Attachment “A”
Summary of Providence Saint John’s Health Center
Phase Two Master Plan
Providence Saint John’s Health Center
Phase Two Master Plan - Key Topics
Chapter 1
Introduction
Overview of Health Center; Master Plan parcels; regulatory requirements; prior amendments
Chapter 2
Vision, Goals,
Policies
Overview of Master Plan Components; Phase I vision and planning; Phase Two programming goals; urban planning and design principles Chapter 3
Development
Standards
Plan Overview
Permitted Uses Development Standards
Open Space Standards
Mobility Plan
Vehicle Parking Plan
Bicycle Amenities
Loading
Sustainability and Resiliency
Water and Sewer Infrastructure
Emergency Vehicle Access
Chapter 4
Phasing Plan
Implementation Principles
Phasing Plans
Scope of Work in Each Stage for Phasing Plan A & Phasing Plan B Due to the comprehensive nature of the Phase Two Master Plan, an overview is not provided in this Attachment for all development standards in Chapter 3; however, the City did work closely with Providence on all aspects of the proposal to ensure that components of the plan work together to create a framework that can be relied on to guide future campus development.
• Master Plan Elements
• Phase Two vested uses and site planning;
• Conceptual development of Phase Two site and buildings; • Key development standards and Phase Two vested floor area comparison; • Open space and pedestrian connections;
• Mobility plan and parking;
• Phasing plans; and
• Post-approval process for future review of Phase Two Buildings. 2 Phase Two Vested Uses and Site Planning
The original Development Agreement acknowledges the unique needs associated with health care through the identification of Phase One and Phase Two permitted uses for the Health Center. These defined use classifications were reviewed again as Providence engaged in its Phase Two needs assessment since assuming sponsorship of Saint John’s and informed Phase Two development sites on the North and South Campuses. Permitted Uses are provided below along with a graphic that shows how Phase Two program goals and existing Phase One facilities guided site planning. In particular, the location and intensity of new uses reflect a desire to keep functional and complementary uses close together with ambulatory and acute care closest the core hospital building north of Santa Monica Boulevard and with less intense community uses adjacent to Broadway.
Phase Two Vested Uses include:
• Hospital/Health Care
• Medical Office
• Medical Research Facilities
• Health & Wellness Center
• Education & Conference Center
• Child & Family Development Center
• Health Related Services
• Day Care
• Restaurants
• Neighborhood Commercial Uses
• Visitor Accommodations
• Multi-Family Housing
3 Figure 1: Proposed Vested Uses
Conceptual Development of Phase Two Sites and Buildings The proposed Master Plan integrates Providence’s programmatic goals with mobility and open space planning to create a long-range plan for a campus-style development for health care-related uses within the context of Santa Monica’s Mid-City neighborhood.
The desire to create a unified health care campus with existing and proposed facilities on both the North and South campuses has required significant study of how each element of the plan works together to create a campus that provides sufficient new floor area for new and expand medical research and related health care uses, space for training and education via an education and conference center, and other communityfocused uses such as publicly-accessible open spaces, a new Child and Family Development Center, and Multi-Family housing.
More specifically, there are three North Campus and five South Campus Phase Two development sites where a total of eight primary buildings could be constructed over the 17-year vesting period with planned improvements for circulation, parking, open space, and pedestrian connections.
4 Figure 2: Conceptual Site Plan for Master Plan
North Campus Development Sites and Buildings
The original Development Agreement designated three North Campus areas for Phase Two Buildings and established building floor area maximums for these three sites, with a specific allocation for above and below-grade floor area. The Phase Two Master Plan maintains the three development sites for the North Campus and proposes the following:
• North Campus Building 2I – 20th Street Medical Building • North Campus Building 2C – West Ambulatory & Acute Care Building • North Campus Building 2D/2E – East Ambulatory & Acute Care Building • North Campus Building at Entry Plaza – Mullin Plaza Café The West and East Ambulatory and Acute Care Buildings on Sites 2C and 2D/E would provide space for hospital/health care and medical research uses that need to be in 5 close proximity to Saint John’s core hospital facilities. The 20th Street Medical Building provides additional capacity for uses such as hospital/health care, medical office, or health and wellness center with above and below-grade parking. The Master Plan also includes a 1,500 SF café that would be located at the existing Mullin Plaza in order to in order to create a pedestrian-oriented amenity in the publicly-accessible plaza area.
