Santa Monica City Council
March 22, 2022

PROVIDENCE SAINT JOHN’S HEALTH CENTER

PHASE II MASTER PLAN
CITY COUNCIL HEARING DRAFT |PRINT DOUBLE SIDED |PAGE SIZE 11X17 • DRAFT

SANTA MONICA, CA
2 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
DRAFT MARCH 2022|PRINT DOUBLE SIDED | PAGE SIZE 11X17
i

TABLE OF CONTENTS
CHAPTER I INTRODUCTION A. Existing Health Center
2 B. Phase II Development Sites: Context and Existing Conditions5 C. 1998 Development Agreement and Subsequent Amendments7 D. Consistency8
E. Adoption8
CHAPTER II VISION, GOALS, AND PRINCIPLES A. Overview of Plan Components 10 B. Phase II Vision and Planning 10
C. Phase II Program Goals 10
D. Phase II Urban Planning and Design Principles 13
E. Connecting the Vision and Principles 13
CHAPTER III DEVELOPMENT STANDARDS A. Plan Overview 26
B. Permitted Uses 27
C. Development Standards 29
D. Open Space Standards 32
E. Mobility Plan 36
F. Vehicle Parking Plan 48
G. Bicycle Amenities 50
H. Loading 50
I. Sustainability and Resiliency 53
J. Water and Sewer Infrastructure 53
K. Emergency Vehicle Access 53
CHAPTER IV PHASING PLAN A. Implementation Principles 58 B. Phasing Plans 58
C. Scope of Work in Each Stage 59
Phasing Plan A 60-64
Phasing Plan B 65-69
ii PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN

TABLE OF CONTENTS
TABLES
Table I-1: Existing Conditions - Phase II Development Sites 26 Table III-1: Phase II Vested Uses and Development Rights 28 Table III-2: Phase II Vested Uses 28
Table III-3: Average Natural Grade (ANG) 28
Table III-4: Height Exceptions 29
Table III-5: Ground Level Building Separation Standards 30 Table III-6: Ground Level Setback Requirements by Street 30 Table III-7: Upper Level StepBack Requirement by Street 31 Table III-8: Resource and Recycling Area Dimensions 31
Table III-9: Standards for Significant Publicly-Accessible Open Space 32 Table III-10: Saint John’s Square Development Standards 34 Table III-11: New On-Street Parking Spaces 48
Table III-12: On-Site Parking 49
Table III-13: Loading Area Dimensions 51

FIGURES
Figure I-1: Existing Conditions 3
Figure I-2: Phase I and II Sites 4
Figure I-3: Phase II Sites 7
Figure II-1: Functional Zoning 12
Figure II-2: Preliminary Design Concepts - 20th Street Medical Building 14 Figure II-3: Preliminary Design Concepts - Child & Family Development Center 16 Figure II-4: Preliminary Design Concepts - Development Along Broadway 18 Figure II-5: Preliminary Design Concepts - Multifamily Housing and Visitor Housing 19 Figure II-6: Preliminary Design Concepts - Multifamily Housing 20 Figure II-7: Preliminary Design Concepts - Education & Conference Center and East Ambulatory Care & Research Building 21 Figure II-8: Preliminary Design Concepts - Phase II Buildings along Santa Monica Boulevard 22 Figure II-9: Preliminary Design Concepts - Saint John’s Square 23 Figure II-10: Preliminary Design Concepts - Interior Education & Conference Center and East Ambulatory Care & Research Building 24 Figure III-1: Phase II Sites with Conceptual Buildings 26 Figure III-2: Ground-Level Building Separation and Setback Requirements 30 Figure III-3: Upper-Level Stepback Requirements 31
Figure III-4: Phase II Open Space 32
Figure III-5: Phase II Ground Level Publicly-Accessible Open Space 33 Figure III-6: Areas Designated for 24/7 Pedestrian Access Through South Campus 33 Figure III-7: Saint John’s Square Standards 34
Figure III-8: South Campus Interim Open Space Conditions 35 iii

TABLE OF CONTENTS
Figure III-9: Vehicle Circulation Plan 36
Figure III-10: Bicycle Circulation Plan 37
Figure III-11: Proposed Pedestrian Circulation 38
Figure III-12: Potential Above and Below Grade Connections 39 Figure III-13: Campus Street Network 40
Figures III-14 - III-24: Street Sections 41-46
Figure III-25: Site 2I Driveway Location 46
Figure III-26: 20th Street Lane Revision Options 47
Figure III-27 Phase II Off-Street Parking Locations 48
Figure III-28: Proposed Vehicular Loading Zones 51
Figure III-29a: South Campus Conceptual Subterranean Loading at Full Master Plan Implementation 52 Figure IIII-29b: South Campus Conceptual Level P1 Loading Concept at S1/S3 52 Figure III-30: Proposed Water Service Plan 54
Figure III-31: Proposed Sewer Service Plan 55
Figure IV-1: Implementation Stages – Phasing Plan A 58
Figure IV-2: Implementation Stages – Phasing Plan B 59
Figure IV-3: Phasing Plan A - Stage A1 60
Figure IV-4:Phasing Plan A - Stage A2 61
Figure IV-5: Phasing Plan A - Stage A3 62
Figure IV-6: Phasing Plan A - Stage A4 63
Figure IV-7: Phasing Plan A - Stage A5 64
Figure IV-8: Phasing Plan B - Stage B1 65
Figure IV-9: Phasing Phase B - Stage B2 66
Figure IV-10: Phasing Plan B Stage B3 67
Figure IV-11: Phasing Plan B - Stage B4 68
Figure IV-12: Phasing Plan B - Stage B5 69

APPENDICIES
Appendix A: Examples of Hospital and Health Care Uses
Appendix B: Health-Related Services
Appendix C: Benchmark Parking Study
Appendix D: Fire & Domestic Water Study
Appendix E: Sanitary Sewer Study
iv PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
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I.

INTRODUCTION
2 I. INTRODUCTION
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
A. EXISTING HEALTH CENTER
A.1 Overview and Mission
Founded in 1939 by the Sisters of Charity of Leavenworth (“Sisters”) and opened in 1942, Providence Saint John’s Health Center (“Providence Saint John’s”) has developed a national reputation as an outstanding non-profit center for health and healing. The Providence Saint John’s Health Center is also home to a world renown Cancer Institute. For more than 30 years the physicians and scientists at Saint John’s Cancer Institute have made groundbreaking discoveries that have fundamentally changed the way cancer is detected, diagnosed, and treated. In addition to cancer care, Providence Saint John’s is widely known for excellence in women’s health, orthopedics, neuroscience, and cardiology.

Through the dedication and collaborative efforts of community friends, patrons, physicians, nurses, staff and volunteers, Providence Saint John’s has continued the world-class tradition established by the Sisters of providing breakthrough medicine in an environment of inspired healing. With approximately 1,700 employees, the 266-bed facility is recognized nationwide for its quality care.

Additionally, Providence Saint John’s is committed to providing leading-edge medicine with unwavering compassion and
personalized care. Providence’s Mission Statement is: “As expressions of God’s healing love, witnessed through the ministry of Jesus, we are steadfast in serving all especially those who are poor and vulnerable.”
A.2 Health Care Services
Providence Saint John’s currently provides a wide range of services and programs reflective of its commitment to creating an integrated health delivery system to meet the health needs of the community. Inpatient and outpatient services form the core of Providence Saint John’s current operations. These services are complemented by an array of health and wellness programs, health education, and community services. Figure I-1 shows Providence Saint John’s campus and existing facilities, including the Phase I Howard Keck Diagnostic & Treatment Center (“Phase I Keck Building”) and the CSS Inpatient Suites (“Phase I CSS Building”).

Examples of specialized inpatient and outpatient
services include:

The Margie Petersen Breast Center
The Margie Petersen Breast Center in conjunction with the Cancer Institute, have been leading cancer research and clinical trials resulting in advanced breast cancer care. Breast services include: nurse navigators for patient education, guidance and support, geneticists focused on breast cancer risk assessment and prevention, oncology nutrition specialists, integrative medicine and complementary therapies including acupuncture, massage and yoga, advanced breast imaging
services, and leading-edge surgical options and non-surgical therapies for breast cancer, including sentinel node biopsy, targeted radiation, and cryoablation. Surgeons who lead breast cancer research and clinical trials at the breast center monitor and follow their patients’ complete care from diagnosis to the end of treatment. Following treatment patients are assisted with the transition back into their normal lives and followed closely thereafter.

Pacific Brain Tumor Center
The Pacific Brain Tumor Center offers comprehensive care for patients with benign and malignant brain tumors, skull base tumors, and metastatic brain tumors that arise from cancers elsewhere in the body. Physicians are leaders in their respective fields of neurosurgery, neuro-oncology, neuro-ophthalmology, head and neck surgery, and endocrinology. Neurosurgeons and head and neck surgeons are at the forefront of minimally invasive keyhole and endonasal endoscopic surgery in
addition to decades of experience with conventional surgical approaches. For patients with primary or metastatic tumors, neuro-oncologists are pioneering targeted brain cancer
therapies, clinical trials and genomic tumor profiling. Radiation oncologists also have extensive experience in the radio-surgical treatment of residual and recurrent brain and skull base tumors. The Pacific Brain Tumor Center also offers real-time psychosocial support with an on-site social workers and hosts a bimonthly Brain Tumor & Pituitary Tumor Patient Support Group.

In addition, the Pacific Brain Tumor Center physicians have an extensive publication track record for brain and skull base tumor care and research, demonstrating their long-term commitment to improve outcomes with these challenging problems.

Child and Family Development Center
Established in 1962 through an alliance with The Joseph P.

Kennedy, Jr. Foundation and the Archdiocese of Los Angeles, the Child and Family Development Center (CFDC) has been helping families for over fifty years. The center offers families, adolescents and children safe, nurturing and confidential services that recognize varying client cultures and spoken languages. CFDC programs focus on mental health, outreach, and developmental and educational needs. Current programs offered include a therapeutic preschool for children with neurological, behavioral and/or psychological disturbances; early childhood assessment, and treatment program for infants and children, birth to 6 years; school-based mental health services including group therapy, teacher consultation, crisis intervention and training to at-risk youth in Santa Monica public schools; mental health services for the deaf and hard-ofhearing; and on-site training in psychology and graduate social work and ongoing research conducted in collaboration with local universities. A crisis intervention program also provides immediate care.

