 6 of the Final EIR determined that the following environmental impacts were not considered potentially significant and were not analyzed in detail in the Final EIR:
Agricultural and Forest Resources, Biological Resources, Mineral Resources, Utilities (electric power, natural gas, and communications), and Wildfire.
SECTION 2. Consistent with Section 15091 and 15092 of the State CEQA Guidelines, and as analyzed in the Final EIR, the City Council finds that impacts would be less than significant without mitigation for aesthetics, operational air emissions (specifically those issues related to potential conflicts with applicable air quality plans as well as carbon monoxide hotspots and odors), energy consumption, geologic and seismic related risks, construction and operational greenhouse gas emissions, hazards on schools and those related to emergency access, hydrology/water quality, land use/planning, constructionrelated and operational noise levels, population and housing, public services, tribal resources, utilities and service systems (specifically water supply, wastewater treatment, and solid waste), and transportation issues related to potential conflicts with plans, policies, or regulations as well as geometric design hazards and emergency access.
SECTION 3. Consistent with Sections 15091 and 15092 of the State of California CEQA Guidelines and as analyzed in the Final EIR, the City Council finds that most impacts resulting from the project can be reduced to a less than significant level. More specifically, significant environmental effects as identified below can feasibly be avoided and have been eliminated or substantially lessened to less than significant. (a) The Final EIR determined that without mitigation, the project could result in significant adverse impacts to archaeological resources. Consistent with Section 15091
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Packet Pg. 1043 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 3 and 15092 of the State CEQA Guidelines and as detailed in the Final EIR, the City Council finds that the following applicable mitigation measures have been required for the project that will reduce the project’s cultural archaeological resources impacts to below levels of significance:
MM-ARCH-1: Prior to the issuance of a demolition permit for the S1, S2, S3, S4 and S5 sites, the Applicant shall retain an archaeologist who meets the Secretary of the Interior’s Professional Qualifications Standards (Qualified Archaeologist) and a Native American monitor from a tribe that is culturally and geographically affiliated with the Project site (according to the Native American Heritage Commission contact list for this project) to provide construction monitoring services for the Project. The Qualified Archaeologist, or an archaeological monitor working under their direct supervision, and the Native American monitor shall monitor all ground disturbance, such as clearing/grubbing, grading, trenching, or any other construction excavation activity, associated with Sites S1, S2, S3, S4, and S5 to a maximum depth of 6 feet (depth at which archaeological sensitivity decreases). The archaeological monitor shall be familiar with the types of resources (prehistoric and historic) that could be encountered. The frequency of archaeological and Native American monitoring shall be determined by the Qualified Archaeologist and shall be based on the rate of excavation and grading activities, the materials being excavated (younger sediments vs. older sediments), and the depth of excavation, and if found, the abundance and type of archaeological resources encountered.
Full-time archaeological and Native American monitoring may be reduced to parttime inspections, or ceased entirely, at any depth above 6 feet if determined
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Packet Pg. 1044 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 4 adequate by the Qualified Archaeologist. Prior to commencement of excavation activities, an Archaeological Sensitivity Training shall be given for construction personnel. The training session shall be carried out by the Qualified Archaeologist and Native American monitor, and will focus on how to identify archaeological resources that may be encountered during earthmoving activities and the procedures to be followed in such an event.
MM-ARCH-2: In the event that historic (e.g., bottles, foundations, refuse dumps/privies, etc.) or prehistoric (e.g., hearths, burials, stone tools, shell and faunal bone remains, etc.) archaeological resources are unearthed, grounddisturbing activities shall be halted or diverted away from the vicinity of the find so that the find can be evaluated. An appropriate buffer area shall be established by THE Qualified Archaeologist around the find where construction activities shall not be allowed to continue. Work shall be allowed to continue outside of the buffer area. All archaeological resources unearthed by Project construction activities shall be evaluated by the Qualified Archaeologist. If the resources are prehistoric or Native American in origin, the Applicant shall coordinate with the City, Qualified Archaeologist, and Native American representatives regarding the treatment and curation of any prehistoric archaeological resources. Additionally, if a discovery is outside of Sites S1, S2, S3, S4, or S5, the Qualified Archaeologist shall determine the level of archaeological monitoring that is warranted during future ground disturbance in other portions of the Project Site. If a resource is determined by the Qualified Archaeologist to constitute a “historical resource” pursuant to CEQA Guidelines Section 15064.5(a) or a “unique archaeological resource” pursuant to
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Packet Pg. 1045 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 5 PRC Section 21083.2(g), the Qualified Archaeologist shall coordinate with the Applicant and the City (and Native American representatives for prehistoric resources) to develop a formal treatment plan that would serve to reduce impacts to the resource. The treatment plan established for the resource shall be in accordance with CEQA Guidelines Section 15064.5(f) for historical resources and PRC Sections 21083.2(b) for unique archaeological resources. Preservation in place (i.e., avoidance) is the preferred manner of treatment. If preservation in place is not feasible, treatment may include implementation of archaeological data recovery excavations to remove the resource along with subsequent laboratory processing and analysis. Any archaeological material collected shall be curated at a repository that meets the standards outlined in 36 Code of Federal Regulations (CFR) 79.9., if such an institution agrees to accept the material. If no institution accepts the archaeological material, they shall be donated to a local school or historical society in the area for educational purposes, or to an affiliated tribe for prehistoric materials, to be determined by the Qualified Archaeologist in consultation with the City, and with Native American representatives for materials that are prehistoric in nature. Disposition of human remains and associated funerary objects shall be determined through consultation with the Most Likely Descendant (MLD) and landowner (see MM-ARCH-4).
MM-ARCH-3: Prior to issuance of Certificate of Occupancy for the Phase II buildings on Sites S1, S2, S3, S4, and S5, as applicable, the Qualified Archaeologist shall prepare a final report and appropriate California Department of Parks and Recreation Site Forms at the conclusion of archaeological monitoring.
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Packet Pg. 1046 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 6 The report shall include a description of resources unearthed, if any, treatment of the resources, results of the artifact processing, analysis, and research, and evaluation of the resources with respect to the California Register of Historical Resources and CEQA. The report and the Site Forms shall be submitted by the Project applicant to the City, the South Central Coastal Information Center, and representatives of other appropriate or concerned agencies to signify the satisfactory completion of the development and required mitigation measures.
MM-ARCH-4: If human remains are encountered unexpectedly during implementation of the Project, State Health and Safety Code Section 7050.5 requires that no further disturbance shall occur at the affected excavation/construction site until the County Coroner has made the necessary findings as to origin and disposition pursuant to PRC Section 5097.98. If the remains are determined to be of Native American descent, the coroner has 24 hours to notify the NAHC. The NAHC shall then identify the person(s) thought to be the Most Likely Descendent (MLD). The MLD may, with the permission of the landowner, or his or her authorized representative, inspect the site of the discovery of the Native American remains and may recommend to the owner or the person responsible for the excavation work means for treating or disposing, with appropriate dignity, the human remains and any associated grave goods. The MLD shall complete their inspection and make their recommendation within 48 hours of being granted access by the land owner to inspect the discovery. The recommendation may include the scientific removal and nondestructive analysis of human remains and items associated with Native American burials. Upon the
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Packet Pg. 1047 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 7 discovery of the Native American remains, the landowner shall ensure that the immediate vicinity, according to generally accepted cultural or archaeological standards or practices, where the Native American human remains are located, is not damaged or disturbed by further development activity until the landowner has discussed and conferred, as prescribed in this mitigation measure, with the MLD regarding their recommendations, if applicable, taking into account the possibility of multiple human remains. The landowner shall discuss and confer with the descendants all reasonable options regarding the descendants' preferences for treatment.
Whenever the NAHC is unable to identify a MLD, or the MLD identified fails to make a recommendation, or the landowner or his or her authorized representative rejects the recommendation of the descendants and the mediation provided for in Subdivision (k) of Section 5097.94, if invoked, fails to provide measures acceptable to the landowner, the landowner or his or her authorized representative shall inter the human remains and items associated with Native American human remains with appropriate dignity on the property in a location not subject to further and future subsurface disturbance.
(b) The Final EIR determined that without mitigation the project could result in significant adverse impacts related to paleontological resources. Consistent with Section 15091 and 15092 of the State of California CEQA Guidelines and as detailed in the Final EIR, the City Council finds that the following mitigation measures have been required for the project that will reduce the project’s impacts related to paleontological resources to below levels of significance:
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Packet Pg. 1048 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 8 MM-GEO-1: Prior to start of any ground-disturbing activities (i.e., demolition, pavement removal, pot-holing or auguring, boring, drilling, grubbing, vegetation removal, brush clearance, weed abatement, grading, excavation, trenching, or any other activity that has potential to disturb soil) for each construction site, the Applicant shall retain a Qualified Paleontologist meeting the Society of Vertebrate Paleontology standards (SVP, 2010). The Qualified Paleontologist shall conduct construction worker paleontological resources sensitivity training for appropriate construction personnel. The training session shall focus on the recognition of the types of paleontological resources that could be encountered within the Project area and the procedures to be followed if they are found. The Applicant shall ensure that construction personnel are made available for and attend the training and retain documentation demonstrating attendance.
MM-GEO-2: Full-time paleontological resources monitoring shall be performed by a qualified paleontological monitor under the direction of the Qualified Paleontologist (SVP, 2010) for ground disturbance in undisturbed soils below a depth of 6 feet.
Full-time monitoring may be reduced to part-time inspections, or ceased entirely, if determined adequate by the Qualified Paleontologist. Monitors shall have the authority to temporarily halt or divert work away from exposed fossils, in a radius of at least 50 feet, in order to recover the fossil specimens. Any significant fossils collected during Project-related excavations shall be prepared to the point of identification and curated into an accredited repository with retrievable storage.
Monitors shall prepare daily logs detailing the types of activities and soils observed, and any discoveries. The Qualified Paleontologist shall prepare a final monitoring
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Packet Pg. 1049 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 9 and mitigation report to be submitted to the City.
MM-GEO-3: If construction or other Project personnel discover any potential fossils during construction, regardless of the depth of work or location, work at the discovery location shall cease in a 50-foot radius of the discovery until the Qualified Paleontologist has assessed the discovery and made recommendations as to the appropriate treatment. If the find is deemed significant, it shall be salvaged following the standards of the SVP (2010) and curated with a certified repository. (c) The Final EIR determined that without mitigation the project could result in significant adverse impacts related to hazards/hazardous materials. Consistent with Section 15091 and 15092 of the State of California CEQA Guidelines and as detailed in the Final EIR, the City Council finds that the following applicable mitigation measures have been required for the project that will reduce the project’s impacts related to hazards/hazardous materials to below levels of significance:
MM HAZ-1: Additional Assessment/Remediation – Site S3 and Site 2D/E.
Prior to the issuance of a grading permit for each site - of Site S3 and Site 2D/E, additional assessment in the form of soil and soil vapor sampling shall be conducted to determine whether there is any soil or groundwater contamination associated with the former service station uses at these sites, once the existing on-site buildings/structures are demolished. If the additional assessment reveals concentrations of volatile organic compounds (VOCs) and/or other hazardous substances above applicable California Human Health Screening Levels (CHHSL), soil remediation and health and safety measures required by the applicable regulatory agencies [e.g., California Department of Toxic Substances
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Packet Pg. 1050 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 10 (DTSC), Los Angeles Regional Water Quality Control Board (LARWQCB), etc.] shall be implemented by the Project Applicant during construction, which will be included in a Soils Management Plan and a Health and Safety Plan, as applicable (refer to Mitigation Measures HAZ-2 and HAZ-3).
The additional assessment shall also include a survey to determine the presence of any underground storage tanks (UST) associated with the former on-site gas stations. If a UST is discovered, the Applicant shall notify the SMFD prior to tank removal and prepare a work plan for UST removal. The work plan shall be approved by the SMFD and shall identify methods/procedures to remove or neutralize any flammable materials and vapors in the UST prior to transport, and establish to the satisfaction of the SMFD that no release of hazardous materials has occurred or that the release of hazardous materials is otherwise addressed in the SMP. The UST shall be properly disposed of by a licensed contractor in accordance with applicable regulations.
MM HAZ-2: Soil Management Plan (SMP): Should the assessments required under MM HAZ-1 above for Site S3 and Site 2D/2E reveal chemicals of concern above applicable CHHLs and for excavation activities associated with Site 2C and Site 2D/E, the Project Applicant shall retain a qualified environmental consultant to prepare a SMP, which will be submitted to DTSC, RWQCB, and/or City of Santa Monica Fire Department for review and approval prior to the commencement of excavation and grading activities. The recommendations of the applicable oversight agency shall be incorporated in the SMP. The SMP shall be implemented during excavation and grading activities on the identified Site to
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Packet Pg. 1051 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 11 ensure that any contaminated soils are properly identified, excavated, and disposed of off-site, as follows:
The SMP shall be prepared and executed in accordance with South Coast Air Quality Management District (SCAQMD) Rule 1166, Volatile Organic Compound Emissions from Decontamination of Soil. The SMP shall require the timely testing and sampling of soils so that contaminated soils can be separated from inert soils for proper disposal. The SMP shall specify the testing parameters and sampling frequency. During excavation, Rule 1166 requires that soils identified as contaminated shall be sprayed with water or another approved vapor suppressant, or covered with sheeting during periods of inactivity of greater than an hour, to prevent contaminated soils from becoming airborne. Under Rule 1166, contaminated soils shall be transported from the Project Site by a licensed transporter and disposed of at a licensed storage/treatment facility to prevent contaminated soils from becoming airborne or otherwise released into the environment.
During the excavation phase, the Applicant shall remove and properly dispose of contaminated materials in accordance with the provisions of the SMP. If soil is stockpiled prior to disposal, it will be managed in accordance with the Project's Storm Water Pollution Prevention Plan, prior to its transfer for treatment and/or disposal. All impacted soils would be properly treated and disposed of in accordance with SCAQMD Rule 1166, Volatile Organic Compound Emissions from Decontamination of Soil, as well as applicable requirements of DTSC and LARWQCB.
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Packet Pg. 1052 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 12 A qualified environmental consultant shall be present on the Site during grading and excavation activities in the known or suspected locations of contaminated soils or the UST, and shall be on call at other times as necessary, to monitor compliance with the SMP and to actively monitor the soils and excavations for evidence of contamination.
MM HAZ-3: Health and Safety Plan (HASP): Should the assessments required under MM HAZ-1 above reveal chemicals of concern above applicable clean-up goals, the Applicant shall commission a HASP to be prepared in compliance with Occupational Safety and Health Administration (OSHA) Safety and Health Standards (29 Code of Federal Regulations 1910.120) and Cal-OSHA requirements (CCR Title 8, General Industry Safety Orders and California Labor Code, Division 5, Part 1, Sections 6300-6719) and submitted for review by the Department of Building and Safety. The HASP would address, as appropriate, safety requirements that would serve to avoid significant impacts or risks to workers or the public in the event that elevated levels of subsurface gases are encountered during grading and excavation. The HASP would also address potential vapor encroachment from the soil contamination into the subterranean levels of the building. As necessary, gas monitoring devices would be in place to alert workers in the event elevated gas or other vapor concentrations occur when basement slab demolition or soil excavation is being performed. Contingency procedures would be in place in the event elevated gas concentrations are detected, such as the mandatory use of personal protective equipment, evacuation of the area, and/or increasing ventilation within the immediate work
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Packet Pg. 1053 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 13 area. Workers would be trained to identify exposure symptoms and implement alarm response. Construction fencing would be installed around development areas to restrict public access from surrounding properties and other phases of the Project Site, further reduce the potential for contaminated soils to become airborne, and provide additional distance between the public and excavation activities to allow for gas and vapor dilution. Vapor suppression measures also would be identified consistent with the SMP, as necessary, to avoid health hazards to adjacent properties. The HASP would have emergency contact numbers, maps to the nearest hospital, gas monitoring action levels, gas response actions, allowable worker exposure times, and mandatory personal protective equipment requirements. The HASP would be signed by all workers involved in the demolition and excavation of on-site soils to demonstrate their understanding of the risks of excavation.
MM-HAZ-4 Asbestos Containing Materials: Pursuant to SCAQMD requirements, testing for presence of ACM shall be conducted in the CFDC, JWCI, and SJF Buildings prior to demolition of these structures. Any ACM found in these buildings, and the previously confirmed ACM in the vacant on-site apartments and associated parking structure, shall be removed by a licensed and certified asbestos abatement contractor prior to demolition of these buildings pursuant to SCAQMD Rule 1403 and Cal-OSHA Asbestos Regulations.
MM-HAZ-5 Lead Based Paints: Testing for the presence of LBP shall be conducted in the CFDC, JWCI, and SJF Buildings prior to demolition of these structures. Any LBP found in these buildings, and the previously confirmed LBP
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Packet Pg. 1054 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 14 in the vacant on-site apartments and associated parking structure, shall be removed by lead-certified personnel following the Cal-OSHA lead standards contained in CCR Title 8, Section 1532.1 and lead-safe work practices prior to demolition of these buildings. An environmental contractor with California Department of Public Health certified workers shall be retained to carry out the work in compliance with the regulations that govern LBP. (d) The Final EIR determined that without mitigation the project could result in significant adverse impacts with respect to utilities - wastewater. Consistent with Section 15091 and 15092 of the State of California CEQA Guidelines and as detailed in the Final EIR, the City Council finds that the following mitigation measure is required for the project that will reduce the project’s wastewater impacts to below levels of significance:
MM-WW-1: Without limiting the generality of the foregoing, within 30 days of filing a Planning Application for any Phase II development, Saint John’s shall meet and confer with the City Engineer to discuss the timing and content for preparation of an updated sewer study to be reviewed and approved by the City Engineer, unless determined in the City Engineer’s sole and absolute professional judgment to be unnecessary. Such study would determine if future flows associated with the Phase II development proposed in the Planning Application (during dry and wet weather conditions) would cause the City’s 12-inch and 21-inch sewer lines on Broadway and any other downstream sewer lines to exceed the hydraulic planning criteria on page 47 in the City’s 2017 Sanitary Sewer System Master Plan or its successor thereto. The primary criteria used to establish adequately-size sewer capacity is if
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Packet Pg. 1055 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 15 the Peak Wet Weather Flow depth to diameter ratio is less than 0.75 and the minimum velocity is 2 ft/s.
If the sewer study (as approved by the City) determines that there will be exceedances of the hydraulic planning criteria due to the Phase II development proposed in the Planning Application, Saint John’s shall perform sewer upgrades prior to issuance of a certificate of occupancy for such Phase II Building(s), to the satisfaction of the City Engineer, including, without limitation:
a) Installing a new adequately-sized sewer line(s) along Broadway and 20th Street to convey sewer flows generated from the applicable Phase II Development Site; or
b) Upsizing the existing 12-inch sewer on Broadway to 18-inch from 21st Street to 20th Street and re-activating and placing in service the existing 12-inch VCP line (currently abandoned) along 20th Street from Broadway to Colorado Avenue to diver sewer flows from the Broadway 21-inch VCP sewer line to the Colorado 21-inch sewer line. The currently abandoned 12- inch VCP line, may need to be replaced pending future engineering design and offsite plans by Saint John’s.
Saint John’s may recommend the most cost-efficient City-approved sewer upgrade alternative that addresses the downstream deficiencies. All reports and plans shall also be approved by the Water Resources Engineer prior to issuance of building permit for the applicable Phase II Building. Any required upgrades shall be completed prior to Certificate of Occupancy for the applicable Phase II Development.
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Packet Pg. 1056 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 16 SECTION 4. Consistent with Section 15091, 15092, and 15093 of the State of California CEQA Guidelines, the City Council finds that significant adverse environmental effects in the areas of (1) construction-related and operational criteria air pollutant emissions, (2) historic cultural resources, (3) ground-borne vibration during construction, (4) neighborhood effects due to traffic, and (5) transportation (specifically traffic impacts on intersection level of service and street segments) cannot feasibly be avoided or mitigated to below a level of significance. Nevertheless, these impacts are found to be acceptable due to overriding considerations as discussed in Section 6. (1) The Final EIR determined that without mitigation, combined operational and construction emissions of the Project would exceed the South Coast Air Quality Management’s District operational emissions threshold for NOx. Consistent with Section 15091 and 15092 of the State of California CEQA Guidelines and as detailed in the Final EIR, the City Council finds that the implementation of the following mitigation measure would address impacts, but would not reduce impacts to less than significant levels.
Therefore, impacts on air quality would remain significant and unavoidable.
MM AIR-1: Construction equipment operating at each Phase II development site shall be subject to the following requirements, which will be included in applicable bid documents and successful contractor(s) must demonstrate the ability to supply such equipment:
• The Project shall require all off-road diesel equipment greater than 50 horsepower (hp) to meet USEPA Tier 4 Final off-road emission standards (or equivalent) to reduce diesel particulate matter and NOX emissions during
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Packet Pg. 1057 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 17 construction activities. If equipment cleaner than Tier 4 is widely and commercially available at the time of building permit issuance, the Project applicant shall require the use of such equipment for construction. • Dumpers/tenders, forklifts, pumps, sweeper/scrubbers and plate compactors shall be powered by non-diesel fuels, such as gasoline, compressed natural gas or electricity.
(2) The Final EIR determined that the Providence Saint John’s Cancer Institute (formerly the John Wayne Cancer Institute Building) and Lt. Joseph P. Kennedy Jr.
Memorial Child & Family Development Center (CFDC), are considered historical resources pursuant to CEQA. Consistent with Section 15091 and 15092 of the State of California CEQA Guidelines and as detailed in the Final EIR, the City Council finds that the implementation of the following mitigation measures would address impacts, but would not reduce impacts to less than significant levels. Therefore, impacts on historic resources would remain significant and unavoidable.
MM HIST-1: Recordation of the JWCI and CFDC. Prior to any demolition or ground disturbing activity on the 2I and S4 properties, the Applicant shall retain a Qualified Preservation Professional (defined as an architectural historian, historic architect, or historic preservation professional who satisfies the Secretary of the Interior’s Professional Qualification Standards for History, Architectural History, or Architecture, pursuant to 36 CFR 61) to prepare a Historic American Buildings Survey (HABS) Short Format Report I. The HABS shall record the history of each property (the JWCI and CFDC), as well as important events or other significant contributions to the patterns and trends of history with which each property is
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Packet Pg. 1058 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 18 associated, as appropriate. Each property’s physical condition, both historic and current, shall be documented through site plans; historic maps and photographs; available original and/or current as-built drawings; large format photographs; and written data and text. Each building’s exteriors, representative interior spaces, character-defining features, as well as its setting and contextual views, shall be documented. Field photographs and notes shall also be included. All documentation components shall be completed in accordance with the Secretary of the Interior’s Standards and Guidelines for Architectural and Engineering Documentation (HABS standards) to the satisfaction of the City of Santa Monica’s Historic Preservation Officer and the HABS administrator for the Library of Congress HABS collection. An electronic copy (pdf) of the HABS documentation shall be submitted to the City for review. Once approved, an electronic copy (pdf) shall be transmitted to the Library of Congress HABS administrator for review.