From an overall site planning perspective, the North Campus Phase Two development sites were shaped most directly by City staff’s extensive evaluation of circulation and parking access for the North Campus. Through this review, the Applicant Team ultimately reduced North Campus building floor plates to incorporate the necessary intersection and circulation improvements along Santa Monica Boulevard and 20th Street identified by the City. As a result, Providence has proposed less floor area for the North Campus than previously authorized by the original Development Agreement.
South Campus Development Sites and Buildings
The Phase Two South Campus Master Plan Area has a total land area of 225,550 SF (approximately 5.17 acres). This land area includes Providence-owned sites on both sides of 21st Street between Santa Monica Boulevard to the north and Broadway to the south. The Master Plan incorporates five proposed buildings on the South Campus.
The original Development Agreement established several development parameters for the South Campus, including a maximum Vested Building Floor Area, 10 units of replacement multi-family housing, and a minimum 35% South Campus open space requirement. Providence evaluated these parameters from the original Development Agreement as the starting point for its initial programmatic needs assessment and Phase Two conceptual site planning. The following represents the main components of the Phase Two South Campus development:
• South Campus Building S2 – Multi-Family Housing
• South Campus Building S3 – West Ambulatory Care & Research Building • South Campus Building S1 – Child & Family Development Center 6 • South Campus Building S4 – Education and Conference Center and East Ambulatory Care & Research Building
• South Campus Building S5 – Visitor Accommodations
• South Campus Building S6 – Saint John’s Café
The City worked closely with Providence on detailed analysis of the proposed mobility plan to ensure that the Phase Two Master Plan maintains and enhances connectivity for pedestrians between the Santa Monica Boulevard and Broadway and creates a clear development framework for efficient and safe multi-modal circulation for anyone accessing the Health Center. This has also required a close evaluation of the conceptual siting of buildings; the proposed vacation of the north portion of 21st Street; and proposed new driveways/streets, infrastructure, and on-site parking facilities.
Key Development Standards for Phase Two Buildings
The Phase Two Master Plan provides parameters and vested rights for the following development standards, in addition to the Vested Uses previously outlined:
• Vested Building Floor Area
• Vested Building Height
• Ground Level Setbacks
• Ground Level Building Separation
• Upper-Story Stepbacks
Standards for publicly-accessible open space, 24/7 pedestrian connections and the key elements of the mobility plan for Phase Two will be summarized in separate sections of this report.
Vested Building Floor Area
The original Development Agreement established several ways to limit the overall size of Phase Two development by limiting Vested Building Floor Area and specifying building heights for North Campus development sites: 1) a total maximum amount of 7 building floor area; 2) maximum vested floor area by use; and 3) total vested building floor area allocated separately to the North and South Campuses.
The Phase Two Master Plan proposes to maintain the concept of building floor area maximums by use with flexibility provided to reallocate or modify floor area by use between Phase Two Buildings, provided that the overall maximum Vested Building Floor Area is observed. The Phase Two Master Plan also proposes less overall floor area than was authorized by the original Development Agreement for Phase Two. The total proposed Vested Building Floor Area for the Phase Two Master Plan is 682,700 SF (of which up to 660,150 would be above-grade floor area only). Table 1 below provides the maximum amount of vested floor area by use; Table 2 provides a summary of the proposed vested rights for uses, building floor area, and building height.
Table 1. Phase Two Vested Uses & Floor Area
Use Maximum Vested
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
Multi-Family Housing Min. 10 units
8 Table 2. Phase Two Vested Uses, Floor Area & Height
Phase Two Site
Vested Building
Floor Area
(above & below grade) Vested Height
South Campus
S1 Child & Family Development Center 34,500 SF 47 FT
S2 Multi-Family Housing Min. 10 Units +
800 SF commercial 36 FT
S3 West Ambulatory Care & Research Building 123,000 SF 89 FT S4 Education & Conference Center and East
Ambulatory Care & Research Building 199,000 SF 105 FT
S5 Visitor Accommodations 38,000 SF 73 FT
Saint John’s Café 900 SF 17 FT
North Campus
2C West Ambulatory & Acute Care Building 129,500 SF 95 FT 2D/E East Ambulatory & Acute Care Building 82,200 SF 75 FT 2I 20th Street Medical Building 73,300 SF 60 FT
Mullin Plaza Café 1,500 SF 17 FT
Phase Two Vested Building Floor Area Comparison
The two following tables provide a summary of proposed Phase Two Vested Building Floor Area compared to the vested floor area that was authorized by the original Development Agreement. Table 3 also outlines the floor area permitted by the current Zoning Ordinance for a Tier 2 project in the Healthcare Mixed-Use District (SMMC Section 9.13.030).