As expressions of God’s healing love,
witnessed through the ministry of Jesus, we
are steadfast in serving all especially those
who are poor and vulnerable
Compassion
Dignity
Justice
Excellence
Integrity
Health for a Better World
THE MISSION: OUR VALUES: OUR VISION:

DRAFT 2022 3
I. INTRODUCTION
FIGURE I-1: EXISTING CONDITIONS
CSS Inpatient Suites (Complete - Phase I)
Howard Keck Diagnostic & Treatment (Complete
Phase - I)
Saint John’s Foundation Building
Child and Family Development Center
MRI
Cancer Institute
Vacant 10-Unit Multi-Family Housing
Valet Parking Lot
Phase II Master Plan Sites
8 1
3 4
5 6
7 2
1 2
3 4
5 6
7 Arizona Ave
Santa Monica Blvd
Broadway
20th St
21st St
23rd St
8 Mullin
Plaza
4 I. INTRODUCTION
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
Endocrine Tumor and Bone Disease Program
The Endocrine Tumor and Bone Disease Program offers
comprehensive, personalized care to patients with a variety of endocrine conditions including: thyroid cancer and nodules; hyperthyroidism including Graves’ disease; multinodular goiter; hyperparathyroidism; pheochromocytoma; Cushing’s and Conn’s syndrome; neuroendocrine tumors including
paragangliomas; hereditary endocrine tumor syndromes; and bone disease including osteoporosis; breast or prostate cancer bone metastases; Paget’s bone disease; fibrous dysplasia; and menopause.

Melanoma Program
The Melanoma Program in the Cancer Institute integrates the most current knowledge of cancer genetics, world-class resources for diagnosing and staging skin cancers, and leadingedge treatment approaches to provide personalized care and support services to patients diagnosed with invasive or noninvasive melanoma.

A3.Patient Population
Providence Saint John’s has a reputation for excellence on the regional, national, and international level, the beneficiaries of the health care services at the center primarily live in the Santa Monica area. The health center serves a heterogeneous population of patients that reflects the demographic diversity of Santa Monica and the westside.

Over 70% of Providence Saint John’s patients come from
Santa Monica and the neighboring communities included
in the County’s Service Planning Area 5. These communities include Venice, Culver City, Brentwood, West Hollywood, Pacific Palisades, Marina Del Rey, Beverly Hills, and Malibu.

A large segment of Providence Saint John’s patients (about 20%) are Santa Monica residents. More significantly, a large number of Santa Monica residents and their families are served by Providence Saint John’s. In 2019, more than 14,000 Santa Monica residents were patients at Providence Saint John’s.

A.4 Employment
Providence Saint John’s is one of the largest private employers in Santa Monica, currently employing approximately 1,400 people. The phased implementation of this Phase II Master Plan will allow Providence Saint John’s to continue providing health care services and maintain its employment base throughout construction.

A.5 Medical Staff
The medical staff of Providence Saint John’s consists of approximately 1,100 physicians representing 62 specialties.

The quality of life available in Santa Monica coupled with proximity to local medical schools have helped the health center to attract a high caliber of caregivers. As a result, Santa Monica residents have access to highly skilled physicians–many with international reputations–and thus receive the highest quality of health care.

Providence Saint John’s medical staff are an important
contributer to employment, taxes, and assorted purchases throughout the community—positively contributing to the Santa Monica economy.

A.6Volunteers
Volunteers have always been essential to the realization of the hospital’s mission. Providence Saint John’s volunteer force reflects the diverse westside community with respect to age, gender and background. Volunteering at Providence Saint Johns affords high school students, college students, and seniors the opportunity to contribute to the well-being of the community in a meaningful way.

The aftermath of the 1994 Northridge earthquake was perhaps the greatest challenge faced by the volunteers. Within hours of the disaster, dozens of volunteers arrived to help evacuate patients from devastated hospital buildings to waiting cars and ambulances. The community’s commitment was demonstrated once again during the rebuilding process, as patient records, equipment and material were moved, stored and organized.

FIGURE I-2: PHASE I AND II SITES
Phase I
Phase I & II Site
South Campus
Phase II Sites
DRAFT 2022
5 I. INTRODUCTION
B.PHASE II DEVELOPMENT SITES: CONTEXT AND

EXISTING CONDITIONS
B.1 Context
As depicted on Figure I-2, Phase I and II Sites, Providence Saint John’s campus is generally bounded by Arizona Avenue to the north, Broadway to the south, 20th Street to the west, and 23rd Street to the east.

The Providence Saint John’s campus is located in the City’s Healthcare Mixed-Use District as established in the Land Use and Circulation Element of the City’s General Plan. The District includes the City’s two hospitals (Providence Saint John’s and UCLA Medical Center, Santa Monica), as well as medical office buildings and other health care uses. Additional uses in the area include two hotels (located at 1920 Santa Monica Boulevard and 1255 20th Street), two schools (Santa Monica Malibu Unified School District’s McKinley Elementary School and Saint Anne School) and newer multifamily condominium buildings.

A variety of medical, commercial, and other associated uses are provided in buildings that range in height from one to twelve stories. Nearby older residential structures range from one to eight stories (or up to 84 feet) in height, newer hospital buildings (up to 92 feet in height), older commercial buildings ranging from one to twelve stories (up to 168 feet in height), two hotels (located at 1920 Santa Monica Boulevard and 1255 20th Street), two schools (Santa Monica Malibu Unified School District’s McKinley Elementary School and Saint Anne School) and newer condominium buildings.

Providence Saint John’s campus consists of the north campus (i.e., that portion north of Santa Monica Boulevard) and the south campus (portions of the area south of Santa Monica Boulevard) as shown on Figure I-2, Phase I and II Sites. The north campus includes the health center and four Phase II development sites: Site 2C, Site 2D/E, Site 2I, and Mullin Plaza.

The south campus includes five Phase II development sites:

Site S1, Site S2, Site S3, Site S4, and Site S5. Figure I-3, Phase II Sites, shows the location of each Phase II development site.

B2. Existing Improvements
The land area and existing improvements on Phase II
development sites are also shown on Figure I-2 and summarized in Table I-1, Existing Conditions- Phase II Development Sites.

B.3 Existing Streets
The Providence Saint John’s campus is located north and south of Santa Monica Boulevard between 20th Street and 23rd
Street. The north campus extends to Arizona Avenue to the north, and the south campus extends to Broadway to the south.

The existing streets around Providence Saint John’s campus are shown on Figure I-2. These roadways allow for motorized and non-motorized circulation, connecting the health center to the rest of the community through a variety of transportation options including, but not limited to bicycle, transit, and car.

B.3.1 Santa Monica Boulevard between 20th Street and 23rd Street Santa Monica Boulevard between 20th Street and 23rd Street is an east-west street. The intersections of Santa Monica Boulevard and 20th Street, Santa Monica Boulevard and 21st Street, Santa Monica Boulevard and 22nd Street, and Santa Monica Boulevard and 23rd Street are controlled by traffic signals. The intersection of Santa Monica Boulevard and 22nd Street provides ingress to Providence Saint John’s north campus into the Mullin Plaza Driveway. Egress from the health center’s north campus is provided from the intersection of Santa Monica Boulevard and 21st Street via Mullin Plaza Driveway.

B.3.2 Broadway between 20th Street and 23rd Street
Broadway between 20th Street and 23rd Street is an eastwest street. The intersection of Broadway and 20th Street is controlled by a traffic signal. The intersection of 21st Street and Broadway is controlled by a pedestrian yield sign with a striped crosswalk that includes a stop control and T-Intersection. The intersection of 23rd Street and Broadway is controlled by a striped crosswalk across 23rd Street. Between 20th Street and 23rd Street, Broadway has east-west bicycle lanes. Broadway is the City’s major east-west bicycle corridor and provides bicycle access across the City.

B.3.3 21st Street between Broadway and Santa Monica Boulevard 21st Street between Broadway and Santa Monica Boulevard is a one-way southbound street. The intersection of 21st Street and Broadway is controlled by a pedestrian yield sign and the crosswalk is striped across Broadway. The intersection of 21st Street and Santa Monica Boulevard is controlled by a traffic signal. All vehicular ingress to Providence Saint John’s south campus is accessed from 21st Street. Vehicular egress from Phase II south campus sites S1 and S3 is also onto 21st Street.

B.3.4 Schader Drive Between Providence Saint John’s South Campus and 23rd Street
Schader Drive between Providence Saint John’s south campus and 23rd Street is a two-way street. Schader Drive’s west terminus is at Providence Saint John’s south campus. Vehicular egress from Providence Saint John’s south campus Sites S4 and S5 is onto Schader Drive.

B.3.5 20th Street between Arizona Avenue and Santa Monica Boulevard 20th Street between Arizona Avenue and Santa Monica
Boulevard is a north-south street.

B.3.6 23rd Street between Arizona Avenue and Santa
Monica Boulevard
23rd Street between Arizona Avenue to Santa Monica Boulevard is a north-south street. The intersection of 23rd Street and Santa Monica Boulevard is controlled by traffic signals. South of Santa Monica Boulevard, 23rd Street is a one-way northbound street. 6 I. INTRODUCTION
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
TABLE I-1: EXISTING CONDITIONS - PHASE II DEVELOPMENT SITES Site Acres Existing Development Existing Floor Area Parking Capacity Number of Stories Principal Uses

NORTH CAMPUS
2C 1.03 ac West Parking Lot and Landscape n/a 90 vehicles n/a Surface parking for visitors and patients 2I 1.03 ac
Child & Family Development Center 34,670 sf1 n/a 2 Stories Above-Grade, 1 Basement Level
Day care
Child & Family Development Center Use
CFDC Poolhouse 585 sf1 n/a 1 Story Above-Grade Maintenance and storage 2D/E 0.89 ac
Saint John’s Health Center Foundation Building
(2221 Building) and related surface parking 10,800 sf1 24 vehicles 2 Stories Above-Grade Office/meeting space for Saint John’s Foundation Parking Lot C n/a 48 vehicles n/a Surface parking for physicians Mullin
Plaza Site 1.19 ac Entry plaza/vehicle drop-off/pick-up/open space n/a 10 vehicles n/a Entry plaza/vehicle drop-off/pick-up/open space

SOUTH CAMPUS
S1/S3

5.18 ac
Temporary MRI Buildings 2,675 sf n/a 1 Story Above-Grade Imaging Parking Lot B n/a 139 vehicles n/a Surface parking for visitors and patients Parking Lot I n/a 145 vehicles n/a Surface parking for employees/staff S2 Parking Lot H (portion) n/a 304 vehicles
total in Lot H* n/a Surface parking for employees/staff S4 and
Saint John’s
Square
Cancer Institute
(2200 Santa Monica Boulevard) 51,055 sf1 n/a 2 Stories Above-Grade 1 Subterranean Level Medical Research, including clinics, laboratories, offices, and meeting space 10-unit Apartment Building
(1417-1423 Twenty-First Street)
10,270 sf2
(10 two-bedroom, one-bathroom units3) n/a 2 Stories Above-Grade Multifamily dwelling units (vacant) Parking Lot H (portion) n/a 304 vehicles
total in Lot H* n/a Surface parking for employees/staff S5 Parking Lot H (portion) n/a 304 vehicles
total in Lot H* n/a Surface parking for employees/staff NOTES:
sf = square feet

1. Building floor area per Original DA, Exhibit B, p. B-5.

2. Building floor area per Original DA, Exhibit B, p. B-7.

3. Information about unit type is per Rent Control Board records. * Lot H spans several development sites.

DRAFT 2022
7 I. INTRODUCTION
FIGURE I-3: PHASE II SITES C. 1998 DEVELOPMENT AGREEMENT AND

SUBSEQUENT AMENDMENTS
C.1 Background
1994 Earthquake
Saint John’s Health Center suffered significant damage from the Northridge Earthquake in 1994. As a result, the hospital was forced to close for about nine months as temporary seismic repairs were undertaken. Shortly after the earthquake, Saint John’s commenced a master planning process to achieve two objectives: (a) rebuild its core hospital facilities consistent with augmented State seismic requirements (Phase I), and (b) augment its health care services and facilities to address the Santa Monica area’s 21st century health care needs (Phase II).