Upon approval, the original archival HABS documentation shall be submitted to the Library of Congress for inclusion in the HABS collection, and archival copies shall be sent to the Santa Monica Public Library. The Applicant may complete the HABS documentation for both the JWCI and CFDC together or separately so long as the documentation for the CFDC is completed prior to demolition or ground disturbing activity on the 2I Site and the documentation for the JWCI is completed prior to any demolition or ground disturbing activity on the S4 Site.
MM HIST-2: Interpretive Exhibit(s). The Applicant shall retain a Qualified Preservation Professional (defined as an architectural historian, historic architect, or historic preservation professional who satisfies the Secretary of the Interior’s
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Packet Pg. 1059 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 19 Professional Qualification Standards for History, Architectural History, or Architecture, pursuant to 36 CFR 61) to develop and implement a permanent publicly accessible interpretive exhibit(s) (Exhibit), in consultation with the Applicant, that captures and incorporates the important history, associations, and significance of the JWCI and CFDC, (as applicable), within the larger context of medical history, so that the significance of these resources is preserved and retained for the education and benefit of current and future generations. The Exhibit’s requirements shall be outlined in a technical memorandum, including the requirements for maintenance and operation of the Exhibit’s elements. The interpretive Exhibit shall be aimed at actively illustrating the following:
• The growth and development of the JWCI and/or CFDC within the larger context of local, state and national medical history.
• The Exhibit should also document the construction history and architectural significance pertaining to the respected architects, Weldon J. Fulton (JWCI) and John Maloney (CFDC), for each property.
• The historical associations and significance of Dr. Evis Coda (CFDC).
The Exhibit shall include each of the following:
• A permanent on-site exhibit, maintained by the Applicant to be installed at an on-site location or locations within the Project selected by the Applicant with the approval of the qualified preservation consultant and City of Santa Monica planning department.
• A professionally conducted oral history program documenting the personal experiences of JWCI patients, and CFDC families and staff members, respectively,
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Packet Pg. 1060 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 20 which will be utilized within the Exhibit and later archived at the Santa Monica History Museum.
The Applicant shall commission a Qualified Preservation Professional to prepare a technical memorandum detailing the Exhibits’ requirements and implementation schedule and this memorandum shall be reviewed by interested parties, such as the Santa Monica History Museum and the Santa Monica Conservancy, and shall be prepared to the satisfaction of the City of Santa Monica. Once work on the 2I and S4 sites, as applicable, has commenced, the Applicant shall submit biannual reports prepared by a Qualified Preservation Professional documenting the progress of the Exhibit’s implementation, and the Applicant shall submit documentation illustrating full implementation of the Exhibit to the City within 3 years of completion of construction of the 20th Street Medical Building (2I) and Education & Conference Center and East Ambulatory & Research Building (S4), respectively.
MM HIST-3: Construction Monitoring. Due to the potential for damage from excavation and construction activities, as well as vibration, to 2208/2210 Santa Monica Boulevard, and in association with implementation of Mitigation Measure MM NOISE-1, the Qualified Preservation Professional shall monitor construction activities associated with the Project at regular intervals during shoring and excavation of Site S4 to address any unanticipated damage to 2208/2210 Santa Monica Boulevard that may require preservation treatment, and minimize potential damage to historic materials on 2208/2210 Santa Monica Boulevard. The Qualified Preservation Professional shall document the construction monitoring process in
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Packet Pg. 1061 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 21 digital photography, as well as monitoring logs, and prepare a final monitoring report to be submitted to the City’s planning department. (3) The Final EIR determined that without mitigation, project construction could result in significant adverse impacts related to construction vibration on off-site buildings sensitive medical uses. Consistent with Section 15091 and 15092 of the State of California CEQA Guidelines and as detailed in the Final EIR, the City Council finds that the implementation of the following mitigation measures would address impacts, but would not reduce impacts to less than significant levels. Therefore, impacts related to construction vibration would remain significant and unavoidable.
MM NOISE-1: To reduce the potential for construction-related vibration effects to building structures, prior to the issuance of a building permit for a Site, PSJHC shall perform an inventory of the structural condition of buildings within 50 feet of Project construction on that Site. Based on the surveyed building’s structure and condition, an acoustic specialist will determine the appropriate structural damage potential criteria based on the Caltrans Transportation and Construction Vibration Guidance Manual (Caltrans 2013), as provided in Table 4.13-3, and for each piece of construction equipment, establish a standoff distance from the applicable building. The construction contractor(s) shall restrict the use of equipment within the minimum applicable standoff distances to not exceed the building’s applicable structural damage criteria. If construction is required within these minimum applicable distances, alternative equipment and methods, such as small bulldozers (less than 300 horsepower), smaller or alternative construction
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Packet Pg. 1062 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 22 equipment, or alternative methods shall be used to reduce potential vibration levels to less than the building’s applicable structural damage criteria.
MM NOISE-2: To reduce the potential for construction-related vibration effects to any vibration sensitive medical uses, prior to the issuance of a building permit for Sites 2C, 2I, 2D/E, S1, S3 and S4, PSJHC shall perform an inventory of vibration-sensitive medical equipment and rooms/suites in the hospital and in the following nearby Medical Office Buildings along Santa Monica Boulevard and Broadway:
• For Site 2C: 2001 Santa Monica Boulevard, 2021 Santa Monica Boulevard, and 2020 Santa Monica Boulevard.
• For Site 2I: 1919 Santa Monica Boulevard, 2001 Santa Monica Boulevard, 2021 Santa Monica Boulevard, and 2020 Santa Monica Boulevard. • For Site 2D/E: 2208, 2216, 2232 Santa Monica Boulevard. • For Sites S1 & S3: 2001 Santa Monica Boulevard, 2021 Santa Monica Boulevard, 2020 Santa Monica Boulevard, and 2020 Broadway. • For Sites S4 & S5: 2021 Santa Monica Boulevard, 2020 Santa Monica Boulevard, and 2208, 2216, 2232 Santa Monica Boulevard.
PSJHC shall notify both the building owner/property manager and the building’s medical office tenants in writing of PSJHC’s need to inventory the building/tenant suite for vibration-sensitive medical equipment and rooms/suites with vibrationsensitive medical operations and to conduct the simulation(s).
For the buildings identified to contain vibration sensitive medical uses and where determined to be potentially exposed to adverse vibration effects associated with
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Packet Pg. 1063 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 23 construction activities by a qualified acoustical specialist, a construction simulation survey shall be undertaken on the applicable Project Site replicating representative construction activities, such as the use of an excavator or the dropping of a heavy weight. The simulations shall be undertaken in an appropriate number of locations, as determined by an acoustical specialist to allow evaluation of the proposed construction activities. Use of the vibration-sensitive equipment will be monitored by the applicable medical team during this exercise.
The applicable medical team will confer with the construction team, including an acoustical specialist, after the simulation. If the simulation results indicate that either (a) construction vibration would exceed manufacturer’s specifications for vibrationsensitive medical equipment or (b) hospital operating rooms or critical working areas would exceed the “Weighting factors for satisfactory magnitudes of building vibration with respect to human response” in ANSI/ASA S2.71-1983 (reaffirmed in 2012), Table A.1, then a detailed mitigation plan shall be prepared unless both the applicable medical team and the construction team agree that the construction vibration is not impacting medical equipment/procedures in a particular medical suite despite the manufacturer’s specifications or weighting factors. If a mitigation plan is required, the construction team, including an acoustical specialist, shall prepare such plan relevant to such equipment or operations that is practicable for both the construction team and the applicable medical team. This will involve a combination of the judicious selection of construction equipment and techniques to minimize vibration at source, the sympathetic scheduling of the hours of construction and medical equipment usage/operations, the use of vibration isolation
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Packet Pg. 1064 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 24 tables for particularly sensitive medical equipment/operations and the possible temporary relocation of affected medical equipment/operations.
PSJHC shall use good faith efforts to secure the voluntary cooperation of the building owner/property manager and the building’s medical office tenants in allowing PSJHC to perform the inventory, schedule the simulation(s), monitor the vibration-sensitive medical equipment or operations during the simulation(s), and provide input on practicable measures to include in the mitigation plan.
Mitigation Measure NOISE-1 would provide adequate vibration reductions for structural damage at on- and off-site buildings, by restricting the distances of heavy vibration-generating equipment from structures to the minimum distances provided by MM NOISE-1, or alternative equipment or methods, to not exceed the applicable structural damage criteria for each building. Thus, potentially significant construction vibration impacts would be reduced to a less than significant level.
Mitigation Measure NOISE-2 would prevent construction vibration impacts to sensitive medical equipment at Medical Office Buildings not owned/controlled by PSJHC and PSJHC medical uses that participate in Mitigation Measure NOISE-2 through location inventory, simulation testing, equipment relocation, equipment isolation, not conducting construction during active use of equipment, or alternative construction methods. Thus, potentially significant construction vibration impacts at participating Medical Office Buildings not owned/controlled by PSJHC would be reduced to a less than significant level. However, for any Medical Office Buildings not owned/controlled by PSJHC that do not participate in Mitigation Measure NOISE-2, Project construction vibration could result
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Packet Pg. 1065 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 25 in impacts to vibration sensitive medical equipment. Therefore, the impact is conservatively concluded to be significant and unavoidable at these medical office buildings.
(4) It should be noted that after publication of the Draft EIR, on June 9th, 2020 the City adopted vehicle miles traveled (VMT) as the metric for analyzing the transportation impacts of projects that are subject to CEQA, to align with the requirements of Senate Bill (SB 743). VMT measures the cumulative distance of automobile travel, taking into account the origin and destination of a particular trip.
Typically, development located at a greater distance from other land uses and in areas without transit generates more VMT than development near other land uses with more robust transportation options. Since the Project’s Notice of Preparation and Draft EIR predate the adoption of the VMT thresholds, the Project’s analysis of transportation effects used the former level of service (LOS) standards. The Final EIR determined that without mitigation, the project would result in significant and unavoidable at fourteen study intersections and six segments under Interim Year (2031) and/or Future Year (2042) conditions. Consistent with Section 15091 and 15092 of the State of California CEQA Guidelines and as detailed in the Final EIR, the City Council finds that the implementation of the following mitigation measures would address impacts, but would not reduce impacts to less than significant levels. Therefore, impacts related to neighborhood traffic and transportation levels of service would remain significant and unavoidable:
MM-TR-1: Prior to issuance of a building permit for the S4 building (Phase A4 or B4), the Project Applicant shall seek approval from the City of Los Angeles to
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Packet Pg. 1066 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 26 reconfigure the existing northbound and southbound approaches of Intersection 70 (Centinela Avenue & Santa Monica Boulevard) to provide one left-turn lane and one shared through/right-turn lane at each approach (unless such reconfiguration has already occurred). The reconfiguration would involve the removal of three or four on-street parking spaces at both the northbound and southbound approaches, including a commercial loading zone on the northbound approach, and restriping of the northbound and southbound approaches. The Project Applicant shall not be required to pursue right of way acquisition. The Project Applicant shall seek approval from the City of Los Angeles in good faith for at least 90 days and shall not be required to implement this reconfiguration if the City of Los Angeles does not provide approval within this time period. If the City of Los Angeles approves implementation of this mitigation measure, the Project Applicant shall complete to implementation of this improvement prior to Certificate of Occupancy for the S4 building (Phase A4 or B4).
MM-TR-2: Prior to issuance of a building permit for the 2D/2E building (Phase A5 or B5), the Project Applicant shall seek approval from the Big Blue Bus and Metro, to relocate the eastbound Big Blue Bus bus stop from the near side of Intersection 77 (Bundy Drive and Santa Monica Boulevard) and consolidate it with the existing Metro bus stop on the far side of the intersection (unless such reconfiguration has already occurred). The Project Applicant shall seek approval from Big Blue Bus and Metro in good faith for at least 90 days and shall not be required to further pursue consolidation of the bus stops if the parties cannot reach agreement within the 90-day time period. Prior to issuance of a building permit for
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Packet Pg. 1067 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 27 the 2D/2E building (Phase A5 or B5), the Project Applicant shall also seek approval from the City of Los Angeles to reconfigure the eastbound approach of Intersection 77 (Bundy Drive & Santa Monica Boulevard) to add a separate right turn lane, resulting in one left-turn lane, two through lanes and one right-turn only lane (unless such reconfiguration has already occurred). The Project Applicant shall not be required to pursue right of way acquisition. The Project Applicant shall seek approval from the City of Los Angeles in good faith for at least 90 days and shall not be required to implement this reconfiguration if the City of Los Angeles does not provide approval within this time period. If the City of Los Angeles approves implementation of this mitigation measure, the Project Applicant shall complete this implementation measure prior to Certificate of Occupancy for the 2D/2E building (Phase A5 or B5).
MM-TR-3: Prior to issuance of a building permit for the earlier of the S1 or S3 buildings in Phase B2 or the 2I building in Phase A2, if the Martin Expo Town Center Project has not restriped (or is not committed to restripe) the northbound approach at Intersection 79 (Bundy Drive & Olympic Boulevard) to provide dual leftturn lanes (or if this intersection has not otherwise been restriped), the Project Applicant shall seek approval from the City of Los Angeles to undertake this restriping. The Project Applicant shall seek approval from the City of Los Angeles in good faith for at least 90 days and shall not be required to implement this reconfiguration if the City of Los Angeles does not provide approval within this time period. If the City of Los Angeles approves implementation of this mitigation measure, the Project Applicant shall complete this implementation measure prior to
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Packet Pg. 1068 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 28 Certificate of Occupancy for the earlier of the S1 or S3 buildings in Phase B2 or the 2I building in Phase A2.
MM-TR-4: Prior to issuance of a building permit for earlier of the S1, S2 and S3 buildings in Phase A1 or the earlier S2 and 2C buildings in Phase B1, the Project Applicant shall seek approval from the City of Los Angeles and Caltrans to restripe the southbound approach at Intersection 81 (Bundy Drive & I-10 Eastbound OnRamp) to add a second left-turn lane (unless such restriping has already occurred).
This would entail removing on-street parking from the southbound approach on Bundy Drive. The Project Applicant shall seek approval from Caltrans and the City of Los Angeles in good faith for at least 90 days and shall not be required to implement this restriping if the City of Los Angeles and Caltrans, as applicable, do not provide approval within this time period. If the City of Los Angeles and Caltrans approve implementation of this mitigation measure, the Project Applicant shall complete this implementation measure prior to Certificate of Occupancy for the earlier of S1, S2 and S3 buildings in Phase A1 or the S2 and 2C buildings in Phase B1.
Impacts at the following intersections would be significant and unavoidable as feasible mitigation is not available to reduce the impacts at these intersections to less than significant levels due to lack of additional adequate right-of-way area, inconsistency with adopted City policies, and/or because they would result substantial secondary impacts.
Intersections:
• 20th Street & Arizona Avenue
• 20th Street & Pico Boulevard
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Packet Pg. 1069 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 29 • 23rd Street & Arizona Avenue
• 23rd Street & Broadway
• Cloverfield Boulevard & Olympic Boulevard
• Cloverfield Boulevard & I-10 Eastbound On-Ramp
• Centinela Avenue & Santa Monica Boulevard
• Centinela Avenue & I-10 Westbound On-Off Ramps
• Bundy Drive & Santa Monica Boulevard
• Bundy Drive & Olympic Boulevard
• Bundy Drive & Ocean Park Boulevard
• Bundy Drive & I-10 Eastbound On-Ramp
• Barrington Avenue & Wilshire Boulevard
• Barrington Avenue & Santa Monica Boulevard
Street Segments
• Arizona Avenue west of 17th Street
• Arizona Avenue west of 20th Street
• 23rd Street north of Wilshire Boulevard
• 23rd Street north of Arizona Avenue
• 23rd Street north of Santa Monica Boulevard
• 23rd Street south of Ocean Park Boulevard
SECTION 5. The Final EIR analyzed five alternatives to the originally proposed project.
• Alternative 1 – No Project/No Build: Per CEQA Guidelines Section 15126.6(e)(2), the No Project/No Build Alternative analysis discusses the
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Packet Pg. 1070 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 30 existing conditions at the time the Notice of Preparation (NOP) was published (April 7, 2017) and compares impacts of the No Project/No Build Alternative to the Project. Under the No Project/No Build Alternative, the Project would not be developed. Rather, the existing onsite uses (e.g., medical, medical office, laboratory, day care, and vacant residential totaling 110,055 square feet of floor area, along with the existing entry plaza and surface parking) would remain unchanged. • Alternative 2 – Tier 1 Only: Alternative 2 assumes development of the Phase II Development Sites with healthcare and related uses at the Tier 1 densities and heights with associated parking (e.g., not at the Tier 2 densities and heights permitted by the SSMC with the provision of specified community benefits).
• Alternative 3 – Reduced Healthcare Uses with Tier 2 Housing on South Campus: This alternative represents a reduction in the healthcare uses compared with the proposed Project and a reduction in open space, with an overall increase in the total floor area to accommodate residential development on the South Campus.
• Alternative 4 – Reduced Master Plan: Alternative 4 represents a reduction in the Phase II Master Plan, with a reduction in height such that all new buildings would be no greater than 70 feet consistent with the Zoning Ordinance’s HMU Tier 2 maximum height.
• Alternative 5 – Partial Master Plan: This alternative represents a reduction in the Phase II Master Plan, with the assumption that only
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Packet Pg. 1071 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 31 some phases of the Master Plan would be implemented. Under Alternative 5, total development on the Saint John’s Campus would be reduced as compared to the Master Plan.
The Final EIR found that the No Project Alternative would be environmentally superior to the project on the basis of the minimization or avoidance of physical environmental impacts. Notwithstanding, without redevelopment of the Project Site, Alternative 1 would not contribute to City efforts to implement the goals and objectives of the HSP nor meet the Project’s objectives.
The CEQA Guidelines require that if the environmentally superior alternative is the No Project alternative, that the EIR also identify an environmentally superior alternative among the other alternatives. Consistent with Section 15091, 15092, and 15093 of the State of California CEQA Guidelines, and as detailed in Final EIR Chapter 5.0, the City Council finds that, based on the other project alternatives, Alternative 5 would include less development than the Project, such that the level of most of the impacts would be less under Alternative 5. In addition, Alternative 5 would avoid the significant unavoidable historical resources impacts to the John Wayne Cancer Institute building that would occur under the proposed Project and other alternatives studied, and would result in significant unavoidable operational level of service impacts to fewer intersections and street segments than these other alternatives. Therefore, Alternative 5 (Partial Master Plan) is identified as the environmentally superior alternative. However, it is noted that Alternative 5 would not meet all the Project objectives. In particular, Alternative 5 would not: (1) provide the range and/or extent of medical services to be provided under the Project due to its reduced amount of floor area (Objective 1); (2) accommodate all the Phase II
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Packet Pg. 1072 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 32 development vested by the DA or provide 35 percent of the Project Site as open space (Objective 3); (3) provide a comprehensive circulation plan on the entirety of the Phase II Development Sites (Objective 4); or (4) reduce VMT to the same extent of the Project due to lower-density development than the Project in close proximity to transit (Objective 5). It would also not be as effective as the Project in meeting the balance of the Project objectives. Further, while Alternative 5 would result in direct reductions in impacts to the environment, it would have greater impacts than the Project in terms of a lack of support for applicable City goals and policies that are intended to support the continued operation of PSJHC, accommodate future growth, and promote sustainable development patterns to reduce VMT. The Project, as proposed, would better achieve these City goals and policies, and would provide a higher level of community benefits.
SECTION 6. The preceding Findings, although based primarily on conclusions in the Final EIR, have not attempted to describe the full analysis of each environmental impact contained in the Final EIR. Instead, the Findings incorporate by reference the discussions and analyses in the Final EIR and supporting reference documents supporting the Final EIR’s determinations regarding the nature and severity of the impacts of the LUCE and mitigation measures designed to address those impacts. In making these findings, the City Council ratifies, adopts, and incorporates into these findings the analysis and explanation in the Final EIR and ratifies, adopts, and incorporates in these findings the determinations and conclusions of the Final EIR.
SECTION 7. The Final EIR found that the project would result in significant unavoidable adverse impacts in the areas of construction vibration, historic resources, and transportation. Consistent with Section 15093 of the State of California CEQA Guidelines,
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Packet Pg. 1073 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 33 the City Council hereby makes a Statement of Overriding Considerations and finds that the benefits of the project outweigh its unavoidable environmental impacts based on the reasons stated below. The benefits identified are each one, in and of themselves, sufficient to make a determination that the adverse environmental effects are acceptable.
1. The proposed Third Amendment, including all exhibits attached thereto, is consistent with the objectives, policies, general land uses and programs specified in the general plan and any applicable specific plan, in that Providence Saint John’s Health Center is a non-profit healthcare facility located in the Healthcare District Land Use Designation. The vision for this land use designation is to create a cohesive environment that supports the continued vitality of the City’s hospitals, responds to the evolving needs of the health care community, and improves the way health care facilities relate to surrounding residential and commercial areas. The Phase II Master Plan and Third Amendment is consistent with Land Use and Circulation Element (LUCE) Goal D28: Allow for the continued improvement of the Healthcare District and the ongoing responsible expansion of the Saint John’s Health Center (St. John’s) and Santa Monica-UCLA Medical Center (SMUCLA). Specifically, the Phase II Master Plan and Third Amendment to the Development Agreement present a comprehensive Master Plan that addresses all development on the north and south campuses for a 17 year period and provides for substantive review of individual buildings closer to the time of construction in order to create the cohesive environment that supports the vitality of the health care district and also protects adjacent residential neighborhoods. The proposed Phase II Master Plan and Third Amendment to the Development Agreement is also consistent with LUCE Goal LU7: Support the continued vitality of the City’s hospitals to
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Packet Pg. 1074 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 34 meet the healthcare needs of the City and the larger region, and implement strategies to reduce vehicle trips. Specifically, development standards in the Master Plan and the procedural requirements set forth in the Third Amendment to the Development Agreement ensure that a mix of medical research and hospital health care uses are vested (permitted) for a period of 17 years to allow phased implementation of health care facilities that are responsive to changing health care needs in the community.
Moreover, Saint John’s Health Center will be required to continue to implement a Transportation Demand Management (TDM) Program to reduce vehicle trips in the area and associated parking demand and the Master Plan includes pedestrian and bicycle enhancements to promote alternative modes of travel and better connections to public transit. Accordingly, the Phase II Master Plan is therefore consistent with LUCE Circulation Policy T19.2 which seeks appropriate TDM requirements for new development. Furthermore, the project is consistent with LUCE’s overall land use policies by providing community benefits for the area, including but not limited to, affordable housing, mobility improvements, visitor accommodations, publicly-accessible open spaces, and programs to address the needs of vulnerable populations in the community.