9 Table 3. Phase Two Master Plan - Vested Building Floor Area Comparison Original Development
Agreement
Zoning Ordinance
Healthcare Mixed
Use (HMU) District
Phase Two
Master Plan
North Campus Total
347,500 SF above-grade
55,000 SF below-grade
402,500 SF Total
263,950 SF above-grade
22,550 SF below-grade
286,500 SF Total
South Campus Total 396,500 SF 396,200 SF above-grade
396,500 SF Total
Phase Two Total
744,000 SF above-grade
55,000 SF below-grade
799,000 SF Total
660,150 SF above-grade
22,550 SF below-grade
682,700 SF Total
- 96,525 SF
(demo existing buildings)
~563,625 SF Total
Net New Above-Grade
Building Floor Area
Floor Area Ratio (FAR)
Comparison &
Open Space
Vested Above-Grade
Floor Area
Maximum Allowed
Floor Area @ Tier 2
Vested Above-Grade Floor
Area
Phase Two
Development Sites
(347,700 SF parcel area
zoned HMU + 7,200 SF
parcel area zoned MUBL)
Open Space
744,000 SF
Above-Grade
Floor Area
2.15 FAR
35% on South Campus
881,850 SF
Above-Grade
Floor Area
2.50 FAR
1.75 FAR &
0%
660,150 SF
Above-Grade
Floor Area
1.86 FAR
35% on South Campus;
publicly-accessible open
space provided on North
and South Campuses per
negotiation
The total Vested Building Floor Area proposed for the Phase Two Master Plan is approximately 83,000 SF less than what was authorized by the original Development Agreement for Phase Two. More importantly, the Phase Two Master Plan restricts Vested Building Floor Area to 220,000 SF less than the Zoning Ordinance allows for code-compliant Tier 2 development for the Phase Two parcels. In terms of comparing the Floor Area Ratio equivalent and open space requirements, the Phase Two Master Plan’s Vested above-grade Building Floor Area is approximately equal to a 1.86 FAR 10 which substantially below the Zoning Ordinance allowance for 2.5 FAR for a standard Tier 2 commercial project in the Healthcare Mixed Use Zoning District.
In addition, the Master Plan includes a 35% ground level open space requirement and through negotiations, 24/7 pedestrian connections and public access has been incorporated in the plan – compared to individual parcel development per the Zoning Ordinance’s HMU Zoning District which does not have open space requirement. The benefit of establishing the Master Plan is the ability to promote cohesive site planning and phased construction over a longer period of time with requirements addressing circulation, infrastructure, and open space. The alternative to the Master Plan would be to default to the Zoning Ordinance which addresses development on an individual parcel basis without the requirement for negotiated community benefits, open space, comprehensive circulation and parking analysis, cohesive site planning, or a phased development schedule.
Vested Building Height
Vested building heights ranging from 70-95 feet for the three North Campus development sites associated with Phase Two were established by the original Development Agreement following evaluation the scale and context of Phase One development authorized for the North Campus.
At that time, vested building heights for South Campus development sites were deferred pending preparation of a South Campus Master Plan. Table 1 provides the Vested Building Heights associated with each Phase Two Building; heights range from 36’-105’.
By contrast, the Zoning Ordinance generally allows 70 feet for the Healthcare Mixed Use Zoning District.
11 Figure 3: Proposed Vested Building Heights
City staff evaluated this range of Vested Building Heights for inclusion in the Phase Two Master Plan with consideration given to several urban design, site planning, and programmatic factors for Phase Two with heights allocated based on use and location relative to Santa Monica Boulevard and to adjacent uses, building heights, and open spaces. More specifically, medical and research buildings generally require taller floorto-floor heights to accommodate infrastructure and ventilation needed for these uses.
These medical buildings have generally been sited with a north-south orientation to create substantial open spaces along Santa Monica Boulevard where other taller buildings are located.
Ground-Level Setbacks and Upper-Level Stepbacks
Pages 30-31 of the Master Plan outline the requirements for ground-level building setbacks, ground-level building separation standards, and upper-level building stepback requirements for street-facing building elevations. While each Phase Two Building will require future Planning Commission approval of a Development Review Permit (DRP) 12 to address building-specific design and massing, these setback and upper-level stepback requirements established at the Master Plan level create baseline requirements that will create a cohesive health care campus as individual buildings are constructed as part of a phased development plan. More specifically, these standards take into consideration the planned open space and circulation features, and each building’s adjacency to neighboring structures not owned by Providence.