C.1.1 Development Agreement
1998 Development Agreement
The initial master planning process began when Saint John’s filed a Development Agreement application with the City in 1996. After a two year public process, the Santa Monica City Council approved a development agreement for the Saint
John’s campus in June 1998 (the “Original DA”). The principal purpose of the project, as described in the Original DA, which still stands today, is to “provide an integrated health delivery system that offers a full continuum of care to people who reside or work in Santa Monica and surrounding communities” in order to “continue to provide traditional health services as well as extended services which focus on outpatient care, prevention and community health education” (Original DA, Recital “O”). 2011 First Amendment
A First Amendment to the Original DA was approved by the City Council in 2011, principally to address how Phase I parking would be provided.
2014 Providence Sponsorship
In March 2014, Providence Health & Services assumed
sponsorship of Saint John’s from the Sisters of Charity of Leavenworth. Shortly thereafter, Providence Saint John’s began planning efforts for Phase II.
2014 Phase II City and Community Outreach
Prior to filing Phase II applications with the City in November 2014, Providence Saint John’s held a public open house at the City’s Main Library to inform the community about Phase II.

Providence Saint John’s community outreach with respect to Phase II has been extensive and ongoing throughout the Phase II entitlements process.
2015 Phase II Vesting Deadline and Continued
Community Outreach
In 2015, Providence Saint John’s filed a package of applications including an application for a South Campus Master Plan and eight Development Review Permit (DRP) applications
for Phase II buildings. The DRP applications were deemed complete prior to the Phase II vesting deadline established in the Original DA, however, Saint John’s would not have been able to meet the building permit deadlines required by the Development Agreement.

While working with the City to find a solution Saint John’s continued with community outreach and made a series of
substantive changes to the Phase II project with respect to mobility and building setbacks in response to input from both members of the public and City Staff. Thereafter, an alternative procedural approach to the Phase II entitlements was proposed and supported by the Planning Commission and City Council as detailed below.
2017 Second Procedural Amendment
In April, 2017 the City Council approved a Second Amendment to the DA incorporating City Staff’s alternative structure for Phase II entitlements. Specifically, this amendment: • Replaced the Original DA’s requirement for Planning Commission approval of a South Campus Master Plan
with a requirement for City Council approval of the Phase II Master Plan to address development on both the north and south campuses.
• Established the basic parameters for this Phase II
Master Plan.
•Required Providence Saint John’s and the City to negotiate a third amendment to the DA to extend the Phase II vesting 8 I. INTRODUCTION
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
schedule and provide for additional community benefits
concurrent with the Phase II Master Plan; and
• Prohibited the issuance of any DRPs for Phase II
development prior to City Council approval of the Phase II Master Plan.
2022 Third Amendment
As a part of this Phase II Master Plan project City Council adopted and approved a Third Amendment to the Development Agreement, Ordinance XXXX.

C.2Two Phases of Development
As noted above, the DA provides for two phases of development:

Phase I and Phase II.

C.2.1 Phase I
Phase I, which was completed in 2014, involved the serial demolition and reconstruction of Providence Saint John’s core hospital facilities on the north campus in a smaller configuration than previously existed. As part of Phase I, Providence Saint John’s core hospital facilities were reduced from 662,000 square feet of floor area to 475,000 square feet of floor area, and Providence Saint John’s licensed beds were reduced from a pre-earthquake peak of 501 to 266.

C.2.2 Phase II
For Phase II, the DA sets forth that Providence Saint John’s development will proceed in accordance with this comprehensive Phase II Master Plan subject to City Council approval.

C.3Vested Rights
The DA provides vested rights for Phase II, including Vested Uses and Vested Floor Areas. This Phase II Master Plan is consistent with the vested rights conferred in the Original DA.

C.4 Phase II Master Plan Required Elements
The DA requires the Phase II Master Plan to establish the following basic parameters guiding development of the Phase II project: (a) building placement, (b) building heights for all buildings, (c) setbacks for all buildings, (d) stepbacks for all buildings, (e) parking (both subterranean and above-grade), (f) location of uses, (g) vehicular and pedestrian circulation, (h) open space and (i) a Phase II Phasing Plan, and requirements for implementing Phase II improvements including open space, infrastructure improvements, and community benefits. This Phase II Master Plan includes all of the required elements as provided in the DA.

C.5 Significant Project Features and Community Benefits The DA requires both one-time community benefits as well as an ongoing community benefits program in exchange for Saint John’s rights to develop Phase II. Benefits include millions of dollars of charitable in-kind medical and mental health services for individuals referred by local non-profits, community services promoting health education and preventative health services, charitable in-kind medical and mental health services for students and families referred by Santa Monica-Malibu Unified School District, the Child and Family Development Center, and grants to local non-profit organizations, such as the Venice Family Clinic and People’s Concern Respite Wellness Program.

Additionally, Saint John’s Affiliation Fund provides millions in grants to local organizations and community projects. Programs and projects that have received grants from the Affiliation Fund include: Santa Monica Family YMCA’s Diabetes Prevention Program, Sound Body Sound Mind Foundation’s Student
Wellness Programs, Safe Place for Youth’s Health and Wellness Program, Santa Monica Family YMCA’s Diabetes Prevention Program, Santa Monica-Malibu Education Foundation’s Student Wellness Programs, Westside Food Bank, Boys & Girls Club of Santa Monica’s Healthy Lifestyles Wellbeing Project, CLARE Foundation’s Sober Livings Program, Didi Hirsch’s Health I Am Project, and UCLA Family Resource and Well-Being Center’s Veteran Family TeleHealth Wellness Program.

Other community benefits included in the DA are the
Transportation Demand Management (TDM) Plan to reduce
single occupancy vehicle trips to and from the health center during peak periods, publicly-accessible open space, and various neighborhood protection provisions. Per the DA, the Phase II Master Plan accommodates an expanded childcare program to accommodate increased child care demand related to Phase II development. Consistent with the DA, the 10 units of existing and unoccupied multifamily housing at 1417-1423 21st Street will be replaced with a minimum of ten (10) deetrestricted affordable units.

D. CONSISTENCY
The development of Phase II is consistent with the following: • The City’s General Plan, including its Land Use and Circulation Element (LUCE as amended by the 2022 LUCE
Amendment) .
• The Development Agreement (DA) between the City and
Providence Saint John’s, as amended. All references to the DA in this Phase II Master Plan are to the Development
Agreement as amended by the First, Second and Third
Amendments, unless otherwise specifically indicated.

E. ADOPTION
Phase II approvals include the Phase II Master Plan, Third Amendment to the DA, certification of an Environmental Impact Report, adoption of a Statement of Overriding Considerations and Mitigation Monitoring Plan, approval of the 2022 LUCE Amendment, repeal of the Hospital Area Specific Plan, a Tentative Tract Map, and a resolution conditionally approving the vacation of a portion of 21st Street between Broadway and Santa Monica Boulevard. This Master Plan has been adopted by resolution and is the zoning for future development of the Phase II sites. Resolution XXXX.
.

II.

VISION, GOALS,

AND PRINCIPLES
10 II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
A. OVERVIEW OF PLAN COMPONENTS
This Phase II Master Plan is a comprehensive plan that guides the implementation of Phase II project improvements, integrates the north and south campuses, addresses infrastructure and mobility in and around the Providence Saint John’s campus, creates a new network of open spaces and enhancements to the pedestrian realm, and provides a comprehensive parking plan to meet Providence Saint John’s peak parking demand.

As explained later in Chapter III, each Phase II building and its associated open space and other infrastructure improvements will be further reviewed by the City utilizing the DRP or Administrative Approval processes and Architectural Review Board (ARB). The combination of the Phase II Master Plan review process and the review processes for the individual Phase II Developments will provide the City and members of the public with the opportunity to assess every aspect of the Phase II Development Program.

B. PHASE II VISION AND PLANNING
Following Phase I completion and the 2014 change in
sponsorship, Providence Saint John’s commenced an intensive planning and needs assessment effort for Phase II. This effort included subject matter experts and was lead by Providence Saint John’s leadership in collaboration with a consultant team. Physicians, clinicians, staff, and Providence Saint John’s Board and Foundation members were also actively involved in the processes. This Phase II Master Plan is the culmination of the research, recommendations, and priorities identified by Providence Saint John’s.

The Phase II planning and consulting team partnered with Providence Saint John’s, to conduct interviews with a number of researchers and investigators associated with the existing Cancer Institute to better understand current research
initiatives and new research activities. Site visits were made to several hospital and research-oriented sites to evaluate new research programs considered at Providence Saint John’s.

Numerous interviews were also held with physicians and other clinical staff at Providence Saint John’s and at other Providence facilities to better anticipate functional, space, and technology needs in the future.

Providence Saint John’s goals to enrich its diagnostic, inpatient, and outpatient treatment excellence while expanding the research capabilities of the Cancer Institute guided the planning process for the Phase II Master Plan. The planning team also developed a set of guiding principles discussed further in Section D, Phase II Urban Planning and Design Principles. The vision of the Phase II Master Plan is to build upon the excellence of existing programs that focus on health, wellness, prevention, and education while continuing to provide and expand a
balanced and broad range of health care services.

C. PHASE II PROGRAM GOALS
Program goals were established first to determine the future space needs for the campus. The programs and uses described below are further defined in Chapter III, Section B, Permitted Uses, and Chapter III, Section E, Phase II Development Program and Conceptual Building Design.

C.1 Cancer Research and Education
Founded in 1981, John Wayne Cancer Institute (JWCI) at
Providence Saint John’s has been a globally recognized cancer research institute dedicated to the understanding, innovative treatment, and diagnosis of cancer to eliminate patient suffering and increase survival. Providence Saint John’s and the Cancer Institute oncology team members have discovered some of the world’s leading cancer breakthroughs such as sentinel node biopsy, minimally invasive brain surgery, first use of cryotherapy for pancreatic cancer, and molecular diagnostic techniques.

The current Cancer Institute space, facilities, and building infrastructure are fast becoming obsolete and are inefficiently configured. The major challenges are the age and physical limitations of the facilities, which make it difficult to retain and recruit leading scientists, clinicians, and investigators, and conduct innovative research in a contemporary setting.