2. The proposed Third Amendment, including all exhibits attached thereto, is compatible with the uses authorized in the district in which the real property is located in the Healthcare Mixed-Use (HMU) District and with the existing uses on site. The existing Health Center includes hospital, medical research and related medical uses; the Master Plan proposes the same mix of uses and includes visitor accommodations, a
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Packet Pg. 1075 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 35 new childcare center, education and conference center uses, and medical office. These uses are all permitted uses in the HMU District.
3. The proposed Third Amendment, including all exhibits attached thereto, is in conformity with the public necessity, public convenience, general welfare, and good land use practices, in that the Master Plan allows for the redevelopment of certain components an existing Health Center campus and diversifies medical uses and services would benefit Santa Monica residents and the broader region. The project is consistent with the Land and Use Circulation Element vision for the area. The proposed Master Plan supports orderly, phased, and integrated development at the health care campus. Key components the Master Plan include a cohesive circulation and multimodal mobility strategy for vehicles, pedestrians, and bicycles; providing sufficient onsite parking; establishing development standards that address the specific needs of a health care campus; and requiring necessary utilities, publicly-accessible open space areas, and infrastructure to improve connections between the Health Center and the surrounding neighborhood. Moreover, the Master Plan and Third Amendment will provide community benefits including affordable housing, publicly-accessible open space on the parcel, and monetary contributions that would support critical behavioral health initiatives and provide services to individuals who are homeless and other vulnerable populations.
4. The proposed Third Amendment, including all exhibits attached thereto, will not be detrimental to the health, safety and general welfare, in that the Master Plan would allow for the redevelopment of the Providence Saint John’s Health Center in a manner that is consistent with the LUCE vision for the area (the Healthcare District Land
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Packet Pg. 1076 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 36 Use Designation). The proposed project will be located in an urbanized area and is consistent with other health care uses, include Saint John’s acute care and in-patient hospital on the north campus and does not have the potential to disrupt the urban environment or cause health or safety problems. The proposed Master Plan provides a minimum of 10 new residential units, with all 10 units being deed restricted affordable units, a new Child and Family Development Center, new medical research facilities, and ambulatory and acute care facilities. The project will feature critically-needed medical and research uses, and a variety publicly-accessible open spaces on the property. The project will also provide community benefits including the aforementioned deedrestricted affordable housing as well as a requirement to monetary grants and provide in-kind health services to support programs provide homelessness services and services for other vulnerable populations in the community.
5. The proposed Third Amendment, including all exhibits attached thereto, will not adversely affect the orderly development of the property, in that the proposed Phase II Master Plan and Third Amendment establishes a long-range, orderly, and phased framework to redevelop and expand critically needed medical research and health care facilities to serve the community and as such is consistent with recognized urban design principles that reflect the goals and policies of the City of Santa Monica which were established through a long range planning process and are reflected in the Land Use and Circulation Element of the City’s General Plan. Further, the project will be subject to a construction mitigation plan that will be reviewed and approved prior issuance of a building permit for the project.
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Packet Pg. 1077 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 37 6. The proposed Third Amendment, including all exhibits attached thereto, will have a positive fiscal impact on the City in that the City will benefit from creating an orderly, phased, and comprehensive plan for buildout of the Phase II development program for Providence Saint John’s Health Center. The Master Plan will support of orderly development of the site, predictable phasing of project construction, and secure negotiated community benefits that will preserve and expand community access to the high quality health care provided by Saint John’s; promote economic investment in Santa Monica through the creation of construction jobs and permanent high quality jobs in the health care industry; and attract investment in medical research and health care through the construction of new state-of-the-art facilities. It is estimated that the proposed Third Amendment to the Development Agreement would also provide significant community benefits through the provision of substantial funding for the City’s behavioral health initiatives and required funding to other non-profit organizations in the community who provide critically needed programs to provide social and health care services to vulnerable populations in the community; and In addition to the aforementioned economic benefits provided by the Project to the City, the Project applicant will provide the following significant project features and community benefits required by Exhibit R-1 of the Development Agreement, which are incorporated herein by reference:
• Homelessness and Services to Other Vulnerable Populations • Childcare Program
• Monetary Contribution for Santa Monica Behavioral Health Initiatives
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Packet Pg. 1078 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 38 • Child and Family Development Center Youth and Family Program • Community Access to Phase II Community Oriented Facilities • Phase II Open Space including Publicly Accessible Open Space and 24/7 Pedestrian Connections
• Phase II Vehicle, Bicycle, and Pedestrian Improvements • Enhanced Transportation Demand Management Program
• Phase II Local Hiring Programs
• Neighborhood Protection Measures
• Phase II South Campus Affordable Housing
• Internship and Nurse Residency Program
• Equal Opportunity Subcontracting
SECTION 8. Consistent with Public Resources Code Section 21081.6, the City Council adopts the Mitigation Monitoring and Reporting Program, which is included as Chapter 11 of the Final EIR, to mitigate or avoid significant effects of the project on the environment, as detailed in Sections 3 and 4 of this resolution, and to ensure compliance during project implementation.
SECTION 9. Consistent with Section 21081.6(d) of the California Environmental Quality Act, the documents which constitute the record of proceedings for approving this project are located in the Community Development Department, 1685 Main Street, City Hall East, Santa Monica, California. The custodian of these documents is Rachel Kwok, Environmental Planner.
SECTION 10. The City Clerk shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect.
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Packet Pg. 1079 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 39 APPROVED AS TO FORM:
________________________
JOSEPH LAWRENCE
Interim City Attorney
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Packet Pg. 1080 Attachment: Attachment J Resolution Adopting EIR SOC and MMRP (4853 : Providence Saint John's Development Agreement (180 min)) 1 City Council Meeting: March 26, 2022 Santa Monica, California RESOLUTION NUMBER ______ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA RECOMMENDING ADOPTION OF THE PHASE II
MASTER PLAN
WHEREAS, California Government Code Section 65450 et seq. permits each city to adopt a specific plan for the systematic implementation of the general plan for individual areas covered by the general plan; and
WHEREAS, the Hospital Area Specific Plan (the “HASP”) was adopted by Resolution No. 7695 (CCS) of the City Council on September 27, 1988 to ensure harmonious development within the Hospital Area identified in the HASP; and WHEREAS, the HASP was adopted to be consistent with the Land Use and Circulation Elements (the “LUCE”) of the City’s 1984 General Plan and Zoning Map in effect at the time of adoption of the HASP; and
WHEREAS, the HASP was amended by Resolution No. 8617 (CCS) on June 29, 1993, and Resolution No. 9254 (CCS) on April 1, 1998 (collectively referenced herein as the “HASP Amendments”) to reflect the changes associated with the Saint John’s Health Center Development Agreement (the “Original Agreement”), dated June 9, 1998 and recorded in the Official Records of the County of Los Angeles, State of
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Packet Pg. 1081 Attachment: Attachment K Resolution Adopting PSJ Phase Two Master Plan (4853 : Providence Saint John's Development Agreement (180 2 California on July 29, 1998 as Instrument No. 98-1311808 (the “Original Development Agreement”); and
WHEREAS, the Original Development Agreement contemplated new development and associated zoning changes within the HASP areas associated with Saint John’s Health Center; and
WHEREAS, in July 2010, the City adopted a new LUCE (“2010 LUCE”) and associated zoning changes Citywide, including the Hospital Area; and WHEREAS, the 2010 LUCE contemplates that future amendments to the HASP will occur to be consistent with 2010 LUCE and associated zoning code updates, as well as new development proposed by the Saint John’s Health Center; and
WHEREAS, the Original Development Agreement provided vested rights for development of the Saint John’s Health Center in two phases (“Phase I” and “Phase II”, respectively), with Phase I being developed entirely on the North Campus of the Saint John’s Health Center properties (i.e., those properties north of Santa Monica Boulevard) and Phase II being developed on a portion of the North Campus and on the South Campus (i.e., those properties south of Santa Monica Boulevard) of the Saint John’s Health Center properties; and
WHEREAS, the Original Development Agreement provided a ten (10)-year vesting deadline for Phase I (“Phase I Vesting Deadline”) and a seventeen (17)-year vesting deadline for Phase II (“Original Phase II Vesting Deadline”), subject to the provisions for the continuation of vested rights pursuant to Sections 3.8.2 and 3.8.3 of the Original Development Agreement; and
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Packet Pg. 1082 Attachment: Attachment K Resolution Adopting PSJ Phase Two Master Plan (4853 : Providence Saint John's Development Agreement (180 3 WHEREAS, the owner of Saint John’s Health Center (“Saint John’s”) and City executed that certain First Amendment to Development Agreement dated October 4, 2011 and recorded in the Official Records of the County of Los Angeles, State of California on October 13, 2011 as Instrument No. 20111388841 (the “First Amendment”). The First Amendment extended the Phase I Vesting Deadline, modified the obligation under the Original Development Agreement to construct the North Subterranean Parking Structure and Entry Plaza as part of Phase I, and allowed a modified Entry Plaza and parking program in-lieu of constructing the North Subterranean Parking Structure; and
WHEREAS, Saint John’s completed construction of Phase I in accordance with the Original Development Agreement and First Amendment; however, Saint John’s was unable to complete Phase II within the Original Phase II Vesting Deadline; and WHEREAS, Saint John’s and the City executed that certain Second Amendment to Development Agreement dated August 28, 2017 and recorded in the Official Records of the County of Los Angeles, State of California on October 2, 2017 as Instrument No. 20171125181 (“Second Amendment”). The Second Amendment modified the terms of the Original Development Agreement, as amended by the First Amendment, with respect to Phase II as follows:
(1) Replacement of the Original Development Agreement’s requirement for City Council approval of a South Campus Master Plan with a requirement for City Council approval of the Phase II Master Plan to address Phase II development on both the North and South Campuses (“Phase II Master Plan”).
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Packet Pg. 1083 Attachment: Attachment K Resolution Adopting PSJ Phase Two Master Plan (4853 : Providence Saint John's Development Agreement (180 4 (2) Establishment of the basic development parameters for the Phase II Master Plan.
(3) Provision that no Phase II Development Review Permits shall be issued for the development of any building or parcel contemplated in the Phase II Master Plan prior to City Council approval of the Phase II Master Plan. (4) Provision that Saint John’s and the City each agree and covenant to negotiate in good faith a third amendment to the Original Development Agreement, as amended, to extend the Original Phase II Vesting Deadline in consideration for the provision of additional community benefits.
(5) Confirmation that nothing in the Second Amendment constituted a confirmation or denial of Saint John’s vested rights under the Original Development Agreement, as modified by the First Amendment, it being understood and agreed to by the City and Saint John’s that the intent of the Second Amendment was solely to make a procedural change to implement the Original Development Agreement, as modified by the First Amendment, while preserving the substantive rights of Saint John’s and the City, respectively; and
WHEREAS, the comprehensive changes to the City’s Zoning Code in 2015 rendered the zoning map designations and zoning code references in the HASP obsolete; and
WHEREAS, the Saint John’s and the City have negotiated in good faith a third amendment to the Original Development Agreement, as amended, to extend the Original Phase II Vesting Deadline in consideration for the provision of additional community benefits (the “Third Amendment”); and
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Packet Pg. 1084 Attachment: Attachment K Resolution Adopting PSJ Phase Two Master Plan (4853 : Providence Saint John's Development Agreement (180 5 WHEREAS, the Third Amendment contemplates the concurrent adoption of the Phase II Master Plan, which will act as the specific plan for Phase II development of the Saint John’s Health Center after the Third Amendment Effective Date and until the end of the Phase II Vesting Deadline; and
WHEREAS, the Phase II Master Plan is a comprehensive master plan that governs the Phase II portion of the Saint John’s Health Center Campus, including with respect to development, uses, circulation, parking, open space, and timing for implementation of the Phase II Master Plan; and
WHEREAS, after the Phase II Vesting Deadline, the Zoning Code then in effect shall apply to any development applications filed for the Saint John’s Health Center, except as otherwise expressly allowed in the Third Amendment; and WHEREAS, due to the fact that the HASP is now obsolete, the Phase II Master Plan is a focused specific plan for the Saint John’s Health Center, and the development standards for the remainder of the Hospital Area are now included in Chapter 9 of the Santa Monica Municipal Code, City staff is recommending amendments to the 2010 LUCE and repeal of the HASP; and WHEREAS, the proposed Phase II Master Plan, which is attached hereto as Exhibit A, conforms to the requirements of Government Code sections 65450 et seq. as well as the requirements of Chapter 9.45 of the Santa Monica Municipal Code (General and Specific Plans); and
WHEREAS, the City prepared and circulated for public review and comment a Draft Environmental Impact Report for the Phase II Master Plan (“Phase II DEIR”)
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Packet Pg. 1085 Attachment: Attachment K Resolution Adopting PSJ Phase Two Master Plan (4853 : Providence Saint John's Development Agreement (180 6 pursuant to the California Environmental Quality Act (“CEQA”) and designated SCH No. 2017041030; and
WHEREAS, on January 26, 2022, the City’s Planning Commission held a duly noticed public hearing on the Phase II Final Environmental Impact Report (“FEIR”), the Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment, the Phase II Master Plan, and the proposed street vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions. At such hearing, the Planning Commission recommended that the City Council certify the Phase II FEIR and approve the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment with specified conditions, the Phase II Master Plan, the Tentative Tract Map, and the proposed conditional street vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions; and
WHEREAS, on March 22, 2022, the City Council held a duly noticed public hearing on the Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment, the Phase II Master Plan, and the proposed street vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions, and certified the FEIR and adopted a Statement of Overriding Considerations and Mitigation and Monitoring Plan; adopted the 2022 LUCE Amendment and repealed the HASP; approved the Third Amendment; and approved the initiation of proceedings for the street vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions; approved the Phase II Master Plan; and approved the Tentative Tract Map; and
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Packet Pg. 1086 Attachment: Attachment K Resolution Adopting PSJ Phase Two Master Plan (4853 : Providence Saint John's Development Agreement (180 7 WHEREAS, the proposed amendments to the LUCE and repeal of the HASP should only be effective concurrently with the “Third Amendment Effective Date,” as such term is defined in the Third Amendment; and
WHEREAS, the Phase II Master Plan should only be effective concurrently with the “Third Amendment Effective Date,” as such term is defined in the Third Amendment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES RESOLVE AS FOLLOWS:
SECTION 1. The above recitals are true and correct, and incorporated herein by this reference.
SECTION 2. The City Council does hereby recommend adoption of the proposed Phase II Master Plan, as set forth in Exhibit A, which is attached hereto and incorporated herein by this reference; provided that such plan will only become effective concurrently with the Third Amendment Effective Date.
SECTION 3. The City Clerk shall certify to the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
_________________________
JOSEPH LAWRENCE
Interim City Attorney
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Packet Pg. 1087 Attachment: Attachment K Resolution Adopting PSJ Phase Two Master Plan (4853 : Providence Saint John's Development Agreement (180 8 EXHIBITA
PHASE II MASTER PLAN
[behind this page]
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Packet Pg. 1088 Attachment: Attachment K Resolution Adopting PSJ Phase Two Master Plan (4853 : Providence Saint John's Development Agreement (180 1 City of Santa Monica
City Planning Division
CITY COUNCIL
STATEMENT OF OFFICIAL ACTION
PROJECT INFORMATION
CASE NUMBER: Tentative Tract Map No. 82302 (19ENT-0206) LOCATION: 1301 and 1339 20th Street; 2001, 2020, 2021, 2200, 2211, and 2221 Santa Monica Boulevard; 1417 and 1453 21st
Street; and 1328 22nd Street
APPLICANT: Providence Saint John’s Health Center
PROPERTY OWNER / Providence Health System-Southern California SUBDIVIDER:
CASE PLANNER: Roxanne Tanemori, AICP, Principal Planner REQUEST: Reconfiguration of the lot lines for 17 existing parcels to create 18 new lots. The new lot configuration, which
resolves potential outstanding title ambiguities, will not result in any intensification of use of the subject site’s existing facilities and will not result in any expansion or changes in the subject site’s land use or density.
CEQA STATUS: The tentative tract map is exempt from CEQA pursuant to 14 CCR Section 15061(b)(3), as it can be seen with
certainty that there is no possibility the reconfiguration of the lot lines will have a significant effect on the
environment. The tentative tract map was also considered as part of the Environmental Impact Report (EIR) prepared for the Providence Saint John’s Health Center Phase II
Project (SCH No. 2017041030). A Notice of Preparation
was published, scoping meetings were held, a Notice of
Completion and Public Availability of the Draft EIR was published, public comments were accepted for a total of 45 days, the Final EIR was published, and certified.
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Packet Pg. 1089 Attachment: Attachment L Tentative Subdivision Map Statement of Official Action (4853 : Providence Saint John's Development Agreement 2 CITY COUNCIL ACTION
March 22, 2022 Determination Date
X
Approved based on the following findings and subject to the conditions below.
Denied.
Other:
EFFECTIVE DATE OF ACTIONS: March 22, 2022
EXPIRATION DATE OF ANY PERMITS
GRANTED:
Per California Government Code
66452.6, subd. (a)(1) and Section 2.3 of
the Third Amendment to the
Development Agreement for the
Providence Saint John’s Health Center
Phase Two Master Plan, the expiration
date is the Outside Building Permit
Issuance Date in Third Amendment to
the Development Agreement Section 2.7
for the first Phase II building.
LENGTH OF ANY POSSIBLE
EXTENSION OF EXPIRATION DATES*:
Per California Government Code
66452.6, subd. (a)(1) and Section 2.3 of
the Third Amendment to the
Development Agreement for the
Providence Saint John’s Health Center
Phase Two Master Plan, the expiration
date is the Outside Building Permit
Issuance Date in Third Amendment to
Development Agreement Section 2.7 for
the first Phase II building.
* Any request for an extension of the expiration date must be consistent with Third Amendment to Development Agreement Section 2.7.
Each and all of the findings and determinations are based on the competent and substantial evidence, both oral and written, contained in the entire administrative record relating to the proposed subdivision. All summaries of information contained herein or in the findings are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.
FINDINGS:
1. The proposed map is consistent with applicable general and specific plans as specified in Government Code Section 65451 in that the Hospital Area Specific Plan (HASP) is being repealed and replaced with certain amendment to the Land Use and Circulation Element (LUCE). The new configuration of lot lines under the
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Packet Pg. 1090 Attachment: Attachment L Tentative Subdivision Map Statement of Official Action (4853 : Providence Saint John's Development Agreement 3 proposed subdivision will have no direct effect on the site’s existing buildings and improvements except to cure some of the existing irregularly sized lots resulting from long-since abandoned alleys on Saint John’s north campus. In short, the tentative tract map is not expanding any use of the existing facilities and will not result in any changes in the land use or density on the Saint John’s Campus.
2. The design or improvement of the proposed subdivision is consistent with applicable general and specific plans, as required and confirmed by the Development Agreement. The new configuration of lot lines under the proposed subdivision will have no direct effect on the site’s existing buildings and improvements. The new parcel lines will cure some of the existing irregularly sized lots resulting from long-since abandoned alleys on Saint John’s north campus. As noted and shown on the tentative tract map, existing utilities will not be affected by the proposed subdivision, and there is no change in the parking required or provided for the existing uses on the subject site.
3. The site is physically suitable for the type of development, as the lot line reconfiguration will have no impact on the site’s existing buildings and improvements. Specifically, the subject site is currently used as a healthcare campus and located within an urbanized area well served by public transit and multi-modal forms of transit. The lot line reconfiguration effectuated under the proposed subdivision will better align lot lines with the existing buildings and the resulting new parcels will be in compliance with Saint John’s Development Agreement as well as the minimum parcel size, width and depth set forth in the Zoning Ordinance.
4. The site is physically suitable for the proposed density of development, as the density of allowable development is not being changed under the lot reconfiguration. Specifically, the subject property is located within an urbanized area well served by public transit and multi-modal forms of transit. Moreover, any future development would be required consistent with policies set forth in the City’s General Plan (including the 2010 LUCE, as amended) and other improvements in the general vicinity.
5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. As confirmed by the project’s EIR, the subject site is located in an urbanized area that does not contain wildlife habitat and the subdivision, which solely consists of a reconfiguration of parcel lines, does not propose development that would otherwise injure fish or wildlife.
6. The design of the subdivision or the type of improvement is not likely to cause serious public health problems. The proposed subdivision is for a property located in an urbanized area and is consistent with other improvements in the area. The subdivision solely consists of a reconfiguration of irregular parcel lines.
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Packet Pg. 1091 Attachment: Attachment L Tentative Subdivision Map Statement of Official Action (4853 : Providence Saint John's Development Agreement 4 Accordingly, the subdivision of the parcel does not have the potential to disrupt the urban environment or otherwise cause serious public health problems.
7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision. The subdivision solely consists of a reconfiguration of parcel lines. As noted and shown on the subject map, the subdivision does not affect any public easements that burden the subject site.
8. The proposed subdivision is consistent with ordinances and laws of the City of Santa Monica. Specifically, the project, reconfiguration of parcel lines, has demonstrated compliance with the minimum parcel size, width and depth set forth in the Zoning Ordinance. Moreover, any future development would be required consistent with policies set forth in the City’s General Plan (including the 2010 LUCE, as amended).
CONDITIONS OF APPROVAL:
PLANNING AND COMMUNITY DEVELOPMENT
Administrative
1. Consistent with Section 2.7 of the Third Amendment to the Development Agreement for the Providence Saint John’s Health Center Phase Two Master Plan, the tentative map shall expire on the Outside Building Permit Issuance Date in Section 2.7 of the Third Amendment for the first Phase II building. During this time period the final map shall be presented to the City of Santa Monica for approval.
No building permit for the project will be granted until such time as the final map is approved by the Santa Monica City Council.
2. Within ten days of the City Planning Division’s transmittal of this Statement of Official Action, subdivider shall sign and return a copy of the Statement of Official Action to the City Planning Division agreeing to the conditions of approval and acknowledging that failure to comply with such conditions shall constitute grounds for denial of the final map. Failure to comply with this condition shall constitute grounds for potential revocation of the tentative map approval.
Conformance with Approved Plans
3. This approval is for the tentative map dated December 23, 2021, a copy of which shall be maintained in the files of the City Planning Division. The final map shall be consistent with such tentative map, except as otherwise specified in these conditions of approval.
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Packet Pg. 1092 Attachment: Attachment L Tentative Subdivision Map Statement of Official Action (4853 : Providence Saint John's Development Agreement 5 4. Prior to recordation of the final map, minor amendments to the tentative tract map shall be subject to approval by the Director of Community Development. A significant change in the approved tentative map shall be subject to Planning Commission review.
Fees
5. As required by California Government Code Section 66020, the subdivider is hereby notified that the 90-day period has begun as of the date of the approval of this application, during which the subdivider may protest any fees, dedications, reservations, or other exactions imposed by the City as part of the approval or as a condition of approval of this subdivision. Any applicable fees, dedications, reservations, or other exactions are set forth on the approved tentative map or in the conditions of approval and/or adopted city fee schedule.
