Providence
Saint John’s Health Center
Phase Two Master Plan &
Amended Development Agreement
City Council
March 22, 2022
Introduction to Third Amendment & Phase Two Master Plan Staff Presentation
High-level overview – key components, community issues, guiding principles Providence Saint John’s Health Center Phase Two Master Plan Third Amendment to Development Agreement, including Community benefits Related applications to implement Master Plan
Staff Recommendation
Adopt two resolutions for Final EIR and related CEQA documents Adopt resolution for General Plan and Specific Plan amendments Adopt resolution for Phase Two Master Plan
Introduce Ordinance for first reading for Third Amendment to Development Agreement Approve Tentative Map
Adopt resolution of intention for partial vacation of 21st Street Providence Saint John’s Health Center Campus
North Campus –
Between
Santa Monica Blvd
& Arizona Ave
South Campus –
Between
Broadway &
Santa Monica Blvd
Providence Saint John’s Health Center – North Campus
Bounded by Santa Monica Blvd, 23rd St, 20th St, and Arizona Ave Providence Saint John’s Health Center – South Campus
Bounded by Santa Monica Blvd, Parcels on both sides of 21st St, and Broadway Introduction to Third Amendment & Phase Two Master Plan Guiding Principles for City Review & Negotiations
Community Priorities
Preserve/expand community access to high-quality healthcare provided by Saint John’s Promote economic investment in Santa Monica
Protect the surrounding community from impacts
Negotiate enhanced community benefits that support City priorities to address critical community healthcare needs
Land Use Objectives
Require orderly, phased, and cohesive buildout of health care and community-focused uses Establish vested rights & development parameter maximums Address open space, infrastructure, parking, safe and efficient mobility Support innovations in medical research & patient care Provide flexibility to respond to changing health care needs during 17-year period Phase Two Master Plan vs. Development Agreement – What’s the Difference? Phase Two Master Plan
• Long-range plan for second phase of
development:
• Goals, vision, policies
• Permitted uses (healthcare related, etc.)
• Building floor area (square footage)
• Building height
• Setbacks/stepbacks
• Open space
• Circulation and parking requirements
• Infrastructure needs
• Conceptual phasing for buildout
Third Amendment to Development
Agreement
• Contract between City and Providence
• Amends original Development Agreement
for second phase of development
• Both parties need to reach agreement on
terms in order to execute contract
• Sets standards, conditions, and obligations
for Phase Two, including:
• Process and timing for vested rights
• Community benefits
• Infrastructure/utilities/other
improvements
Third Amendment to Original Development Agreement – Key Components DA Vested Rights
Right to develop per Master Plan for
17 years: uses, floor area, height, etc.
Review procedures for 17 years:
• Public Hearings (Development Review
Permit)
• No Public Hearings (Administrative
Approval) – two small cafés and MultiFamily Housing Building • Design Review by ARB
• Plan Check/building permit
DA Obligations
Development per Master Plan
Streets
Utilities
Publicly-Accessible Open Space & Ped Paths
Parking
Special Findings to issue DR Permits:
• Compliance with Phase Two Master Plan
• Requirement for final determination for
infrastructure per City Engineer & City Traffic
Engineer
Community Benefits – long-term obligations +
monetary commitments early in implementation
Background – Original 1998 Development Agreement
1994 hospital pre-earthquake: 662,000 SF and 501 licensed hospital beds 2013 hospital redeveloped after Phase One: 475,000 SF and 265 licensed hospital beds 1998 Development Agreement – Post-Northridge Earthquake Reconstruction • Authorized two phases of development
• Phase One (475,000 SF) and Phase Two (799,000 SF)
• 55-year DA Term with vesting deadlines for two phases Community Benefits
• Maintain community benefits for 55 years, even if sold to a for-profit entity • State requirements for non-profits + Santa Monica-specific benefits • Annual community benefit program, incl. Santa Monica Community Access Plan • Childcare program – 49 full-time spaces, tuition subsidies, operational requirements • Physical improvements on campus
Background – Amendments and Project Timeline Summary
2011 First Amendment – Phase One parking + TDM Plan, neighborhood protection measures 2017 Second Amendment – approved with required future Council action:
• Phase Two Master Plan and Third Amendment
• Revised vested rights, vesting deadline & community benefits Phase Two Master Plan – Building Floor Area & Open Space Comparison Master Plan Compared to Original DA and Current Zoning Ordinance • Phase Two Master Plan: 660,150 SF of above-grade floor area proposed / 1.86 FAR • Vested rights for 17-year period
• 35% open space on south campus
• Current Zoning Code: allows 33% more floor area (+221,000 SF) • 881,850 SF allowed / 2.5 FAR
• Open space not required