For example, the insufficient wet and dry lab space limits the ability for researchers to expand programs and accommodate new technology.

A key Phase II program goal is to provide the Cancer Institute with a new state-of-the-art medical research facility to allow the center to continue and to expand its world renown research and care.

A new facility will continue and expand clinical research and therapeutic treatment— bringing new diagnostic and treatment opportunities to Santa Monica at Providence Saint John’s Health Center including opportunities for new and expanded programs such as:
• Expanded research programs beyond cancer to develop
diagnostic tools for patients with cardiovascular, brain and pituitary and degenerative disorders.
• Development of therapies to treat cancer patients by
engineering their own immune cells or tissue regeneration. • Facilities for additional researchers, research assistants, and fellows or postdoctoral scholars to support growing research programs.
• Space for state-of-the-art laboratory instrumentation with modern utilities to provide the appropriate degree of containment to protect specimens, staff and
the environment.
• An Immune Monitoring Core to provide the latest technology and expertise for design and completion of various immune assays throughout clinical studies.
• Development of a Research Sequencing Core with high
throughput sequencers and robotic technologies to
diagnose diseases at the genomic level.
• Addition of Bioinformatics servers and workstations
to evaluate the large amount of data produced by the
sequencers and flow cytometers.
• Centralized Clinical Trials, Regulatory Compliance and other specialized support for all of Providence Saint John’s as part of the Cancer Institute.
• Development of a Histology Core to manage fresh and
fixed tissue.
• Improvements to the Specimen Repository.

The vision of the Phase II Master Plan is to build upon the excellence of existing programs that focus on health, wellness, prevention, and education while continuing
to provide and expand a balanced and broad range of
health care services.

The planning team worked extensively integrating City and community input into a comprehensive Master Plan to guide development of Phase II.

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II. VISION, GOALS, AND PRINCIPLES
C.2 Expanded Hospital/Health Care and Health &
Wellness Center Uses
Providence Saint John’s Phase II program includes new and expanded facilities for Hospital/Health Care uses and Health & Wellness Center uses. These include health and wellness preventative medicine and recovery care in the following areas: • Cardiovascular • Women and Children • Neuroscience • Cancer • Joint Replacement, Sports Medicine and Physical Therapy • Surgery • Molecular Pathology, Histology and Cytology C.2.1 Acute Care
Another Phase II program objective is to provide capacity for additional acute care facilities in the Hospital/Health Care use, including space for additional hospital beds for medical surgical, observation beds, and intensive care unit departments.

C.3 Education and Conferencing
The facilities provided in the future Education & Conference Center will support medical, patient, and community health educational events for the educational benefits of caregivers, patients, and the community. The DA defines Education & Conference Center use as “consist[ing] 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.” As required by the DA, the Education & Conference Center will be integrated and coordinated with other health care services provided on the campus consistent with this Master Plan.

The Education & Conference Center allows for an auditorium with up to 250 seats as well as smaller conference and education rooms and administrative areas. The following are examples of potential uses of the Education & Conference Center: • Ongoing nursing education • Ongoing education and training for all caregivers • Education and training for implementation of new technology such as electronic health records systems
• Video conferences for remote participation • Monthly and ongoing forums for all caregivers • Monthly departmental meetings for caregivers and medical committees for service lines (cardiology, oncology, neurosciences, obstetrics, etc.)
• Monthly administrative meetings (nursing, operations, safety huddle, environmental services, go green committee) • Monthly Medical staff department meetings • Medical staff education and continuing education • General all medical staff meetings • Medical Foundation meetings • Foundation Trustee meetings • Board of Trustee monthly meetings • Cancer Institute ongoing meetings • Guest lecturers • Community lectures by physicians educating audience on a variety of important health care topics
• Neighborhood association, City and other community
organization meetings
The Education & Conference Center is a much needed facility for the health center and the surrounding community. For example, the largest conference room at the current Providence Saint John’s facilities can only accommodate 50 people. The lack of available conference space forces employees, physicians, Board members, and others to seek out off-site locations for meetings—adding extra expense, inefficient scheduling, and additional traffic when commuting to and from these locations.

C.4 Early Childhood Education
Providence Saint John’s currently has an early childhood education program, the Early Childhood Directions program, located in the existing Child & Family Development Center on Site 2I on the north campus. Providence Saint John’s Phase II Development Program includes a new Child & Family Development Center (S1) on the south campus that will house an expanded early childhood education program (defined as Day Care in Chapter III, Section C, Permitted Uses). Per the DA, the expanded child care program addresses the additional child care needs generated by Phase II, guided by a City-approved child care needs assessment study.

C.5 Visitor Housing
Phase II will provide an opportunity for short-term housing for patients and their families, visiting health care providers, visiting researchers and scientists, and other campus visitors. The City’s very low vacancy rates for hotels and general prohibition on vacation rentals and corporate housing make housing for these populations difficult to find.

C.6Replacement Housing
This Phase II Master Plan includes replacement of an existing vacant 10-unit apartment building located at 1417-1423 21st Street elsewhere on the south campus consistent with the DA.

C.7 Ground Floor Activated Uses
Many of the Phase II buildings provide areas on the ground floor for neighborhood-serving, active uses to better integrate the campus into the urban fabric, and create a welcoming pedestrian environment. These areas may be occupied by
Neighborhood Commercial Uses providing convenience goods and services that cater to the daily needs of nearby residents.

Allowed Health-Related Services and Retail uses including neighborhood restaurants or cafés will serve patients,
employees, and campus visitors.
12 II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-1: FUNCTIONAL ZONING
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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II. VISION, GOALS, AND PRINCIPLES
D. PHASE II URBAN PLANNING AND

DESIGN PRINCIPLES
Six fundamental urban planning principles were applied to the Phase II master planning effort to guide physical development shaping the future look and feel of the campus through: • Placemaking; • Enhanced Open Spaces; • Functional Zoning; • Increased Porosity and Connectivity • Mobility; and • Varied Building Heights.

These interconnected principles also shaped the Development Program and Standards in Chapter III. A few of the Urban Planning and Design Principles are introduced below and are discussed further throughout this Master Plan.

D.1 Enhanced Open Spaces, Increased Porosity
and Connectivity
An important Phase II design goal is to create well-defined, welcoming open spaces that enhance the pedestrian experience and encourage Providence Saint John’s users, visitors, nearby residents and employees to activate and enjoy the outdoor areas. Saint John’s Square on the south campus and the
redesigned Mullin Plaza on the north campus will become the heart of the overall campus. Several quieter garden areas for more passive recreation opportunities are also planned for the south campus to create opportunities for a variety of outdoor experiences.

The combination of the new open spaces on the south campus and the alignment of vehicular circulation and parking access on the periphery create a pedestrian zone. New sidewalks and pedestrian paths provide an inviting pedestrian realm that conveniently links buildings, plazas, and open spaces. An extensive Wellness Walk weaves through both Phase II and the existing Phase I sites to create a pedestrian-friendly, integrated campus and promoting exercise, health, and wellness among visitors, patients, and staff.

Phase II pedestrian enhancements will connect the campus to the surrounding neighborhood. The south campus includes new sidewalks that connect through the campus from Broadway to Santa Monica Boulevard. The Phase II buildings are intentionally designed with porous and visually open ground levels and activated ground floor uses to facilitate pedestrian movement and activity throughout the campus. Several smaller planned open spaces on both the north and south campus will provide landscaped areas with quieter spaces for passive recreation.

Chapter III, Section D, Open Space Standards, provides the development standards and additional detail regarding open space requirements for Phase II development.

D.2Functional Zoning
As part of the Phase II planning process the planning team carefully considered the location of Phase II buildings based on the need for proximity to the uses and buildings already built on the north campus (Phase I) and the context of the surrounding neighborhood. This approach is illustrated in Figure II-1, Functional Zoning. Permitted uses such as ambulatory, acute care, and medical research facilities transition from the north campus to additional ambulatory and non-acute medical uses south of Santa Monica Boulevard, and community serving uses as well as residential uses are programmed along Broadway.

Section E of this Chapter, Connecting the Vision and Principles, further identifies the programs and facilities that will be developed within each of the functional zoning areas.

D.3 Mobility
Accommodating vehicular, bicycle and pedestrian circulation and parking for Providence Saint John’s while avoiding impacts to and queuing on adjacent City streets, enhancing safety, balancing all modes of transportation, and campus integration with the surrounding community are priorities that were carried through Phase II planning. In response to the City and community input, vehicular access to and from Providence Saint John’s is prioritized for Santa Monica Boulevard while Broadway is prioritized for bicycle access.

Changes to north campus circulation are also proposed to avoid queuing on City streets and facilitate ease of access to/from Santa Monica Boulevard. Specifically, the two existing traffic signals on Santa Monica Boulevard between 20th Street and 23rd Street will be moved to align with the new south campus driveways. Additionally, bicycle parking would be dispersed throughout the north and south campuses. Mobility and parking plans are discussed in detail in Chapter III, Sections F and G.

E. CONNECTING THE VISION AND PRINCIPLES
The following renderings and program development by
site were created to inspire future design and demonstrate implementation of the vision and guiding principles for the buildout of the Phase II Master Plan. Each of the renderings can be tied to the development program described below and are also detailed in Chapter IV, Phasing Plan.

E.1 Phase II Development Program and Conceptual
Building Design
This section provides program detail for each of the proposed Phase II buildings or development sites. The specific design for the individual Phase II buildings will be based on the site’s context and the important health care and related programs planned within each building. The buildings adjacent to Santa Monica Boulevard are envisioned to form a harmonious
ensemble with Providence Saint John’s existing Health Center and the proposed Phase II buildings along Santa Monica
Boulevard. The portion of Saint John’s campus adjacent to Broadway is envisioned to respond to the neighborhood scale and context. Additionally, new development along 20th Street is envisioned to be a contemporary building that adds visual interest while enhancing the pedestrian-realm.

Chapter III of this Master Plan provides the vested uses and development rights for each Phase II site. Each of the Phase II buildings will be designed closer in time to when the amended or new planning application (DRP or AA) is filed for each building and each of the Phase II buildings and open spaces will undergo review by the ARB or Planning Commission, as applicable.

The following sections describe the intended use(s) for each site as well as a preliminary description of the conceptual building design.

Sites located on the north campus are designated with a “2”, sites on the south campus are designated with a “S”.
14 II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-2: PRELIMINARY DESIGN CONCEPTS - 20TH STREET MEDICAL BUILDING Ground-level view from 20th Street looking east toward the 20th Street Medical Building (2I) with the existing medical building located at 1301 20th Street on the left (not a part of Phase II) and the existing medical building located at 2001 Santa Monica Boulevard to the right (not a part of Phase II).
* This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.