Standard Conditions
6. Notwithstanding anything to the contrary herein, none of the newly-created parcel(s) approved in the map may be sold, leased or financed until the final map is in full compliance with all conditions of approval, herein.
Final Map Requirements
7. In submitting required materials to the Santa Monica Civil Engineering and Architecture Division for a final map, subdivider shall provide a copy of the approved Statement of Official Action.
8. When processing a final map, the form, contents, accompanying data, and filing of the final subdivision map shall conform to the provisions of SMMC Sections
9.54.040 and the Subdivision Map Act. The required final map filing fee shall be paid prior to scheduling of the final map for City Council approval.
9. When processing a final map, one mylar and one blue-line copy of the final map shall be provided to and recorded with the Los Angeles County Recorder prior to the final map being effective and any of the newly-created parcels approved by the map being separately sold, leased, or financed pursuant to Government Code Section 66499.30. Subdivider shall also provide the County with a copy of this Statement of Official Action at the time the required copies of the map are submitted.
10. Subdivider shall defend, indemnify, and hold harmless the local agency or its agents, officers and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annual the approval of this tentative map 82302 concerning the proposed subdivision, which is brought within the time period provided for in Government Code section 66499.37. City shall promptly notify the subdivider of any claim, action or
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Packet Pg. 1093 Attachment: Attachment L Tentative Subdivision Map Statement of Official Action (4853 : Providence Saint John's Development Agreement 6 proceeding and shall cooperated fully in the defense. Nothing contained in this paragraph prohibits the City from participating in the defense of any claim, action or proceeding, if both of the following occur:
(1) The City bears its own attorney’s fees and costs.
(2) The City defends the action in good faith.
Subdivider shall not be required to pay or perform any settlement unless the settlement is approved by the Subdivider.
VOTE
Ayes:
Nays:
Abstain:
Absent:
NOTICE
If this is a final decision not subject to further appeal under the City of Santa Monica Comprehensive Land Use and Zoning Ordinance, the time within which judicial review of this decision must be sought pursuant to Code of Civil Procedure Section 1094.5 is governed by Code of Civil Procedure Section 1094.6, which provision has been adopted by the City pursuant to Santa Monica Municipal Code Section 1.16.010.
I hereby certify that this Statement of Official Action accurately reflects the final determination of the City Council of the City of Santa Monica. _____________________________ _____________________________ Sue Himmelrich, Mayor Date
Acknowledgement by Subdivider
I hereby agree to the above conditions of approval and acknowledge that failure to comply with such conditions shall constitute grounds for potential revocation of the permit approval.
_____________________________ _____________________________ Print Name and Title Date
_____________________________
Subdivider’s Signature
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Packet Pg. 1094 Attachment: Attachment L Tentative Subdivision Map Statement of Official Action (4853 : Providence Saint John's Development Agreement City Council Meeting: March 22, 2022 Santa Monica, California RESOLUTION NUMBER __________ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA DECLARING ITS INTENTION TO ORDER THE VACATION OF A PORTION OF 21ST
STREET BETWEEN SANTA MONICA BOULEVARD AND BROADWAY, IN THE CITY
OF SANTA MONICA, CALIFORNIA
WHEREAS, California Government Code Section 65450 et seq. permits each city to adopt a specific plan for the systematic implementation of the general plan for individual areas covered by the general plan; and
WHEREAS, the Hospital Area Specific Plan (the “HASP”) was adopted by Resolution No. 7695 (CCS) of the City Council on September 27, 1988 to ensure harmonious development within the Hospital Area identified in the HASP; and WHEREAS, the HASP was adopted to be consistent with the Land Use and Circulation Elements (the “LUCE”) of the City’s 1984 General Plan and Zoning Map in effect at the time of adoption of the HASP; and
WHEREAS, the HASP was amended by Resolution No. 8617 (CCS) on June 29, 1993, and Resolution No. 9254 (CCS) on April 1, 1998 (collectively referenced herein as the “HASP Amendments”) to reflect the changes associated with the Saint John’s Health Center Development Agreement (the “Original Agreement”), dated June 9, 1998 and recorded in the Official Records of the County of Los Angeles,
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Packet Pg. 1095 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180 State of California on July 29, 1998 as Instrument No. 98-1311808 (the “Original Development Agreement”); and
WHEREAS, the Original Development Agreement contemplated new development and associated zoning changes within the HASP areas associated with Saint John’s Health Center; and
WHEREAS, in July 2010, the City adopted a new LUCE (“2010 LUCE”) and associated zoning changes Citywide, including the Hospital Area; and WHEREAS, the 2010 LUCE contemplates that future amendments to the HASP will occur to be consistent with 2010 LUCE and associated zoning code updates, as well as new development proposed by the Saint John’s Health Center; and
WHEREAS, the Original Development Agreement provided vested rights for development of the Saint John’s Health Center in two phases (“Phase I” and “Phase II”, respectively), with Phase I being developed entirely on the North Campus of the Saint John’s Health Center properties (i.e., those properties north of Santa Monica Boulevard) and Phase II being developed on a portion of the North Campus and on the South Campus (i.e., those properties south of Santa Monica Boulevard) of the Saint John’s Health Center properties; and
WHEREAS, the Original Development Agreement provided a ten (10)-year vesting deadline for Phase I (“Phase I Vesting Deadline”) and a seventeen (17)-year vesting deadline for Phase II (“Original Phase II Vesting Deadline”), subject to the provisions for the continuation of vested rights pursuant to Sections 3.8.2 and 3.8.3 of the Original Development Agreement; and
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Packet Pg. 1096 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180 WHEREAS, the owner of Saint John’s Health Center (“Saint John’s”) and City executed that certain First Amendment to Development Agreement dated October 4, 2011 and recorded in the Official Records of the County of Los Angeles, State of California on October 13, 2011 as Instrument No. 20111388841 (the “First Amendment”). The First Amendment extended the Phase I Vesting Deadline, modified the obligation under the Original Development Agreement to construct the North Subterranean Parking Structure and Entry Plaza as part of Phase I, and allowed a modified Entry Plaza and parking program in-lieu of constructing the North Subterranean Parking Structure; and
WHEREAS, Saint John’s completed construction of Phase I in accordance with the Original Development Agreement and First Amendment; however, Saint John’s was unable to complete Phase II within the Original Phase II Vesting Deadline; and WHEREAS, Saint John’s and the City executed that certain Second Amendment to Development Agreement dated August 28, 2017 and recorded in the Official Records of the County of Los Angeles, State of California on October 2, 2017 as Instrument No. 20171125181 (“Second Amendment”). The Second Amendment modified the terms of the Original Development Agreement, as amended by the First Amendment, with respect to Phase II as follows:
(1) Replacement of the Original Development Agreement’s requirement for City Council approval of a South Campus Master Plan with a requirement for City Council approval of the Phase II Master Plan to address Phase II development on both the North and South Campuses (“Phase II Master Plan”).
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Packet Pg. 1097 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180 (2) Establishment of the basic development parameters for the Phase II Master Plan.
(3) Provision that no Phase II Development Review Permits shall be issued for the development of any building or parcel contemplated in the Phase II Master Plan prior to City Council approval of the Phase II Master Plan. (4) Provision that Saint John’s and the City each agree and covenant to negotiate in good faith a third amendment to the Original Development Agreement, as amended, to extend the Original Phase II Vesting Deadline in consideration for the provision of additional community benefits.
(5) Confirmation that nothing in the Second Amendment constituted a confirmation or denial of Saint John’s vested rights under the Original Development Agreement, as modified by the First Amendment, it being understood and agreed to by the City and Saint John’s that the intent of the Second Amendment was solely to make a procedural change to implement the Original Development Agreement, as modified by the First Amendment, while preserving the substantive rights of Saint John’s and the City, respectively; and
WHEREAS, the comprehensive changes to the City’s Zoning Code in 2015 rendered the zoning map designations and zoning code references in the HASP obsolete; and
WHEREAS, the Saint John’s and the City have negotiated in good faith a third amendment to the Original Development Agreement, as amended, to extend the
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Packet Pg. 1098 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180 Original Phase II Vesting Deadline in consideration for the provision of additional community benefits (the “Third Amendment”); and
WHEREAS, the Third Amendment contemplates the concurrent adoption of the Phase II Master Plan, which will act as the specific plan for Phase II development of the Saint John’s Health Center after the Third Amendment Effective Date and until the end of the Phase II Vesting Deadline; and
WHEREAS, the Phase II Master Plan is a comprehensive master plan that governs the Phase II portion of the Saint John’s Health Center Campus, including with respect to development, uses, circulation, parking, open space, and timing for implementation of the Phase II Master Plan; and
WHEREAS, after the Phase II Vesting Deadline, the Zoning Code then in effect shall apply to any development applications filed for the Saint John’s Health Center, except as otherwise expressly allowed in the Third Amendment; and WHEREAS, due to the fact that the HASP is now obsolete, the Phase II Master Plan is a focused specific plan for the Saint John’s Health Center, and the development standards for the remainder of the Hospital Area are now included in Chapter 9 of the Santa Monica Municipal Code, City staff is recommending amendments to the 2010 LUCE and repeal of the HASP; and
WHEREAS, the proposed Phase II Master Plan conforms to the requirements of Government Code sections 65450 et seq. as well as the requirements of Chapter 9.45 of the Santa Monica Municipal Code (General and Specific Plans); and
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Packet Pg. 1099 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180 WHEREAS, the City prepared and circulated for public review and comment a Draft Environmental Impact Report for the Phase II Master Plan (“Phase II DEIR”) pursuant to the California Environmental Quality Act (“CEQA”) and designated SCH No. 2017041030; and
WHEREAS, on January 26, 2022, the City’s Planning Commission held a duly noticed public hearing on the Phase II Final Environmental Impact Report (“FEIR”), the Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment, the Phase II Master Plan, and the proposed street vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions. At such hearing, the Planning Commission recommended that the City Council certify the Phase II FEIR and approve the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment with specified conditions, the Phase II Master Plan, the Tentative Tract Map, and the proposed conditional street vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions; and
WHEREAS, on March 22, 2022, the City Council held a duly noticed public hearing on the Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment, the Phase II Master Plan, and the proposed street vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions, and certified the FEIR and adopted a Statement of Overriding Considerations and Mitigation and Monitoring Plan; adopted the 2022 LUCE Amendment and repealed the HASP; approved the Third Amendment; and approved the initiation of proceedings for the street vacation of 21st Street, between Santa Monica
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Packet Pg. 1100 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180 Boulevard and Broadway, with conditions; approved the Phase II Master Plan; and approved the Tentative Tract Map; and
WHEREAS, the proposed amendments to the LUCE and repeal of the HASP should only be effective concurrently with the “Third Amendment Effective Date,” as such term is defined in the Third Amendment; and
WHEREAS, the Phase II Master Plan should only be effective concurrently with the “Third Amendment Effective Date,” as such term is defined in the Third Amendment; and
WHEREAS, the proposed Third Amendment conforms to the requirements of Government Code sections 65450 et seq. as well as the requirement of Chapter 9.60 of the Santa Monica Municipal Code (Development Agreements); and WHEREAS, the Phase II Master Plan contemplates a partial vacation of 21st Street, between Santa Monica Boulevard and Broadway, with conditions; and WHEREAS, the proposed street vacation area is as shown in Exhibit A, which is attached hereto and incorporated herein by this reference; and WHEREAS, the proposed street vacation will provide the opportunity for a pedestrian-oriented, publicly-accessible plaza as part of the Phase II Master Plan for the South Campus.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES RESOLVE AS FOLLOWS:
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Packet Pg. 1101 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180 SECTION 1. The City Council of the City of Santa Monica hereby declares its intention to order the vacation of that portion of 21st Street, between Santa Monica Boulevard and Broadway, as shown in the Exhibit A, which is attached hereto and incorporated herein by this reference.
SECTION 2. The City Council of the City of Santa Monica, in vacating the abovementioned portion of 21st Street, elects to proceed under and in accordance with the provisions of Streets and Highways Code Section 8300 et seq. In accordance with Streets & Highways Code Section 8324, subd. (b), the City Council may require that the vacation shall only occur after conditions imposed by the City Council have been satisfied and may instruct the City Clerk that any resolution of vacation adopted by the City Council not be recorded until such conditions have been satisfied.
SECTION 3. In consideration of the vacation of this street, the applicant will relocate any sewer line, water line, and other utilities that may require relocation per City requirements, and provide any necessary utility easements to City and other utility providers. These costs will be borne by the applicant in addition to any connection fees.
SECTION 4. The City Clerk is hereby directed to publish this Resolution in the Santa Monica Daily Press on two successive dates, the first publication is to be made not less than fifteen days prior to the date of the public hearing.
SECTION 5. The hour of 6:30 p.m. of the 26th day of April 2022, in the City of Santa Monica, California, be and the same hereby is fixed as the time and place when
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Packet Pg. 1102 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180 and where all persons interested in or objecting to the proposed vacation may appear before the City Council and offer evidence in relation thereto.
SECTION 6. The City Engineer of the City of Santa Monica hereby is directed to cause Notices of Street Vacation to be posted as required by Street and Highways Code Section 8323.
SECTION 7. The City Clerk shall certify the adoption of this Resolution, and thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
_____________________
JOSEPH LAWRENCE
Interim City Attorney
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Packet Pg. 1103 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180 Exhibit “A”
Diagram of Proposed Street Vacation Area on 21st Street, between Santa Monica Boulevard and Broadway
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Packet Pg. 1104 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180 ATTACHMENT “N”
DEVELOPMENT AGREEMENT FINDINGS
1. The proposed Phase Two Master Plan and Third Amendment to the Development Agreement is consistent with the objectives, policies, general land uses and programs specified in the general plan and any applicable specific plan, in that Providence Saint John’s Health Center is a non-profit healthcare facility located in the Healthcare District Land Use Designation. The vision for this land use designation is to create a cohesive environment that supports the continued vitality of the City’s hospitals, responds to the evolving needs of the health care community, and improves the way health care facilities relate to surrounding residential and commercial areas. The Phase Two Master Plan and Third Amendment is consistent with Land Use and Circulation Element (LUCE) Goal D28: Allow for the continued improvement of the Healthcare District and the ongoing responsible expansion of the Saint John’s Health Center (St. John’s) and Santa Monica-UCLA Medical Center (SMUCLA). Specifically, the Phase Two Master Plan and Third Amendment to the Development Agreement present a comprehensive Master Plan that addresses all development on the north and south campuses for a 17 year period and provides for substantive review of individual buildings closer to the time of construction in order to create the cohesive environment that supports the vitality of the health care district and also protects adjacent residential neighborhoods. The proposed Phase Two Master Plan and Third Amendment to the Development Agreement is also consistent with LUCE Goal LU7: Support the continued vitality of the City’s hospitals to meet the healthcare needs of the City and the larger region, and implement strategies to reduce vehicle trips. Specifically, development standards in the Master Plan and the procedural requirements set forth in the Third Amendment to the Development Agreement ensure that a mix of medical research and hospital health care uses are vested (permitted) for a period of 17 years to allow phased implementation of health care facilities that are responsive to changing health care needs in the community. Moreover, Saint John’s Health Center will be required to continue to implement a Transportation Demand Management (TDM) Program to reduce vehicle trips in the area and associated parking demand and the Master Plan includes pedestrian and bicycle enhancements to promote alternative modes of travel and better connections to public transit. Accordingly, the Phase Two Master Plan is therefore consistent with LUCE Circulation Policy T19.2 which seeks appropriate TDM requirements for new development. Furthermore, the project is consistent with LUCE’s overall land use policies by providing community benefits for the area, including but not limited to, affordable housing, mobility improvements, visitor accommodations, publicly-accessible open spaces, and programs to address the needs of vulnerable populations in the community.
2. The proposed Phase Two Master Plan and Third Amendment to the Development Agreement is compatible with the uses authorized in the district in which the real property is located in the Healthcare Mixed-Use (HMU) District and with the existing
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Packet Pg. 1105 Attachment: Attachment N Draft Findings (4853 : Providence Saint John's Development Agreement (180 min)) uses on site. The existing Health Center includes hospital, medical research and related medical uses; the Master Plan proposes the same mix of uses and includes visitor accommodations, a new child care center, education and conference center uses, and medical office. These uses are all permitted uses in the HMU District.
3. The proposed Phase Two Master Plan and Third Amendment to the Development Agreement is in conformity with the public necessity, public convenience, general welfare, and good land use practices, in that the Master Plan allows for the redevelopment of certain components of an existing Health Center campus and diversifies medical uses and services that would benefit Santa Monica residents and the broader region. The project is consistent with the Land and Use Circulation Element vision for the area. The proposed Master Plan supports orderly, phased, and integrated development at the health care campus. Key components of the Master Plan include a cohesive circulation and multi-modal mobility strategy for vehicles, pedestrians, and bicycles; providing sufficient on-site parking; establishing development standards that address the specific needs of a health care campus; and requiring necessary utilities, publicly-accessible open space areas, and infrastructure to improve connections between the Health Center and the surrounding neighborhood. Moreover, the Master Plan and Third Amendment will provide community benefits including affordable housing, publicly-accessible open space on the parcel, and monetary contributions that would support critical behavioral health initiatives and provide services to individuals who are homeless and other vulnerable populations.
4. The proposed Phase Two Master Plan and Third Amendment to the Development Agreement will not be detrimental to the health, safety and general welfare, in that the Master Plan would allow for the redevelopment of the Providence Saint John’s Health Center in a manner that is consistent with the LUCE vision for the area (the Healthcare District Land Use Designation). The proposed project will be located in an urbanized area and is consistent with other health care uses, include Saint John’s acute care and in-patient hospital on the north campus and does not have the potential to disrupt the urban environment or cause health or safety problems. The proposed Master Plan provides a minimum of 10 new residential units, with all 10 units being deed restricted affordable units, a new Child and Family Development Center, new medical research facilities, and ambulatory and acute care facilities.
The project will feature critically-needed medical and research uses, and a variety publicly-accessible open spaces on the property. The project will also provide community benefits including the aforementioned deed-restricted affordable housing as well as a requirement to monetary grants and provide in-kind health services to support programs provide homelessness services and services for other vulnerable populations in the community.
5. The proposed Development Agreement will not adversely affect the orderly development of the property, in that the proposed Phase Two Master Plan and Third Amendment to the Development Agreement establishes a long-range, orderly, and phased framework to redevelop and expand critically needed medical research and
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Packet Pg. 1106 Attachment: Attachment N Draft Findings (4853 : Providence Saint John's Development Agreement (180 min)) health care facilities to serve the community and as such is consistent with recognized urban design principles that reflect the goals and policies of the City of Santa Monica which were established through a long range planning process and are reflected in the Land Use and Circulation Element of the City’s General Plan.
Further, the project will be subject to a construction mitigation plan that will be reviewed and approved prior issuance of a building permit for the project.
6. The proposed Phase Two Master Plan and Third Amendment to the Development Agreement will have a positive fiscal impact on the City in that the City will benefit from creating an orderly, phased, and comprehensive plan for buildout of the Phase Two development program for Providence Saint John’s Health Center. The Master Plan will support of orderly development of the site, predictable phasing of project construction, and secure negotiated community benefits that will preserve and expand community access to the high quality health care provided by Saint John’s; promote economic investment in Santa Monica through the creation of construction jobs and permanent high quality jobs in the health care industry; and attract investment in medical research and health care through the construction of new state-of-the-art facilities. It is estimated that the proposed Third Amendment to the Development Agreement would also provide significant community benefits through the provision of substantial funding for the City’s behavioral health initiatives and required funding to other non-profit organizations in the community who provide critically needed programs to provide social and health care services to vulnerable populations in the community.
GENERAL PLAN AMENDMENT FINDINGS
1. The proposed repeal of the 1988 Hospital Area Specific Plan (HASP) and associated amendment General Plan to modify references to the outdated HASP is consistent in principle with the goals, objectives, policies, land uses, and programs specified in the adopted Land Use and Circulation. The current HASP is based on 1984 General Plan policies and 1988 Zoning Ordinance designations and development standards for the entire Hospital Area Specific Plan study area, including UCLA-owned properties, commercial-zoned parcels, and residential-zoned parcels. The proposal to repeal the 1988 HASP and modify references to the HASP contained in the 2010 Land Use and Circulation Element would not change the current regulations that apply to the HASP area. More specifically, the 2015 Zoning Ordinance use regulations and development standards would continue to apply to parcels in the current HASP area and, if approved, the Phase Two Master Plan would govern the Saint John’s Health Center parcels until the end of the 17-year vesting period established by the amended Development Agreement. The proposed General Plan Amendment would only strike or modify references to a Hospital Area Specific Plan; the 2010 LUCE’s goals, objectives, and policies would continue to apply for the LUCE Healthcare District, applicable Boulevards (Wilshire, Santa Monica, and Broadway), and the Healthcare Mixed Use Land Use Designation.
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Packet Pg. 1107 Attachment: Attachment N Draft Findings (4853 : Providence Saint John's Development Agreement (180 min))
2. The public health, safety, and general welfare require the adoption of the proposed amendments to the Land Use and Circulation Element and repeal of the 1988 Hospital Area Specific Plan in that the general welfare of the City is enhanced when such amendments and a repeal of an outdated land use plan accompany the adoption of a proposed Phase Two Master Plan that supports orderly, phased, and integrated development of an expansion a long-standing health care facility in the community. Key components the Master Plan include a cohesive circulation and multi-modal mobility strategy for vehicles, pedestrians, and bicycles; providing sufficient on-site parking; establishing development standards that address the specific needs of a health care campus; and requiring necessary utilities, publiclyaccessible open space areas, and infrastructure to improve connections between the Health Center and the surrounding neighborhood. Moreover, the proposed Master Plan and Third Amendment will provide community benefits including affordable housing, publicly-accessible open space on the parcel, and monetary contributions that would support critical behavioral health initiatives and provide services to individuals who are homeless and other vulnerable populations. The proposed Master Plan supports the general welfare of the community by allowing a medical research and health care center in the community expand in a responsible manner to more effectively provide needed services and programs to the community.
TENTATIVE TRACT MAP FINDINGS
1. The proposed map is consistent with applicable general and specific plans as specified in Government Code Section 65451 in that the Hospital Area Specific Plan (HASP) is being repealed and replaced with certain amendment to the Land Use and Circulation Element (LUCE). The new configuration of lot lines under the proposed subdivision will have no direct effect on the site’s existing buildings and improvements except to cure some of the existing irregularly sized lots resulting from long-since abandoned alleys on Saint John’s north campus. In short, the tentative tract map is not expanding any use of the existing facilities and will not result in any changes in the land use or density on the Saint John’s Campus.