• Original DA: authorized 13% more floor area (+83,850 SF) • 744,000 SF allowed / 2.15 FAR
• 35% open space on south campus
Master Plan manages growth for 17 years; requires substantial open space; requires coordinated infrastructure & utilities
Phase Two Master Plan – Conceptual Plan for Phase Two Sites North Campus - 3 buildings + small plaza café
Building 2I – 20th Street Medical Building
Building 2C – West Ambulatory & Acute Care
Building 2D/2E – East Ambulatory & Acute Care
Mullin Plaza Café at entry plaza
South Campus - 5 buildings + Saint John’s café
Building S1 – Child & Family Development Center
Building S2 – Multi-Family Housing
Building S3 – West Ambulatory Care & Research
Building S4 – Education and Conference Center and
East Ambulatory Care & Research
Building S5 – Visitor Accommodations
Saint John’s Café at plaza
2I
2C
2D/E
S3
S2
S1
S4
S5
Phase Two Master Plan – Publicly-Accessible Open Space + 24/7 Pedestrian Connections Open Space & 24/7 Pedestrian Connections
• Open space planning important element
with DA’s 35% requirement; Master Plan
and Third Amendment regulate minimum
areas, public access
• Open space will be tracked through buildout
• Create healthcare campus with opportunities
for outdoor exercise/activity, promote
wellness, informal gathering areas, and
pedestrian enhancements and connections
• Design and final approval of open space areas
tied to Phase Two Buildings
Table 4. Phase Two Master Plan
Standards for Significant PubliclyAccessible Open Space Development Site Minimum Size
Saint John’s Square
(Site S4)
16,500 SF
Sun Garden (Site S5) 12,000 SF
South Garden (Site
S5)
7,000 SF
Mullin Plaza
(extension of existing
feature onto Site
2D/E)
Existing 17,700
SF + New 5,300
SF
Phase Two Master Plan – Publicly-Accessible Open Space + 24/7 Pedestrian Connections • Publicly-Accessible Open Space
• Min. open hours (6am-11pm) and
other regulations provided in DA
• Two 24/7 Ped Connections
negotiated to create connections
between Santa Monica Blvd and
Broadway:
• Center connection contingent
on partial street vacation
• would connect with southern
portion of 21st Street
• West connection required
with S1 & S3 Buildings
Open Space & 24/7 Pedestrian Connections
Phase Two Master Plan – Existing Circulation
Phase Two Master Plan – Circulation, Access and Parking Circulation/Access/Parking - Guiding Principles
• Efficient & safe multi-modal circulation
• Avoid impacts to and queuing on the City streets
• Maintain Santa Monica Boulevard as the priority street for vehicular access • Protect existing east/west bicycle facility on Broadway • New public street access on Saint John’s property before vacating 250-foot section of 21 Street • Connectivity for pedestrians/bicycles
• Establish process for future review of circulation/access improvements • Require sufficient on-site parking for both phases
• Transportation Impact Fee (TIF) to address impacts on City’s transportation network – paid at time of each building permit
• Estimated at $10.7M for full Phase Two buildout
Phase Two Master Plan – Proposed Street Network
Phase Two Circulation and Access
• Comprehensive City review:
• New & realigned driveways
• New streets
• Lane and signal modifications
• New pedestrian and bicycle facilities
• New loading areas, passenger/deliveries
• New on-site parking facilities
• Timing for vacation of north portion
of 21st Street (250 ft)
• Subject to conditions, including
two new south campus streets on
Providence property provided first
• Public hearing for street vacation required
Proposed Street Network
Phase Two Master Plan – Conceptual Phasing Plans
Conceptual Phasing Plans
• Long-range development
• Requirements for infrastructure, streets, utilities,
circulation improvements, open space, by stage
• Provides framework to manage Phase Two
development and keep Health Center in
operation during construction
Phasing
Plan B • Phasing Plan A
• South Campus S2, S1 & S3 would be
constructed first
• Phasing Plan B
• North Campus 2C would be constructed first
Phasing
Plan A
Starts on
South
Campus
Phasing
Plan B
Starts on
North
Campus
Third Amendment – Community Benefits
Overview of Community Benefits
Negotiation
Critical community health needs
Council & community priorities
LUCE policies – placemaking, mobility,
trip reduction
Build on Saint John’s substantial
Phase One/ongoing community
benefits and long-standing role in
community as healthcare provider
Key Community Benefits
Address Santa Monica’s Priorities
Behavioral and mental health services
Homelessness services and services for
other vulnerable populations
Childcare
Child and Youth Development programming
Affordable housing
Publicly-accessible open space
Mobility and transportation
Access to education & conference center
Local hiring, internships, equal opportunity
subcontracting
Planning Commission Review and Recommendation
Planning Commission Recommendation
Approve Master Plan and Third Amendment, with eight recommendations:
Commission’s guidance language incorporated, or Commission’s intent addressed with new terms, when possible.