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II. VISION, GOALS, AND PRINCIPLES
E.1.1 Site 2C: West Ambulatory & Acute Care Building
The development program for Site 2C includes (a) removal of the existing West Parking Lot and landscaping located north of the West Parking Lot and (b) construction of an ambulatory & acute care/ medical research building (2C), referred to throughout this Master Plan as the West Ambulatory & Acute Care Building.

The permitted uses within the West Ambulatory & Acute
Care Building (2C) are Hospital/Health Care uses, Medical Research Facilities, Health & Wellness Center uses, pedestrian connections to Phase I buildings, ground-level Health-Related Services, Restaurant and Neighborhood Commercial Uses, as defined in Chapter III.

The building could be designed to connect to the existing Phase I Keck Building. The design intent for this Site is to accommodate the important programmed health care and medical research uses in a manner that enhances the overall health and wellbeing of its occupants, relates harmoniously to the existing Phase I Keck building and the other medical buildings along Santa Monica Boulevard, and provides a visually interesting backdrop for future improvement of Mullin Plaza open space on the north campus.

The building’s design should take into consideration the horizontal datum lines and glazing on the existing Phase I Keck Building. The cross element on the existing Phase I Keck Building will continue to be the primary identity of the north campus. To encourage use of the Mullin Plaza and Saint John’s Square and to enhance the experience for patients and visitors, waiting areas should be planned on the building’s eastern side with direct views of the Mullin Plaza and Saint John’s Square.

For standards and a description of future improvements related to Mullin Plaza and Saint John’s Square see Chapter III, Section D, Open Space Standards.

E.1.2
Site 2I: 20th Street Medical Building
The development program for Site 2I includes demolition of the existing Child & Family Development Center and construction of a medical office building (2I) referred to in this Master Plan as the 20th Street Medical Building. A conceptual rendering of this building is provided on Figure II-2.

Several uses are permitted for the 20th Street Medical Building (2I) including Medical Office, Medical Research Facilities, Health & Wellness Center uses, Hospital/Health Care uses, Child & Family Development Center, and ground-floor HealthRelated Services, Restaurant, Neighborhood Commercial uses.

As part of the 20th Street Medical Building development, Site 2I will also be improved with ground level landscaping to enhance 20th Street and provide a buffer to adjacent buildings.

Vehicles would access parking for this site from 20th Street as discussed further in Chapter III, Section E.

The 20th Street Medical Building (2I) could enhance 20th Street with a unique, contemporary design. Given the Site 2I location, the building’s design should have a distinctly different design compared with the Providence Saint John’s Phase I and Phase II buildings fronting on Santa Monica Boulevard.

The building’s ground-level pedestrian oriented design elements could include glazing and multiple pedestrian entrances to promote activity at the street level. A small floor plate for this level could provide maximum ground level open space for patients, visitors and Providence Saint John’s employees. The building design should also consider important functional features such as daylighting and view opportunities for upper levels while also creating maximum flexibility for health care uses.

E.1.3
Sites 2D/E and Mullin Plaza: The East Ambulatory & Acute Care Building
The development program for Site 2D/E includes the demolition of the single-story office building located at 2221 Santa Monica Boulevard (currently used by the Saint John’s Health Center Foundation) and the surface parking lots and the construction of the East Ambulatory & Acute Care Building and subterranean parking. As part of the Site 2D/E development, the existing Mullin Plaza open space on the north campus is planned to be expanded and redesigned.

The East Ambulatory & Acute Care Building (2D/E)
Permitted uses within the East Ambulatory & Acute Care
Building (2D/E) are Hospital/Health Care uses, Medical
Research Facilities, Health & Wellness Center uses, pedestrian connections to Phase I buildings, and ground floor HealthRelated Services, Restaurant and Neighborhood Commercial Uses, as defined in Chapter III.

The design intent for the East Ambulatory & Acute Care Building (2D/E) is to accommodate the important health care and
medical research uses provided within the building in a manner that enhances overall health and well-being of its occupants, relates harmoniously to the existing Phase I Keck and CSS buildings and the other medical buildings along Santa Monica Boulevard, and creates a strong presence at the corner of 23rd Street and Santa Monica Boulevard. However, the building’s design should be complementary to the design of the existing Phase I Keck and CSS Buildings.

Mullin Plaza and Café
As part of development on Site 2D/E, the existing open space within the Mullin Plaza driveways is planned to be expanded and redesigned to facilitate more active use of the plaza open space by employees, patients, visitors and neighbors. The expanded Mullin Plaza open space is envisioned to provide areas for everyday use such as outdoor dining, seating/reading, and waiting for patients and families as well as special events.

The redesigned Mullin Plaza may include a commercial kiosk, the Mullin Plaza Café. As defined in Chapter III, permitted uses within the Mullin Plaza Café are Restaurant and Neighborhood Commercial Uses. Additional standards related to Open Space are also provided Chapter III, Section D, Open Space Standards.

E.1.4 Site S2: Multifamily Housing
The development program for Site S2 includes development of the southeast corner of existing Parking Lot H. This area will be redeveloped with a 10-unit Multifamily Housing (S2) building (10 deed-restricted affordable units per the DA). The Multifamily Housing (S2) building should enhance Broadway by creating a new street presence that complements and relates to its context, including the new three-story mixed-use housing projects located to the east. The siting of the building closer to Broadway would create an appropriate urban edge and
enough space for a generous landscaped area on the north side adjacent to the existing multi-family residential buildings.

The design is intended to be distinctly different from the south campus buildings fronting on Santa Monica Boulevard that house health care uses.

Open space areas are anticipated to include a landscaped buffer to the adjacent buildings that will also allow for passive recreation such as seating and a gathering area for residents of the Multifamily Housing building and their visitors. Conceptual renderings of the S2 site and adjacent development are
provided on Figures II-4, II-5, and II-6.

As part of development of Site S2, a new driveway will be created to provide access from Broadway. Circulation improvements are discussed further in Chapter III, Section E, Mobility Plan and Chapter IV, Phasing Plan.
16 II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-3: PRELIMINARY DESIGN CONCEPTS - CHILD & FAMILY DEVELOPMENT CENTER Ground-level view from South Garden looking west across 21st Street toward the Child & Family Development Center (S1). * This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.

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II. VISION, GOALS, AND PRINCIPLES
E.1.5 Sites S1 and S3: Child & Family Development Center and West Ambulatory Care & Research Building
The development program for sites S1 and S3 includes
the demolition of the temporary MRI Buildings and surface parking lots B and I and development of the new Child & Family Development Center (S1), the West Ambulatory Care & Research Building (S3), subterranean parking, and open space.

As part of the S1 and S3 construction, new streets 20th Place and Saint John’s Way will be created. A new driveway providing access from Santa Monica Boulevard to the South Campus will also be created.

The Child & Family Development Center (S1)
Site S1 is planned to house the Child & Family Development Center and Day Care uses as described further in Chapter III.

The Child & Family Development Center (S1) will incorporate ground-level open space, including secure open space
exclusively for Daycare use provided pursuant to State
regulations and additional open space for the Child & Family Development Center use.

The design for the Child & Family Development Center (S1) should take into consideration the two distinct programs housed in this building. An attractive and aesthetically pleasing fence would provide children with a safe and secure place to play. The architecture for this building could be more playful with a broad color palette to add visual interest and brighten this stretch of Broadway. A conceptual rendering depicting development of Site S1 is provided on Figures II-3.

West Ambulatory Care & Research Building (S3)
Adjacent to Site S1 is Site S3, this area is planned for ambulatory care & research. A variety of uses are permitted on this site including: Hospital/Health Care uses, Medical Research Facilities, Health & Wellness Center, and groundlevel Restaurant, Neighborhood Commercial Uses, or Health Related Services as provided in Chapter III. Dubbed as the West Ambulatory Care & Research Building, S3 serves several important functions, such as housing health care and medical research uses and contributing to an enhanced pedestrian realm, in part by framing the new Saint John’s Square open space. Its location along Santa Monica Boulevard adjacent to a medical building and parking structure are relevant considerations into future building design.

At the base along Santa Monica Boulevard and the new Saint John’s Square, the ground floor is envisioned to promote visibility and vibrant activity and attract active ground floor uses. The ground-level could have an arcade at the perimeter and a smaller footprint than the upper levels that is broken up further by a pedestrian passageway connecting the driveway and Saint John’s Square. These attributes promote pedestrian activity and circulation outside rather than inside the building.

E.1.6
Site S4: Education & Conference Center and East Ambulatory Care & Research Building and Saint John’s Cafe
On the south campus the development program for Site S4 includes removal of the surface parking lot H and plans for the construction of two buildings, (i) a conference center and ambulatory & research building, respectively referred to as the Education & Conference Center and East Ambulatory Care & Research Building (S4) and (ii) Saint John’s Café. Development on this site requires a new driveway for vehicular access and a new publicly accessible open space area called Saint John’s Square. Conceptual renderings depicting development of Site S4 are provided on Figures II-7 through II-10.

Education & Conference Center and East Ambulatory Care & Research Building (S4)
The permitted uses for Site S4 are Hospital/Health Care uses, Education & Conference Center uses, Health & Wellness Center uses, Medical Research Facilities, ground floor Health-Related Services, Restaurant and Neighborhood Commercial Uses as defined in Chapter III.

The Education & Conference Center and East Ambulatory Care & Research Building (S4) is the most prominent building along Santa Monica Boulevard on the south campus. Internally, this building is programmed to contain health care and education uses. Externally the building should frame the new Saint John’s Square open space. Overall development on Site S4 should form a harmonious ensemble with the other medical buildings located along Santa Monica Boulevard.

The design of this building should optimize visibility of the educational, training and conference activities taking place inside the building through strategies such as a pattern of light screens. On the west, there could be a two-level connection (at the 3rd and 4th floors) to the West Ambulatory Care and Research Building (S3) to allow doctors, researchers and patients easy access to the various the health care and research uses distributed between the two buildings, see Chapter III, Section E, Mobility Plan.

An open space area referred to as Woodland Garden, could be located in the setback area between the buildings on Site S4 and the northern property line of the existing multifamily residential units located at 1427 and 1433 21st Street, see Chapter III, Section D, Open Space Standards.

Saint John’s Square and Café
As part of development on Site S4, a new open space area, Saint John’s Square, will be created along Santa Monica Boulevard between the S3 and S4 buildings. Given the proximity of this open space to Santa Monica Boulevard, it is envisioned that this open space will be activated including through opportunities for outdoor dining and outdoor programs and special events such as health fairs. Saint John’s Square may include an elevator that provides direct access to/from the subterranean parking garage as well as a small commercial kiosk, Saint John’s Café.

Additional details and standards for Saint John’s Square are included in the Chapter III, Section D, Open Space Standards.

E.1.7
Site S5: Visitor Housing
Up to 34 units of Visitor Housing are permitted for Site S5. This space would provide housing for visiting doctors, researchers, other medical professionals, as well as families of patients receiving treatment at Saint John’s who need short-term housing in proximity to the Saint John’s Campus.