2. The design or improvement of the proposed subdivision is consistent with applicable general and specific plans, as required and confirmed by the Development Agreement. The new configuration of lot lines under the proposed subdivision will have no direct effect on the site’s existing buildings and improvements. The new parcel lines will cure some of the existing irregularly sized lots resulting from longsince abandoned alleys on Saint John’s north campus. As noted and shown on the tentative tract map, existing utilities will not be affected by the proposed subdivision, and there is no change in the parking required or provided for the existing uses on the subject site.
3. The site is physically suitable for the type of development, as the lot line reconfiguration will have no impact on the site’s existing buildings and improvements. Specifically, the subject site is currently used as a healthcare
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Packet Pg. 1108 Attachment: Attachment N Draft Findings (4853 : Providence Saint John's Development Agreement (180 min)) campus and located within an urbanized area well served by public transit and multimodal forms of transit. The lot line reconfiguration effectuated under the proposed subdivision will better align lot lines with the existing buildings and the resulting new parcels will be in compliance with Saint John’s Development Agreement as well as the minimum parcel size, width and depth set forth in the Zoning Ordinance.
4. The site is physically suitable for the proposed density of development, as the density of allowable development is not being changed under the lot reconfiguration.
Specifically, the subject property is located within an urbanized area well served by public transit and multi-modal forms of transit. Moreover, any future development would be required consistent with policies set forth in the City’s General Plan (including the 2010 LUCE, as amended) and other improvements in the general vicinity.
5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. As confirmed by the project’s EIR, the subject site is located in an urbanized area that does not contain wildlife habitat and the subdivision, which solely consists of a reconfiguration of parcel lines, does not propose development that would otherwise injure fish or wildlife.
6. The design of the subdivision or the type of improvement is not likely to cause serious public health problems. The proposed subdivision is for a property located in an urbanized area and is consistent with other improvements in the area. The subdivision solely consists of a reconfiguration of irregular parcel lines. Accordingly, the subdivision of the parcel does not have the potential to disrupt the urban environment or otherwise cause serious public health problems.
7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision. The subdivision solely consists of a reconfiguration of parcel lines. As noted and shown on the subject map, the subdivision does not affect any public easements that burden the subject site.
8. The proposed subdivision is consistent with ordinances and laws of the City of Santa Monica. Specifically, the project, reconfiguration of parcel lines, has demonstrated compliance with the minimum parcel size, width and depth set forth in the Zoning Ordinance. Moreover, any future development would be required to be consistent with policies set forth in the City’s General Plan (including the 2010 LUCE, as amended).
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Packet Pg. 1109 Attachment: Attachment N Draft Findings (4853 : Providence Saint John's Development Agreement (180 min)) 12/21/21
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Attachment: Attachment O Providence Tentative Tract Map 82302 (4853 : Providence Saint John's Development Agreement (180 min))
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Attachment: Attachment O Providence Tentative Tract Map 82302 (4853 : Providence Saint John's Development Agreement (180 min)) Attachment “P”
• Final Environmental Impact Report and Appendices available online:
https://www.smgov.net/Departments/PCD/EnvironmentalReports/Providence-Saint-Johns-Health-Center-Phase-II-Master-Plan-EIR/
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Packet Pg. 1113 Attachment: Attachment P Link to Providence Saint John's Health Center Phase Two Master Plan EIR (4853 : Providence Saint John's 1 Vernice Hankins
From: Bruce Yawitz, MD <[email protected]>
Sent: Tuesday, March 15, 2022 2:42 PM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: Support for Providence Saint John's Health Center
EXTERNAL
My name is Bruce Yawitz, MD, and I am the Medical Director of Imaging at Providence Saint John’s Health Center and Tower Saint John’s Imaging, and the President and CEO of Tower Imaging Medical Group. I have been a proud member of the Saint John’s Medical Staff for over 20 years, and a Brentwood resident for 24 years. I have been proud to send my family and friends to Saint John’s for many years, providing an alternative to the very large and often impersonal local medical centers elsewhere in the LA Basin.
While Saint John’s offers world class specialty care comparable to those larger institutions, it does so with a special warmth and care difficult to find in healthcare these days. Many of our Medical Staff have moved to Saint John’s from those larger institutions in order to create a better environment of caring for their patients, and to create a more fulfilling place of practice for themselves.
I have had the good fortune of working at just such a large institution, Columbia-Presbyterian Medical Center in New York.
While I was always proud to be on staff at such a storied institution, it was always a challenge to create a good patient experience for my patients. Such is not the case at Saint John’s, and I am even more proud of my career here, certainly THE highlight of my professional life.
All 3 of my daughters were born at Saint John’s, both the old building the new Saint John’s where my youngest was born. When my wife was pregnant, and we shared notes with friends delivering elsewhere, nobody was able to match the quality of our birthing experience at Saint John’s.
My wife and I have been benefactors to Saint John’s, and my medical group has donated substantial sums to Saint John’s; in fact, the Oncology Inpatient Unit is named for our group, Tower Imaging Medical Group. I half-jokingly see this as partly paying it forward, and partly a selfish effort to maintain the excellence for which Saint John’s is so well known – I like to say that I want to have my bypass at Saint John’s when the time comes.
I am part owner of a jointly-owned Imaging Center in Santa Monica, proud to have Providence and Saint John’s as my business partners as well. I could not ask for a better team to provide world class compassionate care to the community and beyond.
Providence has expanded tertiary services considerably over the years, and we hope that this trajectory of clinical and service excellence continues for my children and their children. I witness first hand the space constraints at our world class Pacific Neuroscience Institute, Saint John’s Cancer Institute (formerly John Wayne Cancer Institute), and the newly formed Women’s Health Institute and Digestive Health Institute. Future growth of these exceptional community, regional and national assets depends upon additional space.
I hope that my passion for Saint John’s comes through in this brief narrative; there is nowhere else I’d rather practice, and nowhere else I’d rather send my family and friends for care than Saint John’s. Constraining its growth to the existing infrastructure would certainly negatively affect their ability to expand new services to the community, and that would be a tragedy for our beloved city.
Bruce Yawitz, MD
President and CEO, Tower Imaging Medical Group
Medical Director of Imaging, Providence Saint John's Health Center Medical Director, Tower Saint John's Imaging
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Packet Pg. 1114 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 2 Vernice Hankins
From: Mary Flaherty <[email protected]>
Sent: Tuesday, March 15, 2022 2:28 PM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: Approve Saint John’s Master Plan
EXTERNAL
My name is Mary Flaherty and my husband and I have lived in the Los Angeles/Santa Monica area for over 35 years. I also grew up in the area as the oldest of six children in the 1970s and worked part-time at several Santa Monica businesses during my high school years. My mother and father started volunteering at Saint John’s Hospital during that time, my father Chaired the Saint John’s Foundation 30 years ago.
Having that history of giving back instilled in me and having “grown up” with Saint John’s, I got involved with Saint John’s as well after moving back to the area in 1986 with my husband from back east. I have been a member of the Irene Dunne Guild since 1987 and served as Chair of the Guild from 1989-91 and 1994-96, served on various committee of the Saint John’s Health Center Board of Directors since 2007 and then was elected Chair of the Saint John’s Health Center Board from 2011-2012 (during the change of ownership and the Nursing Union negotiations). I have also been involved with the Saint John’s Health Center Foundation since 1989 and just recently served as Chair of the Foundation from 2018-2021.
Needless to say, Saint John’s Health Center is a high priority to myself and family. I have no regrets having donated thousands of volunteer hours to this incredible gem on the Westside of Los Angeles and will continue to support this fine institution for years to come.
I have also been a patient at Saint John’s as a two-time breast cancer survivor and have had two of our three children born at Saint John’s. The care that is given to the patients at Saint John’s is personalized and world-class and has the benefit of “Bench to Bedside” research and excellent medical care delivery.
I have served on almost every volunteer committee at both the Health Center and the Foundation and have never ceased to be amazed by all of the “good” that is done by Saint John’s for the Santa Monica Community and beyond. A prime example is the (over $6M) in support given to our local community organizations by the Foundation over the past 5 years. Here are some of the organizations:
Boys and Girls Club of Santa Monica Safe Parking LA
CLARE/MATRIX Safe Place forYouth/SPY
UCLA/VA Family Resource and Well Being Center
The People Concern
Didi Hirsch Mental Health Services Westside Food Bank
PP Homelessness Task Force Santa Monica Family YMCA
Providence Saint John’s Child and Family Development Center Santa Monica Education Foundation
Providence Saint John’s Cleft Palate Speech Scholarships Claris Health
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Packet Pg. 1115 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 3 The Health Center’s Phase II Master Plan will only further the benefit that Saint John’s is to our community. It will allow for expansion of services to patients like myself and others in the community.It will be a beautiful addition to our community with a park-like setting and places for patients and residents alike to enjoy our beautiful weather and city.
As a Community Volunteer, Saint John’s Health Center Board Member, Saint John’s Trustee and community resident, I kindly ask for your support in voting in favor of the Phase II Master Plan. If passed, it will be a “win-win” with the improvements of health services in Santa Monica and the city.
Thank you very much. Mary Flaherty
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Packet Pg. 1116 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 1 Vernice Hankins
From: Bob Levitt <[email protected]>
Sent: Wednesday, March 16, 2022 11:07 AM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: Approve Saint John's Master Plan (Please)
EXTERNAL
To Whom It May Concern:
I am a 30‐year resident of Pacific Palisades and have worked and raised our four adult children in Los Angeles. I have been very active in my community, including but not limited to President of the Huntington Palisades Property Owners Corporation (HPPOC), raising $1 million for the Pacific Palisades Park field renovation and Board Chair of Village School (10 years). After witnessing the incredible work of Saint John’s staff directly, I was inspired to get even more involved as a member of the hospital’s Board of Directors so I could help Saint John’s continue its outstanding mission of providing quality care for our community. In addition, Saint John’s stellar research is changing lives, and is a fantastic source of pride for Santa Monica.
As a new Board member, I have seen our health center’s leadership demonstrate that its Vision of Health for a Better World extends to all patients, especially those who are indigent and vulnerable in our community. Since first becoming involved at Saint John’s, I have seen the millions of dollars dedicated back to our community through our Community Health Needs Assessment, a commitment that is ongoing and a priority.
I am personally excited about the Phase II Master Plan because it not only enables Saint John's to serve better our patients and community, but also because great care has been taken to balance the physical plant with additional open space for our community. In my view, approving the Master Plan will both enable Saint John’s to continue its mission to serve our community, including those with limited resources, and continue our world class research to save lives, but importantly open more access to our campus properties for the community with open space.
If approved, the Master Plan would add $10 million for the city’s behavioral health initiatives that could significantly improve organizations that are providing mental health within our community. The Master Plan also addresses one of the major issues challenging our city (and state): affordable housing. These additional units would provide much needed housing for low‐income residents that are often priced out of Santa Monica’s housing market. Finally, given that the Master Plan will be rolled out over an extended period of time (20‐25 years), the impact to our neighbors will be minimized.
Please vote in favor of this transformative Master Plan for the health center and our community.
Sincerely,
Robert. J. Levitt
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Packet Pg. 1117 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 2 Bob Levitt
Mobile: 310.702.9004
Office: 310.454.4692
[email protected]
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Packet Pg. 1118 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) From: Nancy Cronig [email protected]
Subject: Letter of Support for Saint John’s Phase II Master Plan To whom it may concern,
I am writing today to express strong support for the Providence Saint John’s Phase II Master Plan. I have spent the last 30 years volunteering at Saint John’s Health Center and am passionate about helping others and improving our wonderful community.
My time at Saint John’s started at the Child and Family Development Center working for its outpatient mental health program for the deaf and hard of hearing — something I enjoyed doing because I could apply my knowledge of American Sign Language.
After working with the Child and Family Development Center for several years, I moved over to the main hospital to assist in the Surgery Waiting Room. When the opportunity presented itself, I added volunteering on the orthopedics and oncology floors visiting patients on each floor. I loved interacting with the patients and miss that most of all the past two years since we were not allowed to volunteer during the COVID Pandemic.
My time volunteering at Saint John’s has been an incredible experience. As a Santa Monica resident and someone who lives two blocks from Saint John’s, having the opportunity to play a role in the hospital’s healing mission has been fulfilling and a true blessing. I know firsthand that the work being done at Saint John’s is a benefit to our community and it is in our best interest as community members to support the health center.
The possibility of improving the Child and Family Development Center and Cancer Institute is particularly important to me, so I hope you will join me in my support of the Phase II Master Plan.
Thank you for your consideration and I look forward to hearing your decision on the matter.
Sincerely yours,
Nancy Cronig
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Packet Pg. 1119 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 1 Vernice Hankins
From: carl mckinzie.us <[email protected]>
Sent: Tuesday, March 15, 2022 10:02 PM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: Support for Saint John’s; ‘Yes’ on Saint John’s Master Plan Attachments: image002.emz
Dear City Council:
My name is Carl McKinzie. My wife, Rena McKinzie, and I have lived in the same home on 21st Place in Santa Monica since 1971. During these 51 years, we have raised three sons who went from elementary school through high school in Santa Monica’s public schools and then attend outstanding universities. Rena was a co‐founder of the Santa Monica High School Alumni Association and has spent many years supporting SAMOHI as the first and long‐time editor of the Alumni Association’s newsletter and serving on SAMOHI’s scholarship committee.
I began practicing corporate law in Los Angeles in 1966 with my dear friend and long‐time law partner Richard Riordan, the 39th Mayor of Los Angeles. Before its merger into an international law firm, the Riordan & McKinzie firm served as a corporate boutique with approximately 100 lawyers. Although I no longer actively practice law, I continue to serve on a number of nonprofit and for‐profit boards.
I became a member of the board of directors of Saint John’s Health Center (“Hospital”) in 2001, chaired the board for four years, continued to serve as a director for a number of additional years and now serve as a Senior Advisor to the board. I also continue to serve on the Saint John’s Foundation (“Foundation”) Board of Trustees. I have had the pleasure of being the original chair and then serving for five years as chair of the Foundation’s Donor Advised Fund (known as the Community Impact Fund or “CIF”). CIF was established by the Foundation to support our local health care partners in improving the health of our community. Over six million dollars have been awarded to our local health care partners and an additional five million dollars have been authorized to deal with COVID issues in our community.
From my long‐time involvement with both the boards for the Hospital and the Foundation, I know that Saint John’s is an absolute community jewel. It has the unique distinction of being able to provide university quality care in a community hospital setting. Its reputation for “compassionate care” is well deserved and it has provided the McKinzie family with outstanding care for our medical needs for many years.
It truly has been a pleasure to observe and participate with the leadership of the Hospital and of the Foundation to invest millions of dollars to provide cutting edge medical care. Many more millions of dollars have been invested pursuant to the Hospital’s Community Health Needs Assessment and the Foundation’s CIF. The Hospital’s service area provides care not only for the Santa Monica community but also many surrounding communities. A mantra since the founding of the Hospital over 80 years ago as been to provide exceptional care especially for the poor and vulnerable. The outstanding reputation of our service providers also attracts patients from other parts of the world. Research done at Saint John’s has improved the quality of care of patients all over the world.
The Providence Saint John’s Health Center is requesting your approval of its Phase II Master Plan. Implementation of the Phase II Master Plan will permit, improve and enhance the ability of Saint John’s to expand its services and will provide additional benefits to the community that include the development of wellness, outpatient health care, research and ancillary features on the Saint John’s campus. I wholeheartedly believe that the project and community benefits provided by the Phase II Master Plan will benefit the Santa Monica community for many years to come. The ten million Item 9.A
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Packet Pg. 1120 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 2 dollars contribution to Santa Monica’s mental and behavioral health and provisions for supporting homeless services have particular appeal to me and will provide enormous benefits to our community.
As stated, the Phase II Master Plan provides overwhelming benefits for our community! I strongly encourage you to vote in favor of the Phase II Master Plan. The improvements will not only help improve health services offered here in Santa Monica, but look to address affordable housing, transportation, on‐site childcare and much more.
Sincerely,
Carl W. McKinzie
527 21st Place
Santa Monica, CA 90402
310‐393‐3692 – home
310‐393‐5619 – home office
213‐509‐1695 – cell
[email protected]
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Packet Pg. 1121 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 1 Vernice Hankins
From: Cary Singleton <[email protected]>
Sent: Thursday, March 17, 2022 10:18 AM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: In favor of the Providence Saint John’s Health Center’s Phase II Master Plan
EXTERNAL
In 1998, the City of Santa Monica and Saint John’s entered into a development agreement after the devastating Northridge Earthquake of 1994 to rebuild and provide vested rights for future Phase II expansion.
My parents-in-law, Henry and Caroline Singleton, as Trustees of Saint John's Health Center Foundation, were involved in funding the rebuilding of the hospital after the earthquake and Caroline later underwrote the Mrs. Henry E. Singleton Imaging Center at Saint John's. My husband, Willl Singleton, and I have continued this family tradition of supporting this excellent local hospital that has partnered with world-class medical researchers by our investment in its Pacific Neuroscience Institute's important work of delaying, reversing and eventually eradicating the horrific cognitive disease, Alzheimer's, which affects millions of seniors. And since I've joined the Board of Trustees in 2020, we've become even more aware of and involved in the amazing work Saint John's does for both our community and beyond.
We strongly encourage the City of Santa Monica to approve the Phase II Master Plan, the physical extension of Saint John's mission, providing more resources for all elements of our community. It is this type of facility that will continue to make Santa Monica a world class health center, attracting future businesses and their employees to our area.
Very truly yours,
Cary Singleton
[email protected]
Create Vision > Inspire Action
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Packet Pg. 1122 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 1 Vernice Hankins
From: Grunwald, Tiffany MD <[email protected]> Sent: Thursday, March 17, 2022 4:10 PM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra; David White; David Martin; Roxanne Tanemori Subject: Yes on Saint John's Master Plan
EXTERNAL
Dear All,
My name is Tiffany Grunwald; I am a surgeon and the owner of TBG, M.D. Inc., a local surgical practice in Santa Monica. I have been caring for patients in Santa Monica for over 20 years and I am proud to be part of this community. After seeing the work of the staff at Saint John’s Health Center firsthand, I was inspired to get even more involved as a member of the hospital’s Board of Directors so I could play a greater role in the health center’s cutting‐edge and life‐changing work.
As a Board member, I have seen our health center’s leadership prove time and time again that its Vision of Health for a Better World extends to all patients, especially those who are poor and vulnerable in our community. Since my time on the Board, I’ve witnessed Saint John’s reinvest millions of dollars back into the community through our Community Health Needs Assessment, push the boundaries of research through countless clinical trials and provide world‐class care to our residents.
In the Phase II Master Plan, I’m personally most excited about the additional open space, walking paths and bike lanes that will give our residents a safe place to gather in the city. The improvement in campus properties will be a victory for all — especially those who rely on Saint John’s vast web of health services. I have been involved in a recent collaboration with nursing students at Santa Monica College and the Labor & Delivery floor at Providence Saint John’s.
If approved, the Phase II Master Plan would provide $10 million to the city’s behavioral health initiatives. This funding could dramatically help organizations that are providing mental health, substance abuse and community programs to area residents in need. The Phase II Master Plan also addresses one of the major issues across our state: affordable housing. These additional units will provide much‐needed housing for low‐ income residents and young families who are often priced out of Santa Monica’s market. The Phase II Master Plan will beautify the spaces around the hospital, giving residents and patients a safe and efficient way to reach the hospital from major transportation hubs and Metro stations.
Thank you for the time and attention. Please vote in favor of this transformative Master Plan for the health center and our community.
Best regards,
Tiffany
_________________
Tiffany B. Grunwald, MD, FACS
Executive Medical Director, Women’s Health Institute
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Packet Pg. 1123 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 2 Division Chief, Plastic & Reconstructive Surgery
Providence Saint John's Health Center
[email protected]
1301 20th Street, Ste 430
Santa Monica, CA 90404
310-828-4646 office
310-430-4989 cell
This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
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Packet Pg. 1124 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 1 Vernice Hankins
From: Robertson, John M <[email protected]> Sent: Thursday, March 17, 2022 5:11 PM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: Yes on Saint John's Master Plan
EXTERNAL
Providence Saint John’s Master Plan
My name is John M. Robertson, MD. I have been a resident of Santa Monica for 32 years, working, living and raising my two children with my wife in this great and compassionate city. By profession, I am a cardiothoracic surgeon practicing at Saint John’s Health Center and have been for over 35 years. During my tenure, I have served on the Board of the Directors of Saint John’s Health Center and am a former President of the Foundation. Currently, I am a trustee of the Health Center, Chairman of the Thoracic & Cardiovascular Surgery Department at the Health Center and am the Executive Medical Director of Clinical Surgery. These experiences have given me a unique perspective of the role that Providence Saint John’s Health Center plays in our community.
As to the proposed Phase II Master Plan, I am intimately familiar with Providence Saint John’s Health Center’s Master Plan. Following the devastating 1994 Earthquake, I joined the original development planning team for the Hospital and have remained a constant involved participant in the Master Plan’s implementation. From speaking before the Santa Monica City Council on behalf of the Development Agreement of 1998, to fundraising for the programs addressed in the Master Plan and to attending numerous planning sessions, I am fully committed to this Master Plan. As explained below, I believe as a physician, resident and father that the approval of the Phase II Master Plan will be beneficial to our City, our residents, our neighboring cities and beyond for many years to come.
I personally believe that every city should always strive to support its educational system, religious institutions, and medical facilities because more likely than not at some point each member of the city will need one or all these entities.
In my role as a cardiovascular surgeon, I have seen and operated on thousands of patients throughout my time at the Health Center, including numerous residents of Santa Monica. Throughout my more than three‐decade career with Saint John’s, I have seen firsthand how a state‐of‐the‐art research institute and community health center can work together to provide our patients with excellent outcomes, offer innovative treatment options and ultimately save patients’ lives.
Providence Saint John’s Health Center has been serving the Santa Monica and Westside Los Angeles communities since 1942, and since that time has earned a reputation for clinical excellence and award‐winning care in a compassionate and tranquil healing environment. It is an honor and a privilege to practice at this Health Center.
Today, Providence Saint John’s is a nationally renowned award‐winning 266‐bed hospital with physicians, nurses, volunteers, and support staff who work as a team to provide the best possible medical care to its patients and the community. Our Center provides the latest in diagnostic technology and specialty care with a strong commitment to its core service lines: cardiology, oncology, orthopedics, neurosurgery and women’s health. Providence Saint John’s also is home to the world‐renowned Saint John’s Cancer Institute, dedicated to clinical research and medical advancements in cancer care. The Pacific Brain Tumor and Pituitary Disorders Centers have been part of Saint John’s Health Center and the Saint John’s Cancer Institute since 2007.
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Packet Pg. 1125 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 2 Providence Saint John’s reputation for academically based care guided by research and evidence‐based medicine is due to the commitment to excellence by our physicians, nurses and other caregivers. Our cancer surgeons care for patients in the Cancer Center and hold faculty positions at the Saint John’s Cancer Institute and other teaching institutions in the community.