Providence will consult with stakeholders and subject matter experts as part of its grant program. Providence can request Council approval to fund new grantee per the DA, if not all criteria are met. Providence will support City’s community engagement process; provide experts; leverage partnerships to advance City priorities.
Ensure financial feasibility of affordable housing project by allowing higher rents and also encourage possibility of partnering with non-profit affordable housing provider to obtain public financing. • Commission’s recommendations on timing of contribution/adjustments for funding and impact fees not incorporated.
Negotiated Community Benefits
(#1) Homelessness Services and Services to Other Vulnerable Populations Annual Program - Cash grants and in-kind services to other non-profit community partners For homeless services and prevention, services to other vulnerable populations, and/or behavioral health programs in the community
$29,000,000 minimum value over DA Term (2053)
Annual requirement until end of DA Term and subject to 1.5% annual adjustment Minimum annual value of $1,000,000 provided annually for 20 years Minimum annual value of $500,000 provided annually through remainder of term (until 2053) Cash Grant Requirement: minimum of 80% of annual value / in-kind services up to 20% Provide cash grants to non-profits that serve populations consistent with requirements of the Human Services Grants Program and have received a City grant within 3-year period For new/emerging non-profits, DA allows Saint John’s to request City Council approval for a cash grant that would count toward its annual requirement Negotiated Community Benefits
(#2) Monetary Contribution for Santa Monica Behavioral Health Initiatives Negotiated funds for Santa Monica behavioral health initiatives New and significant investment from Providence to help expand community access. Funds could be used for capital needs, operational funding, and in-kind staffing for a potential behavioral health center or for other City-sponsored programs to address the community’s behavioral and mental health needs.
Contribution would be made to the City.
Use of funds would be at the City Council's discretion, and may be informed by:
City-led community engagement process
Results from the City’s RFP, feasibility study, and development of a comprehensive behavioral health strategy
Negotiated Community Benefits
(#2 cont’d) Monetary Contribution for Santa Monica Behavioral Health Initiatives City and Providence agree on the contribution, with one difference:
Providence proposes the following:
Total of $10,000,000 to the City for Santa Monica Behavioral Health Initiatives:
• $5,000,000 within 180 days after Third Amendment/Phase Two Master Plan approval • $5,000,000 within 100 days after first DRP approval for a Phase Two Building City proposes the following:
Total of $10,000,000 to the City for Santa Monica Behavioral Health Initiatives:
• $5,000,000 within 180 days after Third Amendment/Phase Two Master Plan approval • $5,000,000 upon the earlier of 100 days after the first DRP approval for a Phase Two Building or within eight years after DA approval.
- This amount would escalate annually 1.5% after three years.
Negotiated Community Benefits
(#3) On-Site Childcare Program
Continue Phase One requirement for operational capacity of 49 childcare spaces Provide operational capacity for 11 additional spaces to meet projected demand generated by Phase Two
New CFDC would accommodate a minimum capacity of 71 childcare spaces Continue providing required tuition subsidies based on need; enrollment priorities for Saint John’s employees and Santa Monica residents
Requirement until end of DA Term (2053)
Negotiated Community Benefits
(#4) South Campus Multi-Family Housing
Construct no less than 10 new deed-restricted residential rental units Replaces existing 10 vacant residential units located at 1417 21st Street 99-year deed restriction
Units to be built before Cert. of Occupancy for a Phase Two South Campus building Original DA required only two deed-restricted units; code requires 55-year deed restriction Affordable Housing Commercial Linkage Fee – required for all applicable Phase Two Buildings and paid at time of building permit. Estimated at $3.8M for full Phase Two buildout.