Phase Two Open Space and 24/7 Pedestrian Connections
Conceptual planning for Phase Two began with the intention to create a new and expanded health center campus with a variety of open spaces and amenities to 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. As detailed more fully on pages 32-35 of the Phase Two Master Plan, a series of new open spaces 13 on the South Campus and North Campus is proposed. These elements were originally conceived with the original Development Agreement establishment of a Phase Two open space requirement.
Figure 6: Conceptual Open Space Plan
Table 4. Phase Two Master Plan
Standards for Significant Publicly-Accessible Open Space Development Site Minimum Size
Saint John’s Square
(Site S4)
16,500 SF
Sun Garden (Site S5) 12,000 SF
South Garden (Site S5) 7,000 SF
Mullin Plaza
(extension of existing feature onto Site 2D/E)
Existing 17,700 SF + New 5,300 SF
14 With the percentage requirement as the starting point, both the City and Providence expressed interest in creating a pedestrian-friendly, integrated campus, in part, through providing open space and mobility enhancements that would serve to connect the Health Center to the neighborhood and enhance portions of Santa Monica Boulevard and Broadway, both busy commercial corridors in the Mid-City neighborhood. The conceptual open space plan incorporated in the Master Plan is provided below.An important part of City staff’s review and negotiation of terms for Phase Two has been focused on several key components of the open space strategy including the following:
• Compliance with the original Development Agreement’s requirement that Phase Two development must provide a minimum 35% open space on the South Campus through requirements in Section 2.11 of the Third Amendment to the Development Agreement to address how open space will be achieved and regulated as part of the Health Center’s implementation of phased development.
More specifically, the 35% open space requirement can be achieved on each South Campus Phase Two Development Site or through open space banking (i.e., any excess open space above 35% on a South Campus Phase Two Development Site may be banked and used as a credit for other South Campus Phase Two developments).
• Providing minimum dimensions and additional development standards for certain open space areas, including Saint John’s Square (see Figures III-2 through III-7 of the Master Plan).
• Designating areas as publicly-accessible open space when not precluded by a programmatic requirement, as conceptually shown below (left), with regulations regarding public access provided in Section 2.11 of the Third Amendment. • Providing 24/7 Pedestrian Connections through the South Campus, as conceptually shown below (right), with the requirements for the timing of providing these negotiated pedestrian connections stipulated in the Third Amendment based on the anticipated phasing of South Campus development; satisfying the conditions of a proposed future vacation of the northern portion of 21St Street; and the dedication of new streets on Saint John’s-owned property associated with the vacation of the northern portion of 21st Street. 15 Figure 7: Proposed Open Space and Pedestrian Connections Phase Two Circulation and Access
Providence has proposed a Master Plan that introduces changes to the street network in and around the Health Center campus that will be implemented over time as part of the Phase Two development program. The mobility plan for Phase Two reflects the extensive evaluation, negotiation, and iterative revisions made during the City review process addressing the conceptual siting of buildings; the timing and requirements for the proposed vacation of the north portion of 21st Street; and benchmark requirements and design of proposed new driveways/streets, infrastructure, pedestrian and bicycle facilities, and on-site parking facilities.
16 Figure 8: Existing Circulation
The City’s review of the Phase Two multi-modal mobility plan focused on the following key principles:
• Create a clear framework for efficient and safe multi-modal circulation for anyone accessing the Health Center by accommodating vehicle, bicycle, and pedestrian circulation and parking access on Providence Saint John’s property; • Avoid impacts to and queuing on the City streets adjacent to the Health Center campus through careful study of the design, placement, and functionality of ingress/egress points to private driveways on the periphery of the South Campus and to all parking garage entrances, and also identify on-site commercial and passenger loading areas;
• Maintain Santa Monica Boulevard as the priority street for vehicular access to/from the Health Center campus;
• Protect the existing east/west bicycle facility on Broadway from unnecessary vehicle conflict points and maintain consistency with the City’s overall traffic signal spacing policies along the corridor;
• Create new public street access on Saint John’s property with connection to the southern portion of 21st Street;
17 • Maintain and enhance connectivity for pedestrians through the South Campus between the Santa Monica Boulevard and Broadway;
• Provide in the Master Plan benchmark development standards and dimensional requirements for campus and parking access driveways, service roads, and new streets that reflect a balance of mobility, access, safety, and comfort for all modes; and
• Establish the process and requirements for detailed review of circulation/access improvements as part of each future Development Review Permit for Phase Two Development Sites.