I can think of no clearer example of how beneficial and necessary Providence Saint John’s Health Center is for our city than the recent pandemic. As we enter our third year of the COVID pandemic, our world has drastically changed, and yet I am proud to say that the care, innovation, and results provided at Saint Johns have remained at the highest level.
Having this institution in our city cannot be understated. During the onset of the pandemic in early 2020, the health center and hospital staff responded quickly to help COVID infected individuals. Our research institution was very involved in the early discovery of treatments for this virus. In those early months, we piloted the Extracorporeal Membrane Oxygenation (ECMO) program and helped our surrounding county‐based hospitals address the growing needs of the most critically ill pandemic patients. This program saved the lives of many patients who unequivocally would have died without it. It has become one of the largest ECMO programs in the state of California.
Aside from the Health Center’s ability to respond to and continue to address the ongoing Pandemic, the Health Center’s continuous innovation in all areas of health, including brain health must be mentioned. Recently, a team of multidisciplinary specialists at the Providence Saint John’s Health Center’s Pacific Neuroscience Institute became the first in the nation to treat a patient with recurrent glioblastoma — an aggressive form of cancer in the brain — with electronic intraoperative radiation therapy. Glioblastoma is the cancer that killed U.S. Sen. John McCain (R‐Arizona), U.S.
Sen. Ted Kennedy (D‐Massachusetts) and Beau Biden, son of President Joe Biden. It is the most common and aggressive type of malignant primary brain tumor, with a median survival of 10‐12 months.
I personally watched the development of this world‐renowned neuroscience department. The Health Center’s Pacific Neurosciences Institute’s development and growth has not only led to major innovation in the field of brain health but also set the stage for the Health Center to become a comprehensive stroke center. As the Council members may be aware, when someone has a stroke, every minute counts. Getting the best care in the shortest amount of time is essential to prevent long‐term disability and improve the chances of recovery. Having our Health Center designated as comprehensive stroke center, means we provide the highest level of stroke care available and have the capabilities to treat even the most complex stroke patients 24 hours a day, seven days a week. This is the difference between life and death for many stroke patients.
In addition to the clear medical benefit of having a world‐class medical center in the heart of our city, there are numerous community benefits that the Health Center provides to Santa Monica. While certainly not an exhaustive list, here are just some of the benefits I am most proud of as a resident of the City of Santa Monica that our city receives from the Health Center.
The Child and Family Development Center (CFDC): For over 50 years, the Child and Family Development Center at Providence Saint John’s has provided empathetic care to underprivileged families, adolescents and children throughout the Los Angeles area. The CFDC functions as a "clinic without walls," thus services are provided at the center, in homes, schools, preschools, transitional housing sites, community centers and free clinics. CFDC collaborates with over 15 different community partners and utilizes over 10 evidence‐based practice psychotherapy models;
Grants: Various grants are made by the Health Center to support the wellness of the community and the needs of Santa Monica;
Homelessness & Underserved: the Health Center provides top level medical care to the underserved, mentally ill, homeless and uninsured in both its Emergency Department and throughout the facility throughout the entire year;
The Health Center’s Philanthropic Foundation, the Community Impact Fund (CIF): Started in 2015, the Health Center’s Philanthropic Foundation awards CIF grants for health‐related purposes that are managed by the foundation and distributed to community partners serving vulnerable population within the hospital’s service Item 9.A
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Packet Pg. 1126 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 3 area of 29 zip codes. Each year, the CIF makes grants of approximately $1.4 million to around 15‐20 various organizations throughout the city sponsoring programs that support the homeless, the mentally ill, the Westside food bank, and countless others.
These are just some of the community benefits the Health Center provides in addition to its world‐class medical care.
The additional benefits that will come from the approval of the master plan would allow us to modernize and expand our facilities with further state‐of‐the‐art lab and clinical space for critically ill patients .
Presently, the approval of this plan would provide approximately $100 million community health investments by Saint John’s into the City of Santa Monica over the next 30 years.
Due to the overwhelming benefits for our patients and the surrounding neighborhoods, I encourage you to vote in favor of the Phase II Master Plan.
Sincerely,
John M. Robertson, M.D.
Chairman, Thoracic & Cardiovascular Surgery
Executive Medical Director, Clinical Surgery
Providence Saint John’s Health Center
2121 Santa Monica Blvd.
Santa Monica, California 90404
(310) 829‐8618 (O), (310) 829‐8995 (O) Fax (310) 829‐8607 This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
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Packet Pg. 1127 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 1 Vernice Hankins
From: Nat Trives <[email protected]>
Sent: Thursday, March 17, 2022 7:15 PM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: Statement in support of the Phase II application by Saint John’s Health Center
EXTERNAL
Dear Honorable Mayor and Councilmembers and Staff:
I write in support of the proposal from Providence Saint John’s Health Center for its Phase II Master Plan. Many of you know me as a resident of Santa Monica for over 70 years, a graduate of Samohi and Santa Monica College, a frontline officer and then supervisor in the Santa Monica Police Department, a city councilmember, mayor, and a lifelong educator and community activist. As such, my experience in the community qualifies me to evaluate community benefits in their own right and also against the backdrop of seven decades of happenings and observations about our community.
There has never been a set of community benefits that is as specific and defined, as robustly supported financially, as informed by professional expertise and well-suited to the experience and core business of the applicant, with everything set forth in a commitment of more than three decades. This is a gift to the community that will certainly keep on giving. And all of this added to what Saint John’s has been providing to our community since the mid-1940s: high-quality, community-sensitive medicine and preventive health care that benefits so many Santa Monicans as individuals and all of us as a community. The initiatives and continuation of services for early identification and intervention in mental and behavioral health, homeless services, affordable housing, open space, community convening space, child care and early childhood development programs are an integral part of the proposal. Let’s take advantage of this rare opportunity.
Saint John’s has a well-deserved reputation for decades of direct support to community-based nonprofit organizations and for providing free medical care to the indigent. It has been a caring and generous institutional neighbor and will continue to be for decades to come. I urge you to approve the proposal.
Sincerely,
Nathaniel Trives
310-399 1788
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Packet Pg. 1128 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 1 Vernice Hankins
From: Frost, Janice M <[email protected]>
Sent: Friday, March 18, 2022 11:22 AM
To: councilmtgitems; Roxanne Tanemori; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Christine Parra; Lana Negrete; David Martin; David White; Roxanne Tanemori Subject: YES ON SAINT JOHN'S MASTER PLAN
EXTERNAL
Dear City Council Members
I have been a nurse at Saint Johns for over 25 years. We have grown out of our current space in the cancer clinics and continue to grow.
Without the ability to increase our space for clinic exam rooms and procedure rooms, we will not be able to add additional cancer service lines which will impact the availability of services to our communities.
I fully support the next phase in our master growth and development plan and hope you will too.
Thank you for your time and consideration.
Janice Frost BSN, RN, OCN
Director of Outpatient Oncology Services
Providence Saint John’s Health Center
Saint John’s Cancer Institute
2121 Santa Monica Boulevard
Santa Monica, CA 90404
O 310‐829‐8305
C 818 388 1024
[email protected]
www.providence.org/saintjohns
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Packet Pg. 1129 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 2 This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
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Packet Pg. 1130 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 3 Vernice Hankins
From: Lowe, Bob <[email protected]>
Sent: Friday, March 18, 2022 10:28 AM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: Yes on Saint John's Master Plans
EXTERNAL
Members of the Santa Monica City Council:
I was a member of the Board of Directors of Saint John’s Health Center for several years and I am currently a Special Advisor to the Board. I have been a Trustee of the Saint John’s Health Center Foundation for about twenty years. My two sons and six grandchildren all were born at St. John’s and my family and I have had surgeries and many visits to the emergency room.
During my time on the Board, I watched with pride as the Health Center invested millions of dollars to better serve the needs of all members of our community, to pursue world class research, to attract many of the best doctors in our county and to generally provide world-class care to our residents. We should not take for granted how fortunate we are to have Saint John’s in our community.
I am well aware of the details of the proposed Phase II Master Plan for Saint John’s. It will provide much needed patient care facilities along with world-class research capabilities. This will be accomplished in a landuse plan that adds open space, walking paths and bike lanes which will benefit the community.
The community benefit programs that accompany the Phase II Master Plan respond to some of the most critical needs of our community. The $10 million funding to the city’s behavioral mental health initiatives will be critical. This will enhance mental health, substance abuse and other community programs serving our neighbors. I strongly support the planned additional childcare and day care facilities and programs.
Please, for the long-term benefit to Santa Monica and to our neighbors, vote yes on the Saint John’s Phase II Master Plan. Our children and grandchildren will thank you.
Thank for considering my thoughts,
Robert J. Lowe
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Packet Pg. 1131 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 1 Vernice Hankins
From: Daniel Galamba <[email protected]>
Sent: Friday, March 18, 2022 4:37 PM
To: Daniel Galamba; councilmtgitems; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Sue Himmelrich; Kristin McCowan; Oscar de la Torre
Subject: March 22, 2022 City Council Meeting Item 9.A.-Please Oppose Adoption of Resolutions and Introduction and First Reading to Adopt the Providence Saint John's Development Agreement
EXTERNAL
Dear City Council,
The proposed South Campus additions are about the same size as the proposed Hines Project at the former PaperMate Plant that was ultimately rejected by the City of Santa Monica after a referendum from the voters.
The number of traffic trips generated per day by these additions would probably be about 13,000, the same amount as the proposed Hines Project, if not more. We cannot handle the existing traffic and congestion already let alone the additional traffic and congestion that these proposed additions would create. During rush hour traffic is bumper to bumper on Santa Monica Blvd from before 20th Street to Cloverfield Blvd and also on Broadway from before 19th Street to Cloverfield Blvd as well as on Cloverfield Blvd from Santa Monica Blvd to the 10 Freeway. Both Santa Monica Blvd and Cloverfield Blvd plus Broadway and Cloverfield are choke points for traffic with no relief possible. The only freeway on and off ramp in the area is at Cloverfield that is already gridlocked and cannot handle existing traffic let alone the additional traffic the South Campus additions would create. The scope of the proposed South Campus additions is not sustainable in the area. Also, the plan is to add two new streets but eliminate 21st Street for a net of only one new street. If the desire is to improve traffic circulation, then eliminating 21st Street does not make sense.
It is recommended that the South Campus additions be similar to those at Cottage Hospital in Santa Barbara‐two and three story buildings. If additional space is needed then St John’s could expand outward rather than upward. This would disperse the traffic and alleviate the traffic and congestion that the proposed South Campus additions would create around Santa Monica Blvd, Broadway, 20th Street and Cloverfield Blvd.
It really is to the benefit of not only St John’s but also to its patients, staff and our community overall if St John’s is more like Cottage Hospital in Santa Barbara rather than the UCLA Medical Center in Westwood. Also, patients prefer St John’s to the UCLA Medical Center in Westwood because St John’s is more human scale with better personal service.
Sincerely,
Dr Daniel Galamba
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Packet Pg. 1132 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 2 Vernice Hankins
From: Florie Brizel <[email protected]>
Sent: Friday, March 18, 2022 1:43 PM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: Support for Providence St. John's Health Center Phase II Master Plan
EXTERNAL
Dear Santa Monica City Council Members:
My name is Florie Brizel. I am privileged to work as a consultant in the global healthcare industry, a position that affords me daily access to information about cutting‐edge research and advances in medicine and the delivery of healthcare. However, I write to you as a patient with Ehlers‐Danlos Syndrome, a genetic connective tissue disorder. I’ve had a lifetime of secondary chronic conditions and I stopped counting after my 25th major surgery, which already was years ago. It is an understatement to say I know the difference between average and excellent healthcare. I can say firsthand and unreservedly that Providence St. John’s Health Center provides the very best. Moreover, I understand the value of having a first‐rate hospital in a local community, as well as the pride that comes from helping it grow, because I watched my father practice medicine for 40 years at what started in 1953 as a small, community‐based hospital in South Florida and today is one of the largest public healthcare systems in the nation.
Just as my father’s hospital increased in size and stature, so, too, can St. John’s grow and become the beating heart of Santa Monica with the approval of this Phase II plan. I love the idea of having a real campus instead of scattershot buildings in the hospital’s vicinity, as well as the plan’s commitment to create a space of real beauty, not just functionality, to enhance the surrounding neighborhood. I’m also impressed with the plan for parking and pedestrian traffic. When I need to see a doctor, and particularly when I’m not feeling well, I just want to get there. I don’t have the energy or patience to drive around looking for a parking spot that I often end up rejecting because it’s located too far from my destination. And the plan for a pedestrian bridge over busy Santa Monica Boulevard just makes good safety sense.
Finally, I’m truly excited by the prospect of more research taking place at St. John’s since research results advance our understanding of science and its applications for healthcare. I’ve taken part in two spine study clinical trials through St. John’s, and the benefits I derived from participation changed my life and continue today. Better opportunities for research can attract better doctors wanting to conduct that research. Breakthroughs in scientific and medical research help mankind to heal the world.
Please accept this letter enthusiastically supporting Providence St. John’s Health Center’s Phase II Master Plan. This plan has the ability to transform the health center and start a positive chain reaction that will be felt throughout Santa Monica for many years to come. Your vote to approve this plan at your next City Council meeting will make you feel better right now.
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Packet Pg. 1133 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 3 Sincerely,
Florie Brizel
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Florie Brizel
Mobile: +1-310-344-6747
Email: [email protected]
www.BrizelMedia.com
"Expressing the Future"
-Consultant, Mobile518: Enhancing Mobile Globally (mobile518.me) -Member, International Society for Telemedicine and eHealth (ISfTeH) -Member, Los Angeles Press Club Item 9.A
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Packet Pg. 1134 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 4 Vernice Hankins
From: Iao Katagiri <[email protected]>
Sent: Friday, March 18, 2022 12:41 PM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: Support for Saint John's Phase II Master Plan
EXTERNAL
March 22, 2022
RE: Support for the Saint John’s Master Plan Phase II
To the Honorable City Council:
I would like to share a few thoughts about the application from PSJHC regarding its Phase II Master Plan, which I strongly support.
I have spent the past three decades promoting the welfare and wellbeing of Santa Monica as a volunteer and activist on behalf of very young children, services and support for our older neighbors, hunger and crisis intervention, economic development, and promoting civic engagement. I have served the Santa Monica’s Early Childhood Task Force for all of that time, and on the boards of Connections for Children, WISE & Healthy Aging (and its predecessors, the Center for Healthy Aging and Senior Health & Peer Counseling), the Westside Food Bank and the American Red Cross, the Chamber of Commerce, the MLK Westside Coalition, and the Human Relations Council. I have served city government on the Arts Commission and on working groups including the Workforce Housing Task Force, the Civic Working Group, and the Downtown Community Plan Advisory Group. I have long been a part of the city’s policy decisions and other organizations’ efforts to support the underserved in our community.
I have a personal debt of gratitude to Saint John’s, as many in Santa Monica do, because it helped me through several health crises, but that is not what motivates my support here. Rather, personal experience generated admiration for both the spirit and practice evident in its dedication to highquality medicine coupled with continuous engagement with the network of community-based nonprofit organizations that provide a continuum of care extending beyond the hospital’s doors.
Taking care of a community’s needs is not limited to a single institution. Rather, it needs sustained partnerships among multiple community organizations that can address different facets of large, long-term problems for the benefit of the entire community.
This is what the community benefits included in the Phase II proposal are all about. They address a slate of long-term needs of the community that require long-term solutions, a lot of hard work, and Item 9.A
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Packet Pg. 1135 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 5 continuous collaboration. All of the proposal’s elements are needed and will extend for more than 30 years. I would like to comment specifically on its early childhood component since I work in that space at present and am co-chair of the District Advisory Committee for Early Childhood Development and Learning, Santa Monica-Malibu Unified School District. I believe it serves as an example of long-term complex problems for which a single solution will not have the impact that a collaborative effort encompassing big and small programs, short and long-term, institutional and community-based would have.
The Child & Family Development Center includes onsite child care, but it is much more than that.
For a half century, it has also operated programs that focus on identifying mental health and emotional developmental issues in very young children, working with children and their families to recognize the sources of problems, build resiliency, and develop coping behaviors. Its Therapeutic Preschool is nationally recognized for its early intervention programs. And it doesn’t stop at its own doors. Nearly five years ago, its researchers developed a program to focus on identifying emerging behavioral challenges and early intervention in our public schools with the Pinwheel Program. The research team sought private research foundation support via a Robert Wood Johnson Clinical Scholars grant, and the program has provided professional mental health consultation staff to SMMUSD preschools ever since, working with teachers, parents, and the children themselves. By the way, this was obviously not planned, but having this program underway when COVID-19 wreaked havoc on our in-person classrooms was a tremendous advantage for our little ones as they and their families worked to adapt to virtual interactions.
That’s the kind of commitment to the health and wellbeing of Santa Monicans that started well before and will extend well beyond any particular regulatory action. It is part of the DNA of an institution that recognizes the complexity of a community, the need for innovation informed by experience and science, and the need to be part of a long-term network of resources. The Phase II proposal organizes and emphasizes certain key aspects of the health center’s programs. Taken together with its larger portfolio of medical, research, and community health services to the community, it will continue to be a major, sustained resource to Santa Monica.
I hope that you will secure this long-term legacy for the community by joining with the Planning Commission in its earlier support for the Phase II Master Plan.
With respect and appreciation,
Iao Katagiri
[email protected]
(310) 795-3583
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Packet Pg. 1136 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 6 Vernice Hankins
From: Emily McCarron <[email protected]>
Sent: Friday, March 18, 2022 12:23 PM
To: Sue Himmelrich; Kristin McCowan; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Oscar de la Torre; councilmtgitems
Cc: David Martin; Roxanne Tanemori
Subject: Support for PSJ Phase 2
EXTERNAL
Dear Mayor Himmelrich and City Councilmembers,
I am writing in support of Saint John’s Phase 2 plan.
I am a resident of the mid-city neighborhood and am thrilled that Providence has invested a huge amount of time and resources to think through an expansion plan that meets so many needs right here in 90404 – and beyond.
I am a “constituent” of Saint John’s also. Like many Santa Monicans, I am disabled and have to deal with the issues that sometimes crop up because of that problem. I imagine that I visit the health center more frequently than most people. I don’t drive, so I feel very lucky that a top-notch community health center is located within a 7-minute Lyft ride from my apartment. The care I get is always respectful and excellent.
Aside from my own healthcare experiences, I’d like to focus on a few aspects of the Phase 2 plan you’ll be voting on Tuesday night.
When I’m feeling well, I walk in the mid-city neighborhood. Just from an urban planning and “curb appeal” standpoint, the stretch of sidewalk along Broadway Ave. that borders the Cancer Center parking lot really cries out for improvement. The site plan in the Phase 2 proposal solves that problem beautifully. Opening up the south property between Santa Monica and Broadway to passersby and bike riders will bring Saint John’s into the neighborhood in a tangible way. This will make a massive change in the way the neighbors relate to the health center.
The facilities and community-friendly features that would be created on that property are what makes this ambitious plan so very important. The Cancer Institute comes to mind first. The dedicated people who pioneered sentinel node biopsy and immunotherapy (tools that are in use right now around the world!) – and those who follow who will make incredible advances in our understanding and defeat of cancers – deserve better “digs.” There should be no debate about that. Phase 2 must be approved to allow a new institute to go forward. With cancers among the top ten causes of death in the county, the creation of a new institute is essential.
The Child and Family Development Center is another well-known program that meets a huge need, especially during these traumatic times for our kids and families. CFDC must be able to improve, expand and modernize their space.
This has been a long process, and we’re almost at the finish line. I thank you for the time you’ve spent studying this plan and respectfully ask you for a yes vote.
Sincerely
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Packet Pg. 1137 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 7 Emilly McCarron
Santa Monica
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Packet Pg. 1138 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 1 Vernice Hankins
From: Rae Archibald <[email protected]>
Sent: Friday, March 18, 2022 4:47 PM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: I Respectfully Request Your Approval of the Providence St.John's Health Center Phase II Master Plan
EXTERNAL
Honorable Members of the Santa Monica City Council,
I am writing to urge you to approve the Providence Saint John’s Health Center Phase II Master Plan.
I first stood before you many years ago when your predecessors approved the Civic Center Specific Plan. It has taken many years and a few twists and turns for the vision of that plan to come to fruition, but when I look out now I see an award‐winning park, housing, a major research center, a school and childcare center, and yes, green soccer fields. You have before you now a plan that will provide research facilities, housing, open space, improved circulation and parking, and of course world‐class health care and services facilities. Along with these community assets many direct community benefits will accrue over time, yielding an unparalleled contribution to our community. Not unlike the Civic Center Specific Plan, this phase of the Master Plan will take years to realize in full, but nothing can move forward to generate the substantial benefits the plan brings to the community without your approval now.
My ties to Saint John’s go back many years. I served on the local Board of Directors from 1989‐1995 and then again from 2003‐2009, chairing the Board in 2008 and 2009. I served during the earthquake when we lost a wing of the hospital and at one point chaired the building committee as we provided a state‐of‐the‐art isolation system to help prevent damage from earthquakes. The then‐new hospital and outpatient services building are an enduring benefit to the community, and the Phase II Master Plan will expand and refine that benefit.
I’ve also served with local social‐service non‐profits in the community and seen the direct effect of contributions in cash and in kind from Saint John’s to our local non‐profit organizations. As I’m sure you are aware, when sponsorship of the health center changed from the Sisters of Charity of Leavenworth to Providence we were able to keep millions of dollars that had been raised by the Saint John’s Health Care Foundation here in the community—and not have it end up out of state. That money enables us to give direct grants to innovative, local non‐profits in addition to the substantial regular charitable contributions that flow from a large health center operation. The Phase II Master Plan gives us the opportunity to expand our charitable giving, for example the proposed $10 million allocation to the City’s behavioral health initiatives and the $25 Million allocation to programs serving individuals experiencing homelessness.
Having worked in Santa Monica since 1973 and been associated with Saint John’s since 1989 I’ve been able to observe the dedication of the health center leadership and staff to providing the very best possible service,‐‐competitive with world‐class care yet never losing sight of the mission to serve the local community. Many, many citizens have had reason to come to Saint John's and never a month goes by when someone doesn’t comment to me about the incredibly great service and care they or their loved ones have received at Saint John’s. Help us keep it that way and continue to strive to be equal to the very best in country by voting to approve the Providence Saint John’s Health Center Phase II Master Plan.
Respectfully,
Rae W. Archibald
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Packet Pg. 1139 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 2 Trustee, Saint John’s Health Center Foundation
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Packet Pg. 1140 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 3 Vernice Hankins
From: Carol Smith <[email protected]>
Sent: Friday, March 18, 2022 4:41 PM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra; David White; David Martin; Roxanne Tanemori Subject: Saint John's Phase II Master Plan
EXTERNAL
Charles F. Smith & Company
March 18, 2022
Dear City Council Members:
My name is Charles Smith. I am a long-time resident of our community (since 1974) and a very active participant in the Santa Monica business community. I worked in investment banking with Charles F. Smith & Company until my retirement in 2019. During that time I also served as a director of several Santa Monica based companies including: First Federal Bank, Logicon, Pinehurst Corporation and The People Concern (an organization working with the poor and the homeless).