The design of the Visitor Housing (S5) building should take into consideration the design and massing of the existing Geneva Plaza housing building to the west and the new mixed-use housing buildings to the east. Along Broadway, the ground floor should include pedestrian-oriented design characteristics and engage with the South Garden open space to the west (in front of the existing Geneva Plaza senior housing building). The Visitor Housing building design should be distinctly different from the south campus buildings fronting on Santa Monica Boulevard that house health care uses.

Two new significant ground-level open spaces could be created as part of the Site S5 development: the Sun Garden (to the north of the Visitor Housing building) and the South Garden (to the west of the Visitor Housing building along Broadway). A conceptual rendering of Site S5 including a view of the South Garden and conceptual Visitor Accommodations building is provided on Figure II-5. Additional details about the Phase II open spaces are provided in Chapter III, Section D, Open Space Standards.
.
18 II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-4 PRELIMINARY DESIGN CONCEPTS - DEVELOPMENT ALONG BROADWAY Ground-level view from Broadway looking west, with the Multifamily Housing (S2) and Visitor Housing (S5) in the right foreground, and the Child & Family Development Center (S1) in the left background. * This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.

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II. VISION, GOALS, AND PRINCIPLES
FIGURE II-5: PRELIMINARY DESIGN CONCEPTS - MULTIFAMILY HOUSING AND VISITOR HOUSING Ground-level view from Sun Garden looking south with the Visitor Housing (S5) in the right foreground and the Multifamily Housing (S2) in the background across the Southeast Driveway. * This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change. 20 II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-6: PRELIMINARY DESIGN CONCEPTS - MULTIFAMILY HOUSING Ground-level view from Broadway looking northeast across the Southeast Driveway with the Visitor Housing (S5) on the left and the Multifamily Housing (S2) on the right. * This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.

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II. VISION, GOALS, AND PRINCIPLES
FIGURE II-7: PRELIMINARY DESIGN CONCEPTS - EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH BUILDING Ground-level view from Mullin Plaza looking south across Santa Monica Boulevard toward Saint John’s Square, with the Education & Conference Center and East Ambulatory Care & Research Building (S4) in the middle and the West Ambulatory Care & Research Building (S3) on the right. The potential enclosed Pedestrian Connection over Santa Monica Boulevard is shown to the far right of this rendering. * This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change. 22 II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-8: PRELIMINARY DESIGN CONCEPTS - PHASE II BUILDINGS ALONG SANTA MONICA BOULEVARD Ground-level view along Santa Monica Boulevard looking west with the West Ambulatory & Acute Care Building (2C) on the right (north of Santa Monica Boulevard), the West Ambulatory Care & Research Building (S3) and the Education & Conference Center and East Ambulatory Care & Research Building (S4) on the left (south of Santa Monica Boulevard), and a possible Pedestrian Connection over Santa Monica Boulevard. To the west of the new West Ambulatory Care & Research Building (S3) along the south side of Santa Monica Boulevard, is the existing 2020 Santa Monica Boulevard medical building (not a part of Phase II). * This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.

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II. VISION, GOALS, AND PRINCIPLES
FIGURE II-9: PRELIMINARY DESIGN CONCEPTS - SAINT JOHN’S SQUARE Ground-level view from Saint John’s Square looking towards the North Campus, with the Education & Conference Center and East Ambulatory Care & Research Building (S4) in the right foreground and the East Ambulatory & Acute Care Building (2D/E) across Santa Monica Boulevard to the east of the existing Phase I Howard Keck Diagnostic & Treatment Center (Phase I). * This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change. 24 II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-10: PRELIMINARY DESIGN CONCEPTS - INTERIOR EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH BUILDING Ground-level view from the lobby of the Education & Conference Center and East Ambulatory Care & Research Building (S4) looking north across Saint John’s Square towards the existing Phase I Howard Keck Diagnostic & Treatment Center. * This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.

III.

DEVELOPMENT

STANDARDS
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
DRAFT 2022 27
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 III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
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
DRAFT 2022 29
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.

III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
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.
*
DRAFT 2022 31
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 III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
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 DRAFT 2022 33
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:

III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
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
DRAFT 2022 35
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
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
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
DRAFT 2022 37
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
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
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.

DRAFT 2022 39
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
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
40 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
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
DRAFT 2022 41
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
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
42 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
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
DRAFT 2022 43
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
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
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
DRAFT 2022 45
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
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
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’
DRAFT 2022 47
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 III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
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 Place 8

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
DRAFT 2022 49
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.

III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
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.

DRAFT 2022 51
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
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
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 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.

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
DRAFT 2022 55
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)
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
56 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
This page intentionally blank.

IV.

PHASING PLAN
58 IV. PHASING PLAN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
A. IMPLEMENTATION PRINCIPLES
This Phase II Master Plan is a long-term redevelopment plan for future use and expansion of the Campus Property. This Chapter lays out the order in which development is likely to occur.

Several key principles guide the timing and sequencing of the various stages:
• Ensure that the existing (Phase I) Main Hospital Building on the north campus (Howard Keck Diagnostic Center and the Chan Soon-Shiong Center for Life Sciences) remains fully operational and accessible during all stages of construction. • Allow the existing Child & Family Development Center and Cancer Institute (existing buildings may be demolished as part of the Phase II development) to remain in continuous operation until new facilities are constructed and ready for occupancy.
• Minimize construction impacts to neighboring residents and businesses, by allowing staging on Providence Saint John’sowned properties to the extent reasonably feasible. • Ensure Providence Saint John’s provides sufficient parking for its various users throughout implementation of the Plan. • Ensure sufficient time to raise funds to build each of the Phase II buildings given evolving healthcare delivery methods and economic cycles.

B. PHASING PLANS
Two potential alternate phasing plans were studied in detail as part of the Phase II Master Plan review: Phasing Plan A and Phasing Plan B. These alternative Phasing Plans are shown in Figures IV-1 and IV-2. In Phasing Plan A, the first Phase II Developments to move forward would be the Child & Family Development Center (S1), Multifamily Housing (S2), and West Ambulatory Care & Research Building (S3). In Phasing Plan B, the West Ambulatory & Acute Care (2C) building along with the Multifamily Housing (S2) developments would be the first developments to move forward. These Phasing Plans demonstrate the incremental stages of implementation for the infrastructure, open space, parking, circulation and other improvements associated with the redevelopment of each Phase II site. If implementation of Phase II proceeds in an order that differs from the two phasing plans, the Third Amendment’s Development Review Permit findings along with the requirements in this Phase II Master Plan ensure A1
2D/E
East Ambulatory &
Acute Care Building
S4
Education &
Conference
Center and
East Ambulatory
& Research
Building
S5
Visitor Housing
S2
Multifamily Housing
A1
A2
A3
A5
A4
2I
20th Street Medical
Building
2C
West Ambulatory &
Acute Care Building
S3
West Ambulatory
Care & Research
Building
S1
Child & Family
Development Center
FIGURE IV-1: IMPLEMENTATION STAGES – PHASING PLAN A FIGURE 22.1: Implementation Stages – Phasing Plan A DRAFT 2022 59
IV. PHASING PLAN
that infrastructure, open space, parking, circulation and other improvements necessary to support each Phase II site are provided.

C. SCOPE OF WORK IN EACH STAGE
Chapter III describes the development standards, open space, and circulation improvements required for implementation of this Master Plan. The scope of each Phase II Development by stage is illustrated in Figures IV-1 and IV-2. The following interim modifications to existing Phase II development sites are required in addition to the permanent development features discussed in Chapter III.

In Phasing Plan A, Stage A1, as part of the S3 development’s relocation of the existing traffic signal at Santa Monica Boulevard and 21st Street to align with the new intersection created by South Campus West Driveway, a new curb cut on Site 2C will be created and the West Lot (on Site 2C) will be reconfigured to allow egress from the Mullin Plaza driveway out to this intersection. The existing egress driveway from the north campus to Santa Monica Boulevard aligned with 21st Street will be closed for general vehicular access and a controlled access mechanism will be installed to permit Fire Department egress onto Santa Monica Boulevard.

Applicable to both Phasing Plans:

1. The existing buildings located on Site S4, the 10-unit multifamily housing building at 1417-1423 21st Street and the Cancer Institute building at 2200 Santa Monica Boulevard, may be demolished after new facilities are constructed. This land area may be used for construction staging and interim parking until construction of the Site S4 development program begins. This interim condition requires a temporary landscape buffer along Santa Monica Boulevard as described in Chapter III.

2. As part of the S4 development’s relocation of the existing traffic signal at Santa Monica Boulevard and 22nd Street/Saint John’s north campus ingress driveway (Stage A4 or Stage B4), a new curb cut on Site 2D/E will be created and Lot C (on Site 2D/E) will be reconfigured to allow ingress from Santa Monica Boulevard onto Mullin Plaza. The ingress egress driveway from Santa Monica Boulevard at 22nd Street will be closed.

B5
B4
B1
B3
B2
2I
20th Street Medical
Building
2C
West Ambulatory &
Acute Care Building
S3
West Ambulatory
Care & Research
Building
2D/E
East Ambulatory &
Acute Care Building
S4
Education &
Conference
Center and
East Ambulatory
& Research
Building
S5
Visitor Housing
S2
Multifamily Housing
S1
Child & Family
Development Center
B1
FIGURE 22.2: Implementation Stages – Phasing Plan B
FIGURE IV-.2: IMPLEMENTATION STAGES – PHASING PLAN B
60 IV. PHASING PLAN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
PHASING PLAN A I STAGE A1 - Multifamily Replacement Housing Building (S2), Child & Family Development Center (S1), and West Ambulatory Care & Research Building (S3)
Multifamily Replacement Housing Building (S2)

1. Removal of the existing surface parking on Site S2 (a portion of Lot “H”).

2. Construction of the Multifamily Replacement Housing (S2), including its deed-restricted affordable units.

3. Improvement of Site S2 with open space per Chapter III, Section D.

4. Creation of the Southeast Driveway per Chapter III, Section E including the new crosswalk on the west side of the new intersection of Southeast Driveway and Broadway. Prior to Site S4 redevelopment, Southeast Driveway may serve as the ingress for surface parking Lot H and any interim surface parking/construction staging on the S4 site unless the Community Development Director approves alternative site access.

West Ambulatory Care & Research Building (S3) and Child & Family Development Center (S1)

5. Demolition of the existing MRI buildings located on Site S3.

6. Removal of the existing surface parking located on Sites S1 and S3 (Lots “B” & “I”).

7. Construction of the subterranean parking structure below Sites S1 and S3 with required parking per Chapter III, Section E and passenger loading per Chapter III, Section H.

8. Construction of the new Child & Family Development Center (S1) with the number of available childcare spaces pursuant to the Childcare Implementation Plan and the West Ambulatory Care & Research Building (S3).

9. Improvement of Sites S1 and S3 with open space per Chapter III, Section D.

10. Establish the new street called 20th Place per Chapter III, Section E, including on-street passenger loading per Chapter III, Section H, and the new crosswalk on the east side of the new intersection of 20th Place and Broadway.

