DIGNITY HEALTH
DRY UTILITY RELOCATION PLAN St. Joseph's Medical Center Hospital Expansion Project 3/15/2023
5.2-3
DRY UTILITY
RELOCATION PLAN AUGUST 2023 DIGNITY HEALTH
DRY UTILITY RELOCATION PLAN St. Joseph's Medical Center Hospital Expansion Project 12/23/2022
5.2-3
DRY UTILITY DIGNITY HEALTH RELOCATION PLAN
UTILITY RELOCATION PLAN St. Joseph's Medical Center Hospital Expansion Project 4/22/2022
5.2-2
UTILITY RELOCATION
PLAN
17.60 17.16
17.15 19.12
18.0 17.76
18.21 18.00 17.86
17.69 18.15
17.93 18.28
17.07 16.93
14.94 18.58
14.75 18.18
17.32 17.30
16.49 19.32
17.78 17.22
17.4 17.85
17.50 17.49
17.27 17.50
16.90 16.83
16.19 15.60
16.23 16.43
16.31 16.67 16.72 16.4
16.68 16.5
16.28 16.54 16.53 16.76
16.5 16.516.70
16.16 16.33
16.56 16.29
16.62 16.79 16.7
16.85 16.90
17.07 16.43
16.39 16.32
16.25 16.12
16.25 16.37
16.34 16.27
16.10 15.83
16.35 16.49
16.38 16.15
16.23 16.26
16.03 15.93
15.94 15.48
15.46 15.98
16.36 16.24
15.71 16.30 16.05
16.34 16.29
16.07 16.14
16.10 16.09
15.84 16.03
15.84 15.90
15.61 15.38
16.06 16.01
16.22 16.12
16.12 16.12
16.18 16.17
16.58 16.10
16.28 16.55
16.20 16.19
16.34 16.42 16.48
16.42 16.15
16.17 16.55
15.95 15.98
16.05 16.11
16.65 16.65
16.46 16.47
16.47 16.32
16.74 17.14
16.87 16.73
16.84 16.97 16.96
16.88 16.61
16.79 17.09
17.32 17.50
17.45 17.38
17.40 17.51
17.96 17.88
17.77 17.58
17.16 16.78
17.02 16.82
17.19 17.37
17.46 17.53
17.05 17.32
17.30 17.31
17.04 17.05
17.03 16.92
16.8 16.99 16.93
16.92 16.96
17.12 17.20
17.27 17.10
17.27 17.31
16.65 16.66
16.34 16.23 16.16
16.13 16.3
16.8 16.22
16.08 16.48 16.43
16.56 16.55
16.50 18.4616.41
16.54 16.75
16.93 17.28
17.00 17.84
17.40 17.06
16.81 16.81 18.47
18.48 17.53
17.34 17.11
17.15 17.17
17.40 17.43 17.59
17.94 17.96
17.59 17.58
17.64 17.57 17.35
17.51 16.23
16.10 16.66 16.37
16.66 16.67
16.83 16.46
16.33 16.31
16.28 16.38
16.75 16.79
17.14 17.17 17.18
16.7 16.8
17.0 17.10
17.8 16.63
16.56 16.52
16.39 16.47
16.42 16.69
16.61 16.50
16.78 16.716.6516.65
16.99 17.10
17.09 16.8716.5516.7
17.0 16.94
16.9 16.5 16.47 17.05
16.94 16.55
16.69 16.69
16.68 16.7
16.6 16.64
16.62 16.94
17.20 16.76
16.4 16.9
17.06 17.1
17.0 16.83
17.16 17.41
16.98 16.56
16.59 16.65 16.66
16.7 16.65
16.62 16.54
16.67 16.59
16.72 16.96
17.23 17.47
17.17 17.01
17.0 17.3
17.51 17.2
17.5 16.9 17.05
17.34 17.45
16.84 17.12
16.37 16.7016.92
16.00 15.96
15.91 16.05
16.04 16.54
15.27 15.72
15.78 15.79
15.57 15.98
15.90 16.76
17.22 17.25
16.99 16.9
17.2 17.5
17.42 17.3
17.4 17.02
17.33 17.56 17.21
16.51 17.35
17.63 17.08 17.19
16.60 15.94
15.81 16.44
15.85 16.05
15.95 15.79
16.02 16.00
15.73 15.9
15.84 15.75
15.75 16.03
16.20 16.61
16.75 17.02
16.94 17.06
17.43 17.71
17.74 17.84
17.49 17.52
18.04 17.19
17.09 17.16
17.1 17.2
17.15 16.54
16.43 17.03
16.80 16.84
17.04 17.17
16.56 17.22
16.69 17.13
17.40 17.57
17.28 17.44
16.97 16.80 16.34 16.47
16.65 16.19
16.33 16.84
17.18 17.34
17.44 17.34
16.97 16.51
16.41 16.90
17.18 17.20 17.14 17.36
17.36 16.94 17.01
17.05 16.86
17.11 17.39 17.35 17.28
17.22 17.217.17
16.80 16.31
16.41 16.88
17.21 17.36
17.10 16.78
16.57 16.26
16.12 16.32
16.46 16.86
16.60 16.08
16.02 16.12
16.66 16.99
17.23 17.30
17.22 16.97
16.49 16.86
16.81 16.15
16.26 16.35
16.40 16.42 16.92 16.95 17.0 17.16
16.50 16.72