Figure 9: Proposed Street Network Concept
The Phase Two mobility plan includes the following key components shown on the diagram below:
• Two new driveways on the west and east periphery of the South Campus; • Partial closure and modifications to the northern portion of 21st Street (existing); • A new walk-street adjacent to the proposed Saint John’s Square; Proposed Street
18 • New public streets (Saint John’s Way and 20th Place) to the north and west of the S1 Building; and
• Modifications to the existing North Campus Entry Plaza that provides access to the main hospital from Santa Monica Boulevard in order to align and consolidate signalized intersections with the proposed South Campus driveways.
Figure 10: Proposed Mobility Plan
The Phase Two Master Plan provides specifications pertaining to vehicle, bicycle pedestrian circulation, passenger loading, and emergency access. Detailed street and driveway sections and a loading zone exhibit that provide the benchmark requirements and dimensions for infrastructure and mobility improvements will be referenced during future review of these features with during the future Development Review Permit approval process that will be required for Phase Two Buildings. 19 Phase Two Master Plan Parking
Due to the long-term buildout of Phase Two development; changing travel behavior and technology in transportation and parking; and the need to accommodate Phase One parking during Phase Two implementation, Providence has proposed a comprehensive, phased parking plan that takes a comprehensive approach to planning, designing, and managing vehicle parking for the Health Center. The Master Plan’s main objectives for off-street parking provided in the location shown below, include the following:
• Ensure that sufficient parking is provided on campus to satisfy peak parking demand upon completion of the Phase Two development program; • Ensure that during phased buildout continues to satisfy its peak parking demand through a combination of on-site and off-site, owned and leased parking; • Assess parking needs during the formal review of each Phase Two Building and development site to ensure that enough spaces are built on site to satisfy peak parking demand taking into account future changes in mobility during the course of its Phase Two implementation; and
• Support City sustainability goals through continued implementation of a robust Transportation Demand Management Plan to reduce single-occupancy vehicle trips and associated parking demand.
20 Figure 11: Proposed Off-Street Parking
The analysis of key issues related to parking and the decision to shift away from specifying a fixed number of spaces for the entire Phase Two development program now, at the start of a long-term phased implementation of Phase Two development, was carefully considered and negotiated by the City and Providence. Both parties acknowledge that parking is an important supporting component of the Health Center’s current and future operations and it is a goal of the City and Providence to implement a Phase Two plan that provides a long-term and comprehensive on-site solution to the Health Center’s overall parking needs.
During the preparation of the Phase Two Master Plan, a parking demand study prepared by Walker Consultants was submitted to the City providing analysis of existing and future parking demand related to Phase Two (Appendix C to the Master Plan). This 21 study estimates the overall parking supply required to satisfy peak parking demand during Phase Two implementation taking into account a variety of factors including the combined parking demand for existing new uses at the Health Center; construction parking demand; the opportunity for shared parking; users accessing multiple uses on a single visit; and Saint John’s ongoing implementation of its Transportation Demand Management Plan, which includes but is not limited to incentives for transit use and car/van pooling.
The detailed analysis provided by Walker Consultants has conservatively estimated a projected peak parking demand of approximately 2,081 spaces at the completion of the Phase Two development program. The Walker Study is consistent with the City’s interest in ensuring the Master Plan requires sufficient parking for ongoing Phase One parking demand; sufficient parking for new uses; and a structured requirement to calculate the parking requirement for each new building closer to the time of construction when real-time parking demand studies can be conducted to assess the Health Center’s then-current parking utilization and needs.
Specifically, the study provides detailed analysis and recommendations regarding subterranean garage levels/capacity to be planned for each Phase Two Building, without stipulating now the exact number of parking stall required for each Phase Two Building. The detailed City review process assessed this information as background to creating the site-by-site requirements for determining parking are detailed more fully beginning on Page 48 of the Phase Two Master Plan and summarized in Table III-12. 22 Accordingly, the Phase Two Master Plan identifies a certain number of spaces for individual development sites/buildings, as well as the process and standards for submittal and review of individual parking demand studies to assess of parking needs for other Phase Two Buildings. As outlined in the Master Plan, parking demand studies must be conducted, reviewed and approved as part of the Planning Commission’s future consideration of Development Review Permits that will be required for Phase Two development sites.
Finally, the current Phase One requirement for an annual Parking Management Plan to be prepared and submitted to the City will remain in effect to aid the management of Saint John’s parking to effectively and efficiently utilize available parking supply to meet Phase One and Phase Two-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. Pursuant to the procedural requirements for Phase Two parking, Saint John’s annual Parking Management Plan 23 may 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 Two buildout.