11. Creation of the new street called Saint John’s Way per Chapter III, Section E, including on-street commercial loading per Chapter III, Section H.

12. Vacation of 21st Street. The northern portion of 21st Street will be vacated and improved with interim landscaping that will also allow public access for pedestrians and cyclists between Broadway and Santa Monica Boulevard (this area will also continue to provide emergency access). The southern portion of 21st Street will continue to provide access to neighboring residential developments as well as Lot H per Chapter III, Section E.

13. Creation of a new driveway called South Campus West Driveway per Chapter III, Section E including the separated commercial loading area per Chapter III, Section H.

14. Implementation of the applicable water and sewer infrastructure requirements per Chapter III, Section J.

15. Relocation of the existing traffic light at the intersection of Santa Monica Boulevard and 21st Street to align with the new intersection created by the new South Campus West Driveway, including addition of new crosswalks on the west and east sides of the new intersection of Santa Monica Boulevard and South Campus West Driveway.

16. Closure of the existing egress driveway from the north campus to Santa Monica Boulevard (except for Fire Department access) and re-routing of this egress through Site 2C (the existing West Lot surface parking) to the new intersection created by the new South Campus West Driveway.

17. The existing multifamily housing building and Cancer Institute on Site S4 may be demolished in order to provide temporary/interim construction staging/parking. If the Cancer Institute is demolished during this phase a landscaped buffer shall be planted along Santa Monica Boulevard, per Chapter III, Section D.2 and as shown on the inset map on this page.

18. Implementation of the applicable Community Benefits per the DA. *
FIGURE IV-3: PHASING PLAN A - STAGE A1

PHASING PLAN A
*
DRAFT 2022 61
IV. PHASING PLAN
FIGURE IV-4: PHASING PLAN A - STAGE A2 PHASING PLAN A I STAGE A2 - 20th Street Medical Building (2I)

1. Demolition of the existing Child & Family Development Center on Site 2I.

2. Construction of the new 20th Street Medical Building (2I), including its required on-site parking pursuant to Chapter III, Section F.

3. Implementation of site access improvements pursuant to Chapter III.

4. Implementation of modifications to 20th Street between Santa Monica Boulevard and Arizona Avenue in accordance with Chapter III, Section E and the Development Review Permit for the new 20th Street Medical Building, if applicable.

5. Implementation of the applicable Community Benefits per the DA.

6. The existing multifamily housing building and Cancer Institute on Site S4 may be demolished in order to provide temporary/ interim construction staging/parking. If the Cancer Institute is demolished during this stage a landscaped buffer shall be planted along Santa Monica Boulevard, per Chapter III, Section D.2 and as shown on the inset map on this page. *

PHASING PLAN A
*
62 IV. PHASING PLAN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE IV-5: PHASING PLAN A - STAGE A3 PHASING PLAN A I STAGE A3 - West Ambulatory & Acute Care Building (2C)

1. Removal of the existing surface parking lot on Site 2C (the West Parking Lot).

2. Construction of the new West Ambulatory & Acute Care Building (2C), which may include Pedestrian Connections (above and below-grade) between the new West Ambulatory & Acute Care Building (2C) and the existing Howard Keck Diagnostic & Treatment Center in accordance as described in Chapter III, Section E.3, and its required on-site parking pursuant to Section III.F.

3. Implementation of site access improvements, including for Fire Department Access, pursuant to Chapter III, Section K.

4. Implementation of applicable water and sewer infrastructure upgrades in accordance with Chapter III, Section J.

5. Potential construction of a vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking structure below Site 2C with the subterranean parking beneath the West Ambulatory Care & Research Building (S3) in accordance with Chapter III, Section E.3.

6. Potential construction of an enclosed pedestrian walkway over Santa Monica Boulevard for patient and medical personnel use connecting the West Ambulatory & Acute Care Building (2C) to the West Ambulatory Care & Research Building (S3) on the south campus in accordance with Sections Chapter III, Section E.3.

7. Implementation of the applicable Community Benefits per the DA.

8. The existing multifamily housing building and Cancer Institute on Site S4 may be demolished in order to provide temporary/ interim construction staging/parking. If the Cancer Institute is demolished during this stage a landscaped buffer shall be planted along Santa Monica Boulevard, per Chapter III, Section D.2 and as shown on the inset map on this page. *

PHASING PLAN A
*
DRAFT 2022 63
IV. PHASING PLAN
FIGURE IV-6: PHASING PLAN A - STAGE A4 PHASING PLAN A I STAGE A4 - Education & Conference Center and East Ambulatory Care & Research Building (S4), Saint John’s Café, and Visitor Housing (S5)
Education & Conference Center and East Ambulatory Care & Research Building (S4) and Saint John’s Café

1. Removal of the existing surface parking lot located on Sites S4 and S5 (remainder of Lot “H”) and removal of the temporary interim staging/parking on Site S4.

2. Closure of Schader Drive at Providence Saint John’s property line and installation of a controlled access mechanism to allow for future Fire Department access in accordance with Chapter III, Section E.

3. Construction of the subterranean parking structure below Sites S4 and S5 with required passenger loading per Chapter III, Sections F and H and the Development Review Permit for the Education & Conference Center and East Ambulatory Care & Research Building (S4).

4. Construction of the Education & Conference Center and East Ambulatory Care & Research Building (S4).

5. Improvement of Site S4 with open space, including publicly-accessible open space, per Chapter III, Section D. Open space includes Saint John’s Square and the Saint John’s Café.

6. Creation of South Campus East Driveway per Chapter III, Section E including its commercial loading area per Chapter III, Section H.

7. Creation of the Service Access Road per Chapter III, Section E.

8. Implementation of the applicable water and sewer infrastructure requirements per Chapter III, Section J.

9. Implementation of Fire Department Access improvements pursuant to Chapter III, Section K.

10. Relocation of the existing traffic light at the intersection of Santa Monica Boulevard and 22nd Street/Saint John’s north campus Entry to align with the new intersection created by the new South Campus East Driveway, including addition of crosswalks on the west and east sides of the new intersection of Santa Monica Boulevard and South Campus East Driveway per Chapter III, Section E.

11. Closure of the existing ingress driveway from Santa Monica Boulevard to the north campus and re-routing of this ingress through a portion of Site 2D/E (existing surface parking Lot C) from the new intersection created by the new South Campus East Driveway.

12. Implementation of the applicable Community Benefits per the DA.

Visitor Housing Building (S5)

13. Construction of the Visitor Accommodations Building (S5).

14. Improvement of Site S5 with open space, including publicly-accessible open space, per Chapter III, Section D. Open space includes the Sun Garden and South Garden.

15. Improvement of Site S5 with a commercial loading area per Chapter III, Section H.

16. Implementation of the applicable Community Benefits per the DA

PHASING PLAN A
64 IV. PHASING PLAN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE IV-7: PHASING PLAN A - STAGE A5 PHASING PLAN A I STAGE A5 - East Ambulatory & Acute Care Building (2D/E) and Mullin Plaza East Ambulatory & Acute Care Building (2D/E)

1. Demolition of the existing 2221 Santa Monica Boulevard Building (occupied by the Saint John’s Foundation) and surface parking (parking for the 2221 Santa Monica Boulevard building and Lot “C”).

2. Construction of the East Ambulatory & Acute Care Building (2D/E), which may include Pedestrian Connections (above and below-grade) between 2D/E and the existing Chan Soon-Shiong Center for Life Sciences in accordance with Chapter III, Section E.3, and its on-site parking in accordance with Chapter III, Section F, and the Development Review Permit for the East Ambulatory & Acute Care Building (2D/E).

3. Potential construction of the vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking below 2D/E with the subterranean parking beneath the Education & Conference Center and East Ambulatory Care & Research Building (S4) per Chapter III, Section E.3.

Mullin Plaza

4. Construction of the redesigned and expanded Mullin Entry Plaza open space in accordance with Chapter III, Section D. The Mullin Plaza Café may be located in this open space.

5. Implementation of site access improvements pursuant to Chapter III, Sections E and F.

6. Implementation of the applicable Community Benefits per the DA.

PHASING PLAN A
DRAFT 2022 65
IV. PHASING PLAN
FIGURE IV-8: PHASING PLAN B - STAGE B1 PHASING PLAN B I STAGE B1 - Multifamily Replacement Housing Building (S2) and West Ambulatory & Acute Care Building (2C)
Multifamily Replacement Housing Building (S2)

1. Removal of the existing surface parking on Site S2 (a portion of Lot “H”).

2. Construction of the Multifamily Replacement Housing (S2), including its deed-restricted affordable units.

3. Improvement of Site S2 with open space per Chapter III, Section D.

4. Creation of the Southeast Driveway per Chapter III, Section E including the new crosswalk on the west side of the new intersection of Southeast Driveway and Broadway. Prior to Site S4 redevelopment, Southeast Driveway may serve as the ingress for surface parking Lot H and any interim surface parking/construction staging on the S4 site unless the Community Development Director approves alternative site access.

West Ambulatory & Acute Care Building (2C)

5. Removal of the existing surface parking lot on Site 2C (the West Parking Lot).

6. Construction of the new West Ambulatory & Acute Care Building (2C), which may include Pedestrian Connections (above and below-grade) between the new West Ambulatory & Acute Care Building (2C) and the existing Howard Keck Diagnostic & Treatment Center in accordance with Chapter III, Section E.3, and required on-site parking pursuant to Chapter III, Section F.

7. Implementation of site access improvements, including for Fire Department Access, pursuant to Chapter III, Section E including closure of the existing egress driveway from the north campus to Santa Monica Boulevard (except for Fire Department access) and re-routing of this egress through Site 2C to a new driveway on Site 2C along Santa Monica Boulevard.

8. Relocation of the existing traffic light at the intersection of Santa Monica Boulevard and 21st Street to align with the new driveway on Site 2C, including adding crosswalks on the west and east sides of this new intersection.

9. Implementation of any applicable water and sewer infrastructure upgrades in accordance with Chapter III, Section J.

10. Implementation of the applicable Community Benefits per the DA.

PHASING PLAN B
66 IV. PHASING PLAN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE IV-9: PHASING PHASE B - STAGE B2 PHASING PLAN B I STAGE B2 - Child & Family Development Center (S1) and West Ambulatory Care& Research Building (S3)

1. Demolition of the existing MRI buildings located on Site S3.

2. Removal of the existing surface parking located on Sites S1 and S3 (Lots “B” & “I”).

3. Construction of the subterranean parking structure below Sites S1 and S3 with required parking per Chapter III, Section F and passenger loading per Chapter III, Section H.

4. Construction of the new Child & Family Development Center (S1) with the number of available childcare spaces pursuant to the Childcare Implementation Plan, and the West Ambulatory Care & Research Building (S3).