I am writing to you as a Trustee of The Saint John’s Hospital Foundation where I have served as a Trustee since 1991. During this 31-year period, I have watched “our hospital” take a national leadership role in providing advanced health services to our community. Saint John’s has invested millions of dollars to build a world-class staff and conduct advanced “state of the art” research and clinical trials to provide the best available medical care to our community.
Now is the time for us to continue this highly successful program – the Phase II Master Plan is on the table. Saint John’s is in a position to complete this Master Plan. The plan calls for an impressive array of personal benefits for our community including safe transportation to the hospital, safe childcare at the hospital, and hospital-based exercise and recreational programs. This plan also calls for a $10 million investment in the city’s behavioral health initiatives which would provide much-needed help in the included areas of mental health, substance abuse and homelessness.
I respectfully ask for your support – to join with us to complete this Phase II Master Plan – for our community.
Sincerely,
/s/ Charles F. Smith
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Packet Pg. 1141 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 1 Vernice Hankins
From: Carol Smith <[email protected]>
Sent: Saturday, March 19, 2022 10:26 AM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra; David White; David Martin; Roxanne Tanemori Subject: Saint Johns Phase II
EXTERNAL
Date: 3/18/22
Re: Support for Saint John’s; “Yes” on Saint John’s Master Plan My name is Carol Smith. I have been a resident in the Santa Monica area for more than 45 years. In 1987 a support group for the hospital named the Irene Dunne Guild was formed and I became one of the founding members. As an Irene Dunne Guild member, I have seen Saint John’s reinvest millions of dollars back into the community through our Community Health Needs Assessment, push the boundaries of research through countless clinical trials and provide world-class care to our residents.
After being a member of the Irene Dunne Guild for a number of years, I decided to become even more involved in the mission of the hospital by becoming a volunteer. Ultimately I become an Angel of the Emergency Room where I saw our health center’s leadership prove over and over that its vision of health for a better world extends to all patients, especially those who are poor and vulnerable in our community. No one is turned away from Saint John’s.
The health center’s Phase II Master Plan builds on this record of care in our community, creating a roadmap for Saint John’s to expand the services it provides to all patients and to benefits to the community. The improvement in campus properties will be a victory for all, especially those who rely on Saint John’s vast web of health services.
In addition, if the Phase II Master Plan is approved, it will provide additional much-needed childcare and day care options to local families.
Due to the overwhelming benefits for our community, I encourage you to vote in favor of the Phase II Master Plan. The improvements will not only help improve health services offered here in Santa Monica, but look to address affordable housing, transportation, on-site childcare and much more.
Sincerely,
Carol Smith
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Packet Pg. 1142 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 2 Vernice Hankins
From: Miriam Kaplan <[email protected]>
Sent: Saturday, March 19, 2022 4:57 AM
To: councilmtgitems
Cc: David White; David Martin
Subject: Yes on Saint John’s Master Plan!
EXTERNAL
Dear Santa Monica City Council:
My name is Miriam Kaplan and I am writing to ask for your support for the proposed Phase II Master Plan for Providence Saint John’s Health Center.
For the past 30 years we have lived and raised our family in Santa Monica. My husband has been a surgeon in private practice at Saint John’s for more than 35 years and I have been a volunteer in the Animal Therapy Program for the past 5 years. In the time we have been part of the Saint John’s family, we’ve witnessed and actively been part of countless phases in the evolution of the new north campus. As you know, these building and rebuilding efforts took decades to complete, and many improvements were precipitated by circumstances beyond our control.
Nevertheless, the enthusiasm for the project was palpable throughout the city for the duration.
Though the buildings on the south campus have aged well, now it is time to replace them with modern, state-ofthe-art facilities on a newly designed campus as well, in order to meet the needs of a university-level research institution today. Not only does Phase II provide for leading-edge cancer research and health care in it’s facilities plans, this phase includes gardens and wide open spaces for caregivers and visitors to “recharge”, new and improved educational services and meeting spaces, parking access and traffic mitigation plans, and housing accommodations and other social services to serve the needs of our neighbors and the surrounding communities.
In other words, patients, caregivers, visitors and the community as a whole, will benefit from access to the next phase of such a prestigious center of excellence in health care.
Again, I am writing today to express my support for the Saint John’s Health Center Phase II project and to implore you to do the same. Please vote “yes”!
Many thanks for your time.
Sincerely,
Miriam N. Kaplan
151 Hart Avenue
Santa Monica, CA
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Packet Pg. 1143 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 1 Vernice Hankins
From: Clerk Mailbox
Sent: Saturday, March 19, 2022 6:40 PM
To: councilmtgitems
Subject: FW: 9A item for March 3.2022 Request to pull and speak From: Ellen Hannan <[email protected]>
Sent: Saturday, March 19, 2022 11:34 AM
To: Clerk Mailbox <[email protected]>; David Martin <[email protected]>; David Martin <[email protected]>; Sue Himmelrich <[email protected]>; Phil Brock <[email protected]>; Oscar de la Torre <[email protected]>; [email protected]; Kristin McCowan <[email protected]>; Gleam Davis <[email protected]>
Subject: 9A item for March 3.2022 Request to pull and speak
EXTERNAL
I am requesting this item for St John's benefits be pulled from the agenda scheduled so close to the Planning Commission approval. The community has not received proper notice or time to review the report by our various commissions and neighborhood and professional groups.
I request to speak at the meeting.
Thank you.
Ellen Hannan
1218 9th St #6
Santa Monica CA 90401
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Packet Pg. 1144 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 2 Vernice Hankins
From: Clerk Mailbox
Sent: Saturday, March 19, 2022 6:40 PM
To: councilmtgitems
Subject: FW: City Council Agenda Item 9 for March22, 2022 conflict of interest From: Ellen Hannan <[email protected]>
Sent: Saturday, March 19, 2022 12:26 PM
To: Clerk Mailbox <[email protected]>; Attorney Mailbox <[email protected]>; David Martin <[email protected]>; David White <[email protected]>; Council Mailbox <[email protected]>
Subject: City Council Agenda Item 9 for March22, 2022 conflict of interest
EXTERNAL
March 19, 2022
Dear City Attorney:
I am requesting 5 reviews of this item on the agenda for St John's plans for future development. scheduled for March 22, 2022 as Item 9A
1 Timing of the items is too close to the Planning meeting and without decent outreach to the community by staff or St John's to the community.
2. Lana Negrete, City Council Member, personal and family business, 1900 block of Santa Monica Blvd, is too close to the property and will definitely be affected by the construction noise.
3. The Social Service Commission report was not present by City Planning Staff or St Johns in the presentation to the Planning commission. I attended that very important hearing held at St Monica's Community Room. The large room was packed. The Social Service Commission nor SM Mid City Neighbors have had time to review and meet on the Planning Commission findings. It is important we have time to review the Planning Commission verbal comments and staff written reports as they don't sync up.
4. Adequate health services needed by the community were not addressed in the report such as replacement of 1 North Mental Health inpatient services and adding onsite maternal/child clinics.
Mobility transportation for seniors and handicapped parking arrangements are not addressed.
5. Ongoing Health Code violation of sewer condition and public nuisance of noxious odors are not addressed nor remedied by St John's or your staff.
Sincerely,
Ellen Hannan
1218 9th St #6
Santa Monica, CA 90401
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Packet Pg. 1145 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) 3 Vernice Hankins
From: Merrill, David A <[email protected]>
Sent: Saturday, March 19, 2022 3:39 PM
To: councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana Negrete; Christine Parra
Cc: David White; David Martin; Roxanne Tanemori
Subject: Yes on Saint John’s Master Plan
EXTERNAL
This letter is in support of Saint John’s Phase II Master Plan.
As an adult and geriatric psychiatrist in clinical practice in Santa Monica, and as Director of the Pacific Brain Health Center at the Pacific Neuroscience Institute, Saint John’s is an ideal organization to partner with in growing the depth and breadth of behavioral health services available to our local community members. Indeed, LA County Mental Health leaders endorse a multi‐organization, public/private effort to create a comprehensive mental health strategy in Santa Monica.
Saint John’s mental health plan, endorsed by LA County Mental Health and supported by our local psychiatric community, is to focus on Prevention, Early Intervention and Transition to Home following inpatient care by developing Intensive Outpatient Psychiatric (IOP) services and Partial Hospitalization Programs (PHP). Saint John’s has developed a pathway in partnership with the City and community to realize these services in Santa Monica by first quarter 2023.
IOPs and PHPs are highly effective and can be implemented quickly, with significant impact. Launching IOP/PHP programming is more effective than opening a traditional Inpatient Psychiatric Hospital Unit. This is especially true when done in partnership between private and public organizations, as proposed.
I encourage you to vote in favor of the Phase II Master Plan.
Sincerely,
David Merrill, MD, PhD
Adult and Geriatric Psychiatrist
Pacific Neuroscience Institute
1301 20th St., Suite 150
Santa Monica, CA 90404
310‐582‐7641 office
310‐315‐4069 fax
www.pacificbrainhealth.org
This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
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Packet Pg. 1146 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) Leah FitzGerald, Ph.D.,FNP-BC, FAAN
Dean of Nursing
Fletcher Jones Endowed Chair Community Partnerships
Mount Saint Mary’s University
12001 Chalon Rd,
Los Angeles, CA 90049
March 19, 2022
RE: Approve Saint John’s Master Plan
Phase II Master Plan
Dear Santa Monica City Council Members:
As the Dean of Nursing at Mount Saint Mary’s University (The Mount) in Brentwood, the oldest baccalaureate nursing program in the state of California, I write this letter in full support of Saint John’s Master Plan. During my tenure as the Dean of Nursing and Endowed Chair of Community Partnerships over the past seven years, I have witnessed firsthand the value and impact of Providence Saint John’s Health Center on the health and wellbeing of the community.
The Mount has a long standing academic-service relationship with the Providence Saint John’s Health Center.
Many of our students have the opportunity to work alongside leaders in healthcare during their training and return to serve the community as employees after completing their education. During the COVID-19 pandemic, Saint John’s Health Center worked closely with Mount Saint Mary’s leadership to ensure our students were able to continue their clinical training to ensure on time graduation. This is particularly important to note as the nursing workforce has been strained by the pandemic and is desperate need of workforce.
After seeing their commitment to providing evidence-based care, I was inspired to get even more involved as a member of the hospital’s Board Quality and Patient Safety so I could play a greater role in the health center’s work. As a Board member, I have seen the health center’s leadership prove time and time again that its Vision of Health for a Better World extends to all patients, especially those who are poor and vulnerable in our community. Since my time on the Board, I’ve witnessed Saint John’s reinvest millions of dollars back into the community through our Community Health Needs Assessment, push the boundaries of research through countless clinical trials and provide world-class care to our residents.
In the Phase II Master Plan, I’m personally most excited about the additional open space, walking paths and bike lanes that will give our residents a safe place to gather in the city. The improvement in campus properties will be a victory for all — especially those who rely on Saint John’s vast web of health services including the most vulnerable in need of such services. If approved, the Phase II Master Plan would provide $10 million to the city’s behavioral health initiatives. This funding could dramatically help organizations that are providing mental health, substance abuse and community programs to area residents in need.
I respectfully ask you to recommend approval of this comprehensive plan for the transformation of the Saint John’s Campus. Please feel free to contact me with any questions or if you need any additional information @ [email protected]
Sincerely,
Leah FitzGerald, Ph.D.,FNP-BC, FAAN
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Packet Pg. 1147 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) March 17, 2022
To Santa Monica City Council:
My name is Brian Anderson, I’ve worked at Saint John’s Cancer Institute for over 7 years. My passion is cancer research and I’m very proud of the translational and clinical cancer research work that we do. Our focus on opening early phase clinical trials has led to us being the first in the U.S. and in some cases first in the world to offer cutting edge clinical trial options to patients in the Santa Monica community.
In the Phase II Master Plan, I’m personally most excited about the potential to advance our research and continue our health center’s life-changing and lifesaving work. Specifically, our current research facilities are outdated and are limiting our ability to grow programs and accommodate new technology. New facilities would allow us to continue and to expand our research offerings.
Please vote in favor of the Phase II Master Plan to allow us to modernize and expand our research facilities with state-of-the-art research laboratory spaces.
Best regards,
Brian Anderson, JD
Administrative Director
Saint John’s Cancer Institute
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Packet Pg. 1148 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) March 16, 2022
Dear City Council,
My name is Grenda Pearlman, and I am a Santa Monica resident who has worked at Providence Saint John’s Health Center for 18 years. I am writing to express my strong support for the Providence Saint John’s Phase II Master Plan. I have been a SM resident for 19 years and bought my first home, on 17th Street and Arizona, in July of 2021. I serve the ministry as the Senior Manager of Volunteer Services. I am responsible for all aspects of the volunteer program, including recruitment, screening, training, supervision, and discipline of all our volunteers. Volunteers at Saint John’s range in age from 16 to 106 years of age! They bring their compassion, positive energy, diverse backgrounds and invaluable support to our patients, their families and our caregivers, every day.
Due to COVID, our volunteer program has been suspended for exactly 2 years. In the absence of volunteers, I was understandably concerned about my continued role with the health center. Thankfully, I am blessed to work for Providence Saint John’s. For the past two years I have taken on numerous projects, allowing me to expand my skill set and grow as a leader. I feel a great sense of accomplishment over the events and programs I have led over the past two years and look forward to continuing to grow and learn once our volunteers return. I am profoundly grateful to Saint John’s for the many opportunities it has afforded me over the last 18 years. They genuinely care about their caregivers and provide countless opportunities to grow and advance in our roles.
Saint John’s has treated my entire family. I have had surgery at Saint John’s. My daughter has been treated in the ED far more times than I would like to admit. My father, a Cedars Sinai physician, has been treated in our ED, and my mother spent a lot of time as an inpatient at Saint John’s prior to her passing in 2014. The clinical staff at Saint John’s is exceptional. They deserve facilities that are exceptional.
There are many aspects of the proposed Phase II Master Plan that would enhance my experience at Saint John’s. For example, the open space between Broadway and Santa Monica Boulevard will be a lovely place to walk, eat lunch and visit with our therapy dogs when the weather is nice. Now that I live so close, I walk to work every day, but the on-campus parking will be a godsend for many caregivers and my volunteers. By far Item 9.A
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Packet Pg. 1149 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) the most exciting piece for me is the addition of new meeting and training facilities. Pre pandemic, we had about 300 active volunteers. Meeting, training, and orientation size has always been dictated by the size of our conference rooms. Our largest room currently holds about 40 people, but if we had the space, we could orient even more! With larger spaces to gather I will be able to schedule regular meetings/trainings with existing volunteers, orient larger groups of new volunteers, hold ceremonies onsite and more. More volunteers mean more supports for our patients and caregivers. It is a win-win for Saint John’s and the community! Another piece of the Phase II Master Plan that excites me is the possibility of enhancing our Day Care Center.
The preschools are in desperate need of an upgrade. My daughter attended the Early Childhood Directions program at Saint John’s until she was school aged, and I’d love to see more outside space, brighter classrooms, updated amenities and more room to play. The ECD program is a jewel in the crown of Saint John’s. I can honestly say that without the onsite daycare, I do not believe I would have been able to adopt my daughter in 2008. As a single parent, knowing that childcare was available at my workplace, for an affordable fee, was a huge factor in my decision to adopt. The caregivers there were amazing and my daughter, now age 14, loved her time there and still wants to visit any chance she gets.
While I serve as the Senior Manager of Volunteer Services, I am also a licensed Marriage and Family Therapist.
It’s no secret that the City of Santa Monica has tremendous mental health needs. Knowing that we will address mental and behavioral health through the Phase II Master Plan is something of which I am enormously proud.
Our Mission is to serve all, especially the poor and vulnerable. The addition of Community Mental Health services, rent controlled apartments, and new spaces for a state-of-the-art Cancer Institute and Acute and Ambulatory Care services will allow us to care for the community in the best possible way, offering enhanced health and healing. The people of Santa Monica deserve personalized care in a community hospital whose core values include compassion, dignity, justice, excellence, and integrity. We stand on the shoulders of the Sisters who built Saint John’s and are dedicated to serving this community.
In addition to living and working in Santa Monica, I have also been a longstanding volunteer in all my daughter’s schools. I’ve been a PTSA board member at Franklin Elementary and Lincoln Middle School and chaired and participated in many committees over the years. Now that she is at SAMOHI, I am a Band parent volunteer and spent much of the first semester of school, traveling to all Marching Band competitions, and helping with uniforms, meals and more. Santa Monica is so blessed to have an excellent school system for our kids. I am proud to be able to volunteer my time to support education for the kids in our community.
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Packet Pg. 1150 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) This Phase II Master Plan has been years in the making. When I started at Saint John’s in 2004, the Keck Center and Chan Soon Shiong Center weren’t complete. It’s been a journey watching the old Saint John’s transform into a cutting-edge hospital. It’s time for the rest of the campus to be updated and improved to allow us to provide the best possible care on the Westside for many, many years to come.
Sincerely,
Grenda Pearlman
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Packet Pg. 1151 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) From: Tess Csiszar [email protected]
Subject: YES!! For Saint John’s Phase II Master Plan
Dear Santa Monica City Council,
My name is Tess Csiszar, and I have lived adjacent to Santa Monica in Pacific Palisades for 12 years. Prior to that, I lived in Westwood. Whether the Palisades or Westwood or West LA, the place to shop, eat, beach, hike and work for my family has been beautiful Santa Monica! About 11 years ago, I left my work in Hollywood to join the Saint John's Health Center Foundation which I was inspired to do after the exceptional experience I had delivering my children at Saint John's Health Center.
As a member of the Saint John's Foundation team, I've had the privilege of working with some of the most professional and dedicated fundraisers, trustees and executives. I have seen our health center’s leadership prove time and time again that its Vision of Health for a Better World extends to all patients, especially those who are poor and vulnerable in our community. I’ve witnessed Saint John’s reinvest millions of dollars back into the community through our Community Health Needs Assessment, push the boundaries of research through countless clinical trials and provide world-class care to our residents. At the same time, I've witnessed incredible acts of compassion and selflessness by Saint John's staff and administration.
I also have felt the impact of Saint John’s leading-edge care in my own life. After all, Saint John’s is where everyone in my family receives their care. Whether it be for cancer treatment, cardiovascular care or visits to the ER, we wouldn't think of going anywhere else! The health center’s Phase II Master Plan builds on this legacy of care in our community, creating a roadmap for Saint John’s to expand the services it provides to patients like myself and to benefits to the community. I’m personally most excited about the additional open space, walking paths and bike lanes proposed in the Phase II Master Plan that will give our residents a safe place to gather in the city. The improvement in campus properties will be a victory for all — especially those who rely on Saint John’s vast offering of health services.
I have been actively involved in fundraising for the Saint John's Child and Family Development Center. If the Phase II Master Plan is approved, it will provide additional childcare and day care options to local families at the CFDC. As a working Mom, I am very proud of the services Saint John's provides to other working families in our community.
Due to the overwhelming benefits for Santa Monica and the surrounding communities, I strongly encourage you to vote in favor of the Phase II Master Plan. The improvements will not only help improve health services offered here in Santa Monica, but look to address affordable housing, transportation, onsite childcare and much more.
Sincerely,
Tess Csiszar
Director of Strategic Engagement
Saint John's Health Center Foundation
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Packet Pg. 1154 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) St John’s family and Child development Center.
To whom it may concern,
I am delighted to write this letter to share with you my experiences with St. Jphn’s Family and Child Development Center.
I am the mother of a 16 year old girl who has been part of this program for over three years. We were initially referred by her school nurse due to my daughter experiencing what she described as panic attacks. She began by having weekly therapy sessions that included both individual and family sessions. where with the support of her great therapist she was able to identify some of her feelings and developed a plan on how to cope with them. After some time, my daughter was referred to a psychiatrist for evaluation and is currently being treated by her.
Furthermore, she has also had a full assessment both physiological and emotionally to learn more about my daughter’s needs.
Her therapist has been in collaboration and connection with her school and present during her IEPs as an advocate to make sure her needs are being met.
I would like to mention that I, myself have benefited from weekly parent therapy as well with a great therapist who has helped and guided me on self care and learning how to cope with my own set of emotions and worries.
I am very grateful to have come across St. John’s Family and Child Development Center program. My daughter’s life and mine have improved so much from what it used to be when we first started three years ago with this program.
I truly believe this program should continue to provide the support many families and individuals need in order to maintain good mental and emotional health at a low or no cost to them.
Much appreciation,
Mrs. Garcia
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Packet Pg. 1155 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) Hello, my name in Pete Arbogast, a resident and worker in Santa Monica for many years, and I am also the 35-year radio play-by-play Voice of the USC Trojans.
I have worked as the youth sports coordinator at the Santa Monica YMCA for many years prior to my retirement from that position, although I continue there as a sports referee, youth mentor and overnight residence camp director at YMCA Camp Big Bear.
Also, for many years, I have been a volunteer at St. John’s hospital in their NODA program, the acronym standing for “No One Dies Alone”, where we volunteers sit with dying patients who have no one else in their lives to be with them during their final hours and moments.
I am just one of hundreds of volunteers in so many various capacities at St. John’s as we help to make their jobs easier and the care of patients while at the hospital much more pleasant and convenient.
I am not a practicing religious person of any kind, but I have found St. John’s is anything but an elitist organization: Instead they accept all-comers into their programs with no questions asked. It is a convenient local hospital for everyone from the well-heeled to the homeless community.
Now, St. John’s wants to fix itself up, growing and stretching for more room for their cancer center, their child development center, more temporary housing for families who have loved ones staying at St. John’s, and better meeting rooms which will also be available to the community-at-large. I understand the plan also includes some very nice open-space areas, and underground parking which is sorely needed around the hospital area to relieve congestion.
It's a lovely place to work, with wonderful employees and us volunteers. It’s a staple of our community, and we ought to let them make the most of their space so that it can be used for betterment of all of us in Santa Monica.
Please vote to the affirmative for their proposal.
Thank You,
Pete Arbogast
323-203-8302
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Packet Pg. 1156 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) January 20, 2022
To City Council
From: Steaven K. Jones
While not a resident of Santa Monica, I have a long history of involvement with Santa Monica.
I have been a property owner since 1977, and currently own 11 commercial properties in the City. We have over 50 tenants, many of whom are active in the community.
I have also been a Trustee of St. John’s Health Center for 42 years and have served on the Board of The People Concern for 22 years, helping the homeless in our community. Last, two years ago I was honored by DTSM as Citizen of the Year.