Negotiated Community Benefits
(#5 - #12) Community Benefits
Programs: Child & Family Development Center Youth and Family Program Circulation: Phase Two Vehicle, Bicycle & Pedestrian Infrastructure Improvements Open Space: 35% open space on South Campus, publicly-accessible open space and 24/7 Pedestrian Connections
Meeting Rooms: Community group/non-profit group access to meeting rooms at Education and Conference Center up to four times a year
Local Discount: Discounted admission for Santa Monica residents to future events/conferences/meetings hosted by Saint John’s at Education and Conference Center Local Hiring & Internships
Internship/Nurse Residency Program
Local hiring and equal opportunity subcontracting provisions Continuation of neighborhood protection measures (2011) Community Feedback on Phase Two Master Plan & Community Benefits Concerns
• Overall size of plan & construction
• Current parking impacts
• Traffic impacts on surrounding streets
• Higher level of community benefits needed:
• 50+ in-patient psychiatric beds or other
direct mental health services on site
• More funding & programs to address
homelessness + youth/families/seniors
Support
• Saint John’s is a long-standing healthcare
provider, community partner
• Commitment to Santa Monica
• Substantial community benefits will create a
sustained positive impact on community
• New campus supports innovations in highquality patient care and medical research - Forums for Comments:
- Preliminary concept feedback during prior hearings in 2016 and 2017 - Community meetings held periodically since 2015
- Two meetings at Social Services Commission in 2020 and 2022 - ~150 comments submitted for Planning Commission and Council hearings California Environmental Quality Act (CEQA) – Final EIR Draft EIR Summary
To promote informed decision making, an Environmental Impact Report (EIR) was prepared in accordance with CEQA Guidelines.
Notice of Preparation (NOP) to prepare EIR was circulated from April 10, 2017 to May 11, 2017.
A Scoping Meeting was held on April 24, 2017 at McKinley Elementary School. The Draft EIR was published for a 90-day public review period between July 30, 2019 to September 13, 2019.
California Environmental Quality Act (CEQA) – Final EIR Draft EIR Summary
The Draft EIR identified significant and unavoidable impacts for: air quality, cultural/historical resources, construction effects (due to vibration), neighborhood effects (due to transportation). Draft EIR analyzed five alternatives:
Alternative 1: No Project
Alternative 2: Tier 1 Only
Alternative 3: Reduced Healthcare Uses with Tier 2 Housing on South Campus Alternative 4: Reduced Master Plan (height)
Alternative 5: Partial Master Plan (no S4, S5 or 2D/2E Buildings) In addition to Alternative 1 (No Project), Alternative 5 is identified as the environmentally superior alternative. Reduced development under Alternative 5 would reduce but not eliminate all significant and unavoidable impacts compared to the Project.
California Environmental Quality Act (CEQA) – Final EIR EIR Comment Letters
10 comment letters received during Draft EIR comment period. Comments were focused on traffic analysis, general support for the project, and concerns about construction air quality.
The Final EIR was published on January 18, 2022 and includes responses to comments, mitigation monitoring and reporting program, and minor corrections and text additions to Draft EIR.
Review of FEIR and all information in the record - Statement of Overriding Considerations & Mitigation Monitoring Program recommended
General Plan & Specific Plan
Repeal of 1988 Hospital Area Specific Plan (HASP) & LUCE Amendments HASP reflects outdated 1984 General Plan policies and 1988 Zoning Ordinance designations. Applies to the entire study area, including Saint John’s, UCLA-owned properties, commercialzoned parcels, and residential-zoned parcels. HASP repeal and 2010 LUCE amendment does not affect the 2015 Zoning Ordinance development standards that apply to the study area. Goals and policies continue to apply in applicable LUCE land use designations.
Proposed amendments are provided with staff report.
General Plan consistency analysis and development agreement findings also provided.
Resolution Revisions
Redline Revisions for Two Council Resolutions
Recommendation
1. Adopt a resolution certifying the Final EIR for the Third Amendment to the Development Agreement and Phase Two Master Plan in accordance with CEQA;
2. Adopt a resolution adopting a Statement of Overriding Considerations to support approval of the Third Amendment and Phase Two Master Plan based on the FEIR and other information provided in the record - and adopting a Mitigation Monitoring and Reporting Program;
3. Adopt a resolution repealing the 1988 Hospital Area Specific Plan and amending the 2010 Land Use and Circulation Element of the General Plan;
4. Adopt a resolution approving the Phase Two Master Plan;
5. Introduce an ordinance for first reading to adopt the Third Amendment to the Development Agreement for the Phase Two Master Plan;
6. Adopt a Statement of Official Action approving Tentative Tract Map 82302; and
7. Adopt a ROI declaring Council’s intent to vacate a portion of 21st Street between Santa Monica Blvd and Broadway upon dedication of new public streets to be located on Saint John’s South Campus.
Providence
Saint John’s Health Center
Phase Two Master Plan &
Amended Development Agreement
City Council
March 22, 2022