5. Improvement of Sites S1 and S3 with open space per Chapter III, Section D.

6. Creation of the new street called 20th Place per Chapter III, Section E, including its on-street passenger loading per Chapter III, Section H and the new crosswalk on the east side of the new intersection of 20th Place and Broadway.

7. Creation of the new street called Saint John’s Way per Chapter III, Section E including associated on-street commercial loading per Chapter III, Section H.

8. Vacation of 21st Street. The northern portion of 21st Street will be vacated and improved with interim landscaping that will also allow public access for pedestrians and cyclists between Broadway and Santa Monica Boulevard (this area will also continue to provide emergency access). The southern portion of 21st Street will continue to provide access to neighboring residential developments as well as Lot H per Section Chapter III, Section E.

9. Creation of a new driveway called South Campus West Driveway per Chapter III, Section E including the separated commercial loading area per Chapter III, Section H.

10. Implementation of the applicable water and sewer infrastructure requirements per Chapter III, Section H.

11. Potential construction of a vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking structure below Site 2C with the subterranean parking beneath the West Ambulatory Care & Research Building (S3) in accordance with Chapter III, Section E.3.

12. Potential construction of an enclosed pedestrian walkway over Santa Monica Boulevard for patient and medical personnel use connecting the West Ambulatory & Acute Care Building (2C) to the West Ambulatory Care & Research Building (S3) on the south campus in accordance with Chapter III, Section E.3.

13. The existing multifamily housing building and Cancer Institute on Site S4 may be demolished in order to provide temporary/ interim construction staging/parking. If the Cancer Institute is demolished prior to or during this stage a landscaped buffer shall be planted or maintained along Santa Monica Boulevard, per Chapter III, Section D.2, as shown on the inset map on this page.

14. Implementation of the applicable Community Benefits per the DA. *

PHASING PLAN B
*
DRAFT 2022 67
IV. PHASING PLAN
FIGURE IV-10: PHASING PLAN B STAGE B3 PHASING PLAN B I STAGE B3 - 20th Street Medical Building (2I)

1. Demolition of the existing Child & Family Development Center on Site 2I.

2. Construction of the new 20th Street Medical Building (2I), including required on- site parking pursuant to Chapter III, Section F.

3. Implementation of site access improvements pursuant to Section Chapter III, Section E.

4. Implementation of modifications to 20th Street between Santa Monica Boulevard and Arizona Avenue in accordance with the options provided in Chapter III, Section E and the Development Review Permit for the new 20th Street Medical Building, if applicable.

5. Implementation of the applicable Community Benefits per the DA.

6. The existing multifamily housing building and Cancer Institute on Site S4 may be demolished in order to provide temporary/ interim construction staging/parking. If the Cancer Institute is demolished prior to this stage a landscaped buffer shall be maintained along Santa Monica Boulevard, per Chapter III, Section E.3, as shown on the inset map on this page.. *

PHASING PLAN B
*
68 IV. PHASING PLAN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE IV-11: PHASING PLAN B - STAGE B4 PHASING PLAN B I STAGE B4 - Education & Conference Center and East Ambulatory Care & Research Building (S4), Saint John’s Café, and Visitor Housing (S5)
Education & Conference Center and East Ambulatory Care & Research Building (S4) and Saint John’s Café

1. Removal of the existing surface parking lot located on Sites S4 and S5 (remainder of Lot “H”) and removal of the temporary interim staging/parking on Site S4.

2. Closure of Schader Drive at Providence Saint John’s property line and installation of a controlled access mechanism to allow for future Fire Department access in accordance with Chapter III, Section E.

3. Construction of the subterranean parking structure below Sites S4 and S5 with required passenger loading per Chapter III, Sections E and H, and the Development Review Permit for the Education & Conference Center and East Ambulatory Care & Research Building (S4).

4. Construction of the Education & Conference Center and East Ambulatory Care & Research Building (S4).

5. Improvement of Site S4 with open space, including publicly-accessible open space, per Chapter III, Section D. Open space includes Saint John’s Square and the Saint John’s Café may be located in this open space.

6. Creation of South Campus East Driveway per Section Chapter III, Section E, including the commercial loading area per Chapter III, Section H.

7. Creation of the Service Access Road per Chapter III, Section E.

8. Implementation of the applicable water and sewer infrastructure requirements per Chapter III, Section J.

9. Implementation of Fire Department Access improvements pursuant to Chapter III, Section K.

10. Relocation of the existing traffic light at the intersection of Santa Monica Boulevard and 22nd Street/Saint John’s north campus Entry to align with the new intersection created by the new South Campus East Driveway including adding crosswalks on the west and east sides of the new intersection of Santa Monica Boulevard and South Campus East Driveway.

11. Closure of the existing ingress driveway from Santa Monica Boulevard to the north campus and re-routing of this ingress through a portion of Site 2D/E (existing surface parking Lot C) from the new intersection created by the new South Campus East Driveway.

12. Implementation of the applicable Community Benefits per the DA.

Visitor Housing Building (S5)

13. Construction of the Visitor Accommodations Building (S5).

14. Improvement of Site S5 with open space, including publicly-accessible open space, per Chapter III, Section D. Open space includes the Sun Garden and South Garden.

15. Improvement of Site S5 with a commercial loading area per Chapter III, Section H.

16. Implementation of the applicable Community Benefits per the DA.

PHASING PLAN B
DRAFT 2022 69
IV. PHASING PLAN
FIGURE IV-12: PHASING PLAN B - STAGE B5 PHASING PLAN B I STAGE B5 - East Ambulatory & Acute Care Building (2D/E) and Mullin Plaza East Ambulatory & Acute Care Building (2D/E)

1. Demolition of the existing 2221 Santa Monica Boulevard Building (occupied by the Saint John’s Foundation) and surface parking (parking for the 2221 Santa Monica Boulevard building and Lot “C”).

2. Construction of the East Ambulatory & Acute Care Building (2D/E), which may include Pedestrian Connections (above and below-grade) between 2D/E and the existing Chan Soon-Shiong Center for Life Sciences in accordance with Chapter III, Section E.3, and on-site parking in accordance with Chapter III, Section F and the Development Review Permit for the East Ambulatory & Acute Care Building (2D/E).

3. Potential construction of the vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking below 2D/E with the subterranean parking beneath the Education & Conference Center and East Ambulatory Care & Research Building (S4) per Chapter III, Section E.3.

Mullin Plaza

4. Construction of the redesigned and expanded Mullin Entry Plaza open space in accordance with Chapter III, Section D. The Mullin Plaza Café may be located in this open space.

5. Implementation of site access improvements pursuant to Chapter III, Section E.

6. Implementation of the applicable Community Benefits per the DA.

PHASING PLAN B

CONSULTANTS
Architects & Urban Planners
Perkins Eastman
5510 Lincoln Blvd., Suite 250
Los Angeles, CA 90094
Associate Architects
Moore Ruble Yudell
933 Pico Blvd.

Santa Monica, CA 90405
Land Use
Harding Larmore Kutcher & Kozal
1250 Sixth Street, Suite 200
Santa Monica, CA 90401
Landscape Architects
Pamela Burton & Company
1430 Olympic Blvd
Santa Monica, CA 90404
Civil/ Structural Engineer
KPFF Consulting Engineers
700 S Flower St #2100,
Los Angeles, CA 90017
Mechanical/Electrical/Plumbing
Buro Happold
800 Wilshire Blvd
Los Angeles, CA 90017
Parking
Walker Parking
606 S. Olive Street, Suite 1100
Los Angeles, CA 90014
Traffic
Linscott Law & Greenspan
20931 Burbank Blvd. Suite C
Woodland Hills, CA 91367
Public Outreach
Eumenides Consulting Inc.
1535 Centinela Avenue
Santa Monica, CA 90404
Laboratory Planning
Strategic Facilities Planning
5 Knoll Vista
Atherton, CA 94027
Materials Management/VT
Lerch Bates
8824 La Roca Avenue
Fountain Valley, CA 92708
Fire/Life Safety
Jensen Hughes
2099 S. State College Blvd. Suite 540
Anaheim, CA 92806
Environmental Graphic Design
SKA Design
900 Palm Avenue
South Pasadena, CA 91030
Acoustics
Newson Brown Acoustics
2001 Wilshire Blvd., Suite 301
Santa Monica, CA 90403
Arborist
Carlberg Associates
2402 California Avenue
Santa Monica, CA 90404
Cost Estimator
Cumming
15015 Avenue of Science, Suite 160
San Diego, CA 92128

APPENDICES
72 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
r

EXAMPLES OF

BOSPXTAL AND HEALTH CARE USES
Acupuncture and Acupressure
Behavioral Heal th
Birthing center/Clinic
Bone Marrow Transplant
Burn Center
Cafeteria, Dining Room and
Kitchen•
Chapel
Chemical Dependency
Child and Family Development
Chiropractic
Chronic Dialysis Clinic
clinical Research
Conference and Meeting Rooms
Coroner/Morgue Facilities
cybernetics
Day Hospital
Education and Library Services
Emergency Services
Gene Infusion Therapy
Gift and Souvenir Shop*
Hyperbaric Medicine
Imaging (Inpatient and
outpatient)
Inpatient Services
Interventional care (Inpatient
and outpatient)
Laboratory
Laundry•
Material Treatment and
sterilization
Neonatal Intensive Care
Obstetrical Services
Office (Administrative
and Support Services)
Optical Shop/Laboratory
organ Transplant
outpatient surgery Center
outpatient Clinic/Service
Pediatric Intensive Care Unit
Pediatric Inpatient Unit
Pharmaceutical Service
(Clinical & Research)
Primary care Clinic
Protheses
Proton or other Advanced
Radiation Therapy
Rehabilitative Health
(Inpatient and
outpatient)
Laboratory Research
Respiratory Care
Robotics
Senior Center
senior Day care
Specialty Clinic
surgery (Inpatient and
outpatient)
Telemedicine Center
Therapy and Therapeutic
Services
Trauma Care
(*) = Uses which are internally located within a building or structure and primarily service (a) patients
utilizing the Hospital/Health Care uses, (b) their
visitors, and (c) employees of the Hospital/Health
Care uses.

Exhibit "G"
G-1
EXHIBIT "G"

HEALTH-RELATED SERVICES
Health-Related· Services include the following healthrelated services and retail uses:

Pharmacy
Durable Medical Goods
Health Information Store (Books, Tapes, CDs on health nutrition, lifestyle, fitness)
Optical Supplies
Hearing Aids
Alternative Medicines (chiropractor, acupuncture, herbalist, body massage, meditation instruction)
Health Food Store
Organic Produce Market
f Juice Shop
Exercise Equipment
Health Insurance Broker
Medical Electronics
Medical Records Service
EXHIBIT "I"

APPENDIX A APPENDIX B
APPENDIX C: PARKING STUDY
APPENDIX D: FIRE & DOMESTIC WATER STUDY
APPENDIX E: SANITARY SEWER STUDY
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