I am writing to support St. John’s Phase II expansion. With my long involvement, I have seen firsthand what benefits it is providing our community. The care for its patients is exceptional, and our outstanding doctors are a huge asset.
Phase II will provide $10M to the city’s behavioral health initiatives. It will be a big step for mental health and substance abuse. It will provide day care and child care for local families I encourage you to vote in favor of the Phase II Master Plan Item 9.A
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Packet Pg. 1158 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) From: Noa Saadi, [email protected]
Subject: FW: Approve Saint John’s Master Plan
Good morning,
Please see attached letter of support for Saint John's Master Plan.
Thank you,
Noa
Attached Letter
My name is Noa Saadi, and I am the Program Coordinator of the Youth Development Project at PJS-Child and Family Development Center. I began my journey here as a graduate student interning within the Youth Development Project (YDP) – a program that has provided mental health services to some of the most vulnerable, underserved youth and families residing in our community since its inception, in 1995.
I have proudly been the coordinator of this program over the last 13 years.
The Youth Development Project has been partially funded through a Grant from the City of Santa Monica for over twenty years now, which has allowed us to provide free, quality mental health services on various school campuses and to the community at large. It has allowed us to engage in meaningful collaborations and trainings with school staff and to provide expert consultation regarding individual students and their complex mental health needs. In addition, we provide resources and much needed support in times of crisis or loss.
As school and community based mental health clinicians, we provide services to those in our community who are disproportionally impacted by various financial burdens and existing inequities. Our population includes children, youth, and families, who are impacted by complex generational trauma, depression, anxiety, and a myriad of other significant mental health challenges. We are proud that the children and families we serve are able to access quality mental health care through our clinic, a clinic with a longstanding excellent reputation within the City.
It is a privilege to work within an agency and program that subscribes to the “whatever it takes” approach, of working diligently to gain the trust of members of our community who have previously had negative experiences within the mental health system. Through these efforts, we have been able to reach and serve thousands of Santa Monica youth and families more equitably.
The Phase II Master Plan will allow us the flexibility to move into a new facility that will help to address many of the barriers our clients face to accessing services – including parking, physical access, and the opportunity to receive quality mental health care.
It is my sincere hope that you will vote ‘yes’ on moving forward with the Phase II Master Plan so that we may have this opportunity to further serve those who are most vulnerable within the Santa Monica community.
Sincerely,
Noa Saadi, LCSW
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Packet Pg. 1159 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) Phase II Master Plan
Letter of Support
To: : [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] CC: [email protected]; [email protected]; [email protected]
Date: 3/19/2022
RE: Support for Saint John’s Master Plan Phase II
My name is Stephanie Weston, and I am the President of the Irene Dunne Guild, a philanthropic organization supporting Providence Saint John’s Health Center. I’ve been a Santa Monica resident for 38 years and have been proud to live and work in this community. In the mid 1980’s, I worked as a per diem audiologist at Saint John’s. About 15 years ago, I decided I wanted to give back to my city in a larger way, so I contacted Providence Saint John’s Health Center about volunteering. The rest is history.
After seeing the work of the hospital’s staff firsthand as an Angel of the ER, I was inspired to get even more involved as a member of the hospital Irene Dunne Guild, so I could play a more significant role in the health center’s cutting-edge and life-changing work.
As an Irene Dunne Guild member, I have seen our health center’s leadership prove time and time again that its Vision of Health for a Better World extends to all patients, especially those who are poor and vulnerable in our community. Since my time in the Guild, I’ve witnessed Saint John’s reinvest millions of dollars back into the community through our Community Health Needs Assessment, push the boundaries of research through countless clinical trials and provide world-class care to our residents.
I also have felt the impact of Saint John’s leading-edge care in my own life. After all, Saint John’s is where one of my granddaughters and a great grandson were born, the place where both my husband and I have had surgeries and where I have brought my husband when he had life threatening infections and COVID. The treatment he received was exemplary. This is our hospital.
The health center’s Phase II Master Plan builds on this record of care in our community, creating a roadmap for Saint John’s to expand the services it provides to patients like myself and to benefits to the community. I’m personally most excited about the additional open space, walking paths and bike lanes proposed in the Phase II Master Plan that will give our residents a safe place to gather in the city. The improvement in campus properties will be a victory for all — especially those who rely on Saint John’s vast web of health services.
In addition, if the Phase II Master Plan is approved, it will provide additional childcare and day care options to local families. I know many families who have benefited from the services of the Child and Family Development Center, and I hope that many more families in our community have the same opportunity.
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Packet Pg. 1160 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) Due to the overwhelming benefits for our community, I encourage you to vote in favor of the Phase II Master Plan. The improvements will not only help improve health services offered here in Santa Monica, but look to address affordable housing, transportation, on-site childcare and much more.
Sincerely,
Stephanie Weston
123 Georgina Avenue Unit 7
Santa Monica, CA 90402
310 804-3206
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Packet Pg. 1161 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) March 18, 2022
Dear Council Members,
As a psychiatrist who specializes in medically acute patients with psychiatric disease, I have had the opportunity to work in every one of the acute/sub-acute modalities of psychiatric care currently available in our mental health system.
I trained at Cedars Sinai and UCLA. I have been the psychiatrist on a locked inpatient ward, working with those who are the most severely psychiatrically ill. California law makes it difficult to keep patients on inpatient long enough to effect any meaningful change in their psychiatric illness. In the sterile environment of a locked ward, comfort is hard to find. We would do our best to stabilize the acute symptoms, at least dampening the suffering that caused a patient’s world to spin off its axis. Most of the time, our patients left the ward before they were truly stabilized. The lack of close outpatient follow-up often meant they would relapse and bounce back to inpatient.
I have been the ER psychiatrist, treating our community’s most acute and often most disenfranchised patients. I would walk into the ER, to patients who were frightened or angry, screaming, spitting, restrained, throwing belongings (or at the worst, excrement). My job was to approach them with compassion, to use medication and understanding to ease the mental/physical suffering that invariably was at the root of their acute behaviors. It would work, patients would get a little better. But then, my only option was to get them out, send them back out into the hard empty world that drove them to us or send them for a brief stint to a psychiatric ward. No matter how well-intentioned, the fact is that the good care we tried to give them in the ER was only a brief respite. It only served to make these patients more reliant on an ER system that was never built for mental health care.
In almost all cases, an ounce of prevention/early intervention far outweighs the best acute psychiatric treatment. Robust outpatient and partial hospitalization programs that can act as scaffolding when a patient’s life situation or mental state are shaky, are the best way to both treat existing psychiatric issues and prevent the escalations that lead to ER/inpatient admissions. Since joining Providence St.
John’s as the director of Psycho-Oncology, I have seen firsthand the administration’s steady commitment to growing behavioral health programming. We have created a psychiatric clinic for cancer patients, raised funds for free psychosocial support services, and grown support groups and educational programming to help patients live and thrive despite a cancer diagnosis. St. John’s has also committed mental health resources and space in the new Women’s Institute and built a network of collaborative care clinics that serve the mental health needs of primary care, women’s health, pediatric, and cancer patients. I am excited that the plans for the proposed Phase II Master Plan include an increased presence for our already flourishing Child and Family Development services department and also a significant $10 million contribution towards a new comprehensive mental health offering through a private-public partnership led by Saint John’sIOP and PHP programming. These offerings are the programs that will allow us to bridge the gaps in outpatient care and intervene early. Post-pandemic, as the numbers of people with psychiatric need continue to rise, I believe these types of early and more impactful interventions will become central to meaningful care.
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Packet Pg. 1162 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) IOP/PHP, that would be ideal. It is what I would wish for my patients. I truly believe that the mental health programs proposed would be a boon to the people of Santa Monica and their mental well-being.
Thank you for your time and consideration,
Shanthi Gowrinathan MD
Director of Psycho-Oncology and Cancer Support Services Providence St. John’s Cancer Clinics
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Packet Pg. 1163 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) To: [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] CC: [email protected]; [email protected]; [email protected] Date: 3/16/22
My name is Blake Johnson, and I am delighted to write an enthusiastic letter of support for Providence Saint John’s Phase II Master Plan. I am a Santa Monica based entrepreneur who has successfully started and sold a variety of businesses for a combined $1.1 billion. I have been a resident for over 10 years and have been proud to live, work and raise my two children in this community.
My wife and I are most Inspired by Providence Saint John’s Health Center, a community hospital that performs like an academic medical center, while maintaining personalized and compassionate care for its patients. The medical center’s outstanding reputation and forward thinking attracts physician/scientists who are renowned in their areas of expertise. Combine their level of medical talent and innovation with dedicated and compassionate nurses and staff and you have an exceptional health care institution serving the needs of the Santa Monica community and beyond. In partnership with Saint John’s Health Center exists innovative cancer research being conducted at Saint John’s Cancer Institute, and the Pacific Neuroscience Institute, a comprehensive neuroscience institute.
I strongly believe in the mission of Saint John’s Health Center Foundation which provides leadership and philanthropic support to Providence Saint John’s Health Center. To solidify my commitment in supporting the health center’s leading-edge research and innovative programs that seek to improve the patient experience, I joined the Saint John’s Health Center Foundation Board of Trustees.
As a trustee, I have seen our health center’s leadership prove that its Vision of Health for a Better World extends to all patients, especially those who are poor and vulnerable in our community. Since my time as a trustee, I’ve witnessed Saint John’s reinvest millions of dollars back into the community through our Community Health Needs Assessment, push the boundaries of research through countless clinical trials and provide world-class care to our residents.
I also have felt the impact of Saint John’s leading-edge care in my own life as both of my children were born at St John’s and continue to receive medical care with the hospital.
The health center’s Phase II Master Plan builds on this record of care in our community, creating a roadmap for Saint John’s to expand the services it provides to patients like myself and to benefits to the community. I’m personally most excited about the additional open space, walking paths and bike lanes proposed in the Phase II Master Plan that will give our residents a safe place to gather in the city. The improvement in campus properties will be a victory for all — especially those who rely on Saint John’s vast web of health services.
Due to the overwhelming benefits for our community, I encourage you to vote in favor of the Phase II Master Plan. The improvements will not only help improve health services offered here in Santa Monica, but look to address affordable housing, transportation, on-site childcare and much more.
Sincerely,
Blake Johnson
Co-Founder
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Packet Pg. 1164 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) From: Dave Hoon, [email protected]
Subject: Support of Saint John’s Phase II Plan
Attached Letter
Santa Monica Mayor and City Council Members,
My name is Dr. Dave S.B. Hoon, Professor, Director of Translational Research and Director of Genome Sequencing at the Saint John’s Cancer Institute (SJCI); I was one of the original founders of SJCI in 1991 and have worked here for the last 31 years. During this time, a significant number of accomplishments have occurred involving maintaining interactions with external universities, industry, government agencies, and international cancer centers to develop innovative cancer clinical and research opportunities giving worldwide recognition to this community in Santa Monica. I have co-authored on over 425 academic peer-reviewed manuscripts, primarily related to oncology of human cancers. I have been recognized worldwide for my contributions to cancer medicine from my work performed at SJCI and feel as though I am an ambassador of the city of Santa Monica in medicine progression and education. We have received worldwide recognition for the excellence in cancer medicine that benefit thousands of patients in the Santa Monica community, California, and worldwide.
I am extremely lucky and proud to have worked for the last 31 years in the heart of the Santa Monica community here at SJCI. My team and I continue to make new developments in early detection of cancer improving morbidity and survival of patients through innovative approaches, that are patented and now utilized worldwide. Since the early 1990’s we have developed molecular genetic diagnostics for early staging of tumor draining sentinel lymph nodes and the classification of human solid tumors in melanoma, gastrointestinal, and breast cancer, pioneered all at SJCI which has changed the field in early diagnosis and treatment of these solid tumor cancers worldwide. This has been a revolutionary change for the practice of cancer medicine, whereby it all took place here in Santa Monica at SJCI and is now recognized internationally and practiced in every continent and major cancer center in the world. I have trained over 100 MD/PhD fellows and over several dozens of students, who have gone on to become leaders and department chairs in their respective clinical departments and institutes. This happened due to the training at SJCI in Santa Monica. No other institute in Santa Monica has made as significant of a clinical and research contribution to the city as SJCI. I have been awarded multiple Federal NIH NCI grants and Foundations in the past 31 years, which is above the means of any professors at neighboring universities. The institute environment and facilities provided us with the opportunity to gain national and international recognition and continue to make contributions that help improve treatment of multiple types of cancers. Despite the initial difficulties faced when working under the dilapidating conditions of a building built in the 1950’s and various adversities such as the major earthquake in the 90’s we have been highly competitive worldwide. In recent years due to the dreadful Covid-19 pandemic we adapted our clinical research to support patients in the community and made major discoveries that were recently published in high impact medical research journals. However, we now need to rebuild the facility to maintain our contributions to the city and the state to attract bright individuals to lead the next generations of this community as I have done for 3 decades.
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Packet Pg. 1165 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) I am also responsible for the development of state-of-the art Next Generation Sequencing (NGS) at SJCI that provides cutting edge technology as an Illumina Propel Certified Service Provider-we are one of the few laboratories engaged in a collaborative service partnership with Illumina Inc in the USA. This designation demonstrates proficiency in NGS at the highest industry standard and drive advances in precision molecular cancer medicine. We work with major cancer centers such as MGH/Harvard, MD Anderson, U of Pennsylvania, U. of Keio, U. of Tel Aviv, and others. This demonstrates the trust of our facility worldwide and recognition by other famous cancer institutes.
Although we have made many accomplishments that we should all be proud of I am excited about the potential to continue to advance our research and make more life-changing cancer discoveries that could in turn lead to life-saving work. This will give Santa Monica more recognition and make the community proud of the developments that continue to come from SJCI. Our current research facilities have served us well but they our outdated and have stunted our growth potential recently. We have been waiting for years to rebuild but this has not been our fate. A new research facility would allow for us to become even more cutting-edge and receive increased funding from the Federal government and pharma biotech to allow us to continue to change the course of treatment and survival outcomes for cancer patients. A new facility would be very important to attract clinicians and scientists to Santa Monica and provide advance state-of-the care. This would put Santa Monica on the map as recognized for cancer care. The facility would also attract healthcare related industry and related support groups providing jobs and contributions to improve the city.
I ask that you please take my letter into consideration when deciding on whether to support the Phase II Master Plan and vote in favor of this transformation for our cancer center and our community. This proposed center will be a contribution to improve the cutting-edge healthcare of Santa Monica residents but also a referral center in LA county and California.
Sincerely,
Professor Dave SB Hoon
Director Translational Research SJCI
2200 Santa Monica Blvd
Santa Monica
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Packet Pg. 1166 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) To: [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected]; [email protected] CC: [email protected]; [email protected]; [email protected] Date: 3/16/22
My name is Scott Cohen, and I am delighted to write an enthusiastic letter of support for Providence Saint John’s Phase II Master Plan. I am a Santa Monica based entrepreneur who has successfully started and sold a variety of businesses for a combined $1.1 billion. I have been a resident for over 10 years and have been proud to live, work and raise my two children in this community.
My wife and I are most Inspired by Providence Saint John’s Health Center, a community hospital that performs like an academic medical center, while maintaining personalized and compassionate care for its patients. The medical center’s outstanding reputation and forward thinking attracts physician/scientists who are renowned in their areas of expertise. Combine their level of medical talent and innovation with dedicated and compassionate nurses and staff and you have an exceptional health care institution serving the needs of the Santa Monica community and beyond. In partnership with Saint John’s Health Center exists innovative cancer research being conducted at Saint John’s Cancer Institute, and the Pacific Neuroscience Institute, a comprehensive neuroscience institute.
I strongly believe in the mission of Saint John’s Health Center Foundation which provides leadership and philanthropic support to Providence Saint John’s Health Center. To solidify my commitment in supporting the health center’s leading-edge research and innovative programs that seek to improve the patient experience, I joined the Saint John’s Health Center Foundation Board of Trustees.
As a trustee, I have seen our health center’s leadership prove that its Vision of Health for a Better World extends to all patients, especially those who are poor and vulnerable in our community. Since my time as a trustee, I’ve witnessed Saint John’s reinvest millions of dollars back into the community through our Community Health Needs Assessment, push the boundaries of research through countless clinical trials and provide world-class care to our residents.
I also have felt the impact of Saint John’s leading-edge care in my own life. I have been a patient, having my appendix removed and other procedures over the years successfully handled by the incredible treatment of the doctors and staff.
The health center’s Phase II Master Plan builds on this record of care in our community, creating a roadmap for Saint John’s to expand the services it provides to patients like myself and to benefits to the community. I’m personally most excited about the additional open space, walking paths and bike lanes proposed in the Phase II Master Plan that will give our residents a safe place to gather in the city. The improvement in campus properties will be a victory for all — especially those who rely on Saint John’s vast web of health services.
Due to the overwhelming benefits for our community, I encourage you to vote in favor of the Phase II Master Plan. The improvements will not only help improve health services offered here in Santa Monica, but look to address affordable housing, transportation, on-site childcare and much more.
Sincerely,
Scott Cohen
Co-Founder
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Packet Pg. 1167 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) My name is LeAnn Angelich, and I have lived in West Los Angeles my entire life.
I was born at Saint John’s Hospital, and I delivered both of my children at Saint John’s.
In the Phase II Master Plan, several urgent needs will be addressed. The plan will provide $10 million dollars to improve funding for mental health, substance abuse, and much needed housing for low income families.
If approved, the expanded facilities would also allow for larger and more impactful clinical research to address greatly needed advancements in cancer therapy.
For these reasons, I urge you to vote in favor of this transformative Master Plan for the health center and our community.
Sincerely,
LeAnn Angelich
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Packet Pg. 1168 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) March 18, 2022
Re: Agenda item 9A, Saint John’s Master Plan
Dear Santa Monica City Council Members,
I am writing to you to express the support of Meals on Wheels West for the proposed Providence Saint John’s Phase II Master Plan.
MOWW has a longstanding history with Providence Saint John’s. In the past four years, we have partnered with the Health Center to address critical challenges in our community and increase engagement with residents:
• Providence and MOW West partnered to provide COVID vaccinations to MOW West clients including seniors, veterans, disabled people and other homebound people. • PSJHC has made numerous referrals of their clients to our Heal Healthy at Home transitional care program that provides nutritious hot meals for patients as they recover. • Christina Crawford, Saint John’s Supervisor of Community Health, has arraigned for Saint John’s staff to volunteer at MOW West to deliver meals and create holiday gifts for our clients. Also, speaking as the Treasurer for the Westside Coalition, it is gratifying to see Ms. Crawford’s frequent attendance at the organization’s virtual meetings, and her active presence in the community. • MOW West is fortunate to have had Saint John’s caregivers and staff serve on our volunteer Board of Directors. Thanks to their time, knowledge and insights, our approach to our most vulnerable clients was greatly enhanced. In addition, Saint John’s staff hands-on involvement in MOW West’s day to day work has been very beneficial.
Providence Saint John’s mission is not conducted solely in their bricks and mortar facilities. The Health Center’s generosity and logistical expertise has been proven in the numerous programs it has provided to our community at large, especially the city’s most vulnerable residents. They will continue to do so under the terms of the Phase II Master Plan.
We are extremely pleased that Providence Saint John’s is planning to meet future community needs in the form of proposed new facilities, new spaces, new partnerships and expanded community programs. Their plan, crafted with the help of the community, will build upon their past achievements.
We wish Providence Saint John’s every success and urge you to vote yes on this beneficial project.
Sincerely,
Executive Director
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Packet Pg. 1169 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) From: Russell Kino, [email protected]
Subject: Approve Saint John’s Master Plan
Dear City Council,
My name is Russ Kino MD , and I am the Medical Director of the Emergency Department at Providence Saint John’s Health Center. I have been at Saint John’s for the past 28 years and have worked in the Emergency Department all of that time.
As such, I have been on the front lines of the many issues impacting the Santa Monica community ranging from the farmers market mass casualty incident, LA Marathon medical contingencies, concerns surrounding Ebola and H1 N1 influenza, to the Covid pandemic we now grapple with. During this time we have treated approximately 30,000 individuals per year, the majority of whom come from the city of Santa Monica.
First and foremost, I’m very proud of the fact that I manage a department that lives and breathes the mission of the hospital - to provide care to the poor and underserved. As such, our daily efforts to care for and manage the homeless and downtrodden citizens of our city is at the center of our operation. We have developed novel approaches to this growing problem through community partnerships with Venice family clinic and Samoshel, as well as pioneering some of our own programs such as the Homeless Care Coordination Program. The Homeless Care Coordination Program was started by Providence Saint John’s Health Center in 2016, in response to a growing number of homeless patients seeking care from the hospital. Two community health workers (CHW’s) have been placed in the PSJHC Emergency Department with a specific focus on serving patients experiencing homelessness. The CHWs see an average of 50 patients a month in the emergency department. This program has been successful in repatriating individuals back to the communities across the United States from where they originally came from. It has also facilitated permanent housing for individuals within the LA area.
By moving forward with this phase 2 master plan it will enable us as an Emergency Department to deepen our offerings to the community with a much wider base of resources. This in turn will allow us to offer better service to our prehospital EMS partners, the Santa Monica community in general, and the poor and underserved in particular.
I urge you in the strongest possible terms for the sake of our Santa Monica community to approve the phase 2 master plan.
Sincere regards,
Russ
Russ Kino MD FACEP FACEM
Medical Director, Emergency Services
Chief Medical Informatics Officer
Saint John’s Health Center
Santa Monica, CA
Cell: 310 6135466
Ofc: 310 5827154
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Packet Pg. 1170 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min)) From: Ruth Canas [email protected]
Subject: Support Saint John’s Master Plan
Hello, everyone.
My name is Ruth Cañas and I work at the Child and Family Development Center at Providence St John's Health Center. I am proud to say that I began working for the organization back in 1996 as a young clinician and I now oversee the clinic. The Child and Family Development Center has had a strong relationship with the City of Santa Monica going back to 1994 when the City began funding our Youth Development Project. Since then, we have provided mental health services to thousands of Santa Monica children and families through our work at the elementary, middle and high schools along with working directly with preschool teachers in 19 Santa Monica preschool classrooms.
I absolutely love working at Saint John’s and feel so proud of the impact we have had on so many Santa Monica residents throughout the years. I have personally been there so long that I have had the pleasure of seeing our former clients now bringing their own children to treatment because of the positive experience they had as children and adolescents and knowing that the Child and Family Development Center is always a place they can go to receive support. It is an honor work for a clinic that is committed to serving the under-resourced families of Santa Monica.
We have become embedded in the Santa Monica community and have become part of the fabric of the Pico Neighborhood to the point that we have had moms walking their friends and neighbors into our building saying, “This is place where you can get the help you need — they will never let you down.” Our therapists serve the community with passion and compassion, and many years later, hear from former clients who reach out to thank them for their work together so many years ago. The work we do is so rewarding that we have employees who have worked at CFDC for over 25 years and one of our staff members just celebrated her 40th anniversary at CFDC.