16.35 16.68
16.95 16.83
16.75 16.97
16.11 16.10
16.05 16.09 16.26 16.04
16.70 16.94
16.94 16.77
16.60 16.66
17.11 17.23
17.16 17.12
16.92 16.56
16.21 16.14
16.42 16.14
16.06 15.94
16.06 16.13
16.58 16.11
16.39 16.73
16.94 17.05
17.18 17.21
17.06 16.86
16.75 16.8 16.6
16.42 16.84 17.09
16.68 16.57
17.14 17.57
17.69 17.51
17.58 17.10
17.16 17.09
16.49 16.62 16.51
16.74 16.83
16.62 16.50
16.96 17.20
17.60 17.88
17.78 17.40
16.97 16.87
17.39 17.30 17.4317.19
17.33 17.2
17.23 17.42
17.24 17.4
17.41 17.49
17.50 17.00
17.03 17.05
17.40 17.42
17.82 17.82
17.14 17.62
17.80 17.88
17.67 17.24
16.64 16.47
16.90 16.98
16.54 16.62
17.76 17.98 17.82
17.86 17.75
17.29 17.20
17.73 17.7
17.67 17.57
17.60 18.57
18.68 18.58
18.54 18.11
16.59 16.51
16.48 16.64
16.44 16.60
16.19 16.12
16.20 15.95 16.24 16.21
16.10 16.14
16.11 16.12
16.60 16.18
16.36 16.58 16.34
16.78 16.45
16.76 16.89
16.40 17.61
18.51 16.11 18.46
17.18 17.54
16.94 17.2 17.48
17.53 17.30
17.36 17.16
17.13 16.88
16.90 16.17
16.1 16.6
16.39 16.4
16.85 16.88
16.27 16.29
16.32 16.33 16.25
16.36 16.07
15.62 15.64
16.14 16.20
15.44 15.45
15.87 16.00
15.91 16.01
15.46 16.00
16.20 16.06
16.12 16.22
16.27 16.13
15.48 15.39
15.97 15.58 15.90
16.10 15.34
15.29 15.84 16.03
15.83 15.97
15.24 14.92
15.47 15.29
16.64 15.95 15.50
15.65 15.54 15.38
15.18 15.87
17.18 17.21
15.84 15.89
15.09 15.26
15.30 15.35
15.32 15.38
15.58 15.48
15.50 15.40
15.81 16.10
15.99 16.21
16.12 16.08
15.57 15.58
15.68 15.77
15.76 17.71
16.89 17.64
16.10 16.69
16.58 16.4
16.4 16.5
16.41 16.52
16.07 15.98
16.98 16.82
16.47 15.89
15.98 16.82
16.79 16.25
17.18 16.78
17.04 17.12
16.90 16.5316.41
16.67 17.37
17.54 16.76
16.67 17.15
17.38 17.20
17.20 17.28
16.76 17.48
17.50 16.84
16.89 16.76
17.66 16.80
16.91 17.32
17.58 17.63
17.42 17.06
17.00 17.03
17.75 17.34
16.60 16.33
16.14 16.14
16.5 16.7
17.09 17.1
17.2 17.27
17.29 17.2
17.2 17.4
17.48 17.58
17.5 17.6
17.90 17.89
17.74 17.75
17.79 17.66
17.35 17.51
17.73 17.03 17.10
17.75 17.59
17.63 17.37
17.07 17.13 17.62
17.74 17.69
17.86 17.20
17.24 17.29
17.67 18.00
16.61 16.60 16.69
16.62 16.60 16.63
16.20 16.34
16.59 16.78
16.78 16.89
16.78 17.16
17.20 16.49
16.54 17.12
17.21 16.60
17.38 17.41
17.48 16.7016.80
17.40 17.22
17.49 17.50
17.44 16.86
16.94 17.31
17.32 17.42
17.41 17.10
16.98 16.66
16.57 16.54
17.32 17.20
17.74 17.17
17.85 18.28
18.50 18.54
18.41 18.13
17.89 17.35 17.46
17.57 18.00
18.42 18.58
18.68 18.45
17.90 17.42 17.39 18.12
17.85 17.87
18.11 18.35
17.93 18.46 18.18
18.13 17.85
18.06 18.06
17.92 17.47
17.89 17.45 17.52
18.10 18.63
18.83 18.83
18.58 18.06
17.54 17.39 18.21
17.83 18.11
18.09 18.13
17.23 17.40
17.88 18.33
18.50 18.76
18.62 18.45 18.16
18.17 18.20
18.21 18.01
18.01 18.24
18.72 18.69
18.52 18.20
17.76 17.69
18.24 18.46
17.66 17.59
18.13 18.11 17.98
18.05 18.42
17.95 18.28
18.45 17.46
18.01 18.38
17.75 17.74
18.12 18.14
17.22 17.37
18.02 18.49
17.8 17.98
17.95 18.15
18.52 18.51
18.5 18.04
18.08 18.25
18.29 18.67
18.65 18.27
17.55 18.23
18.4 17.98 18.4 18.37
18.86 18.28
18.16 18.25
18.14 18.17
18.23 17.43
17.54 18.04 18.34
18.38 18.01
17.91 17.99
18.26 18.22
18.55 18.12
18.15 18.1
18.2 18.37
18.20 18.18
18.07 17.72
17.56 18.04
18.25 18.22
17.49 17.60 18.17 18.44
18.12 17.33
17.49 17.87
18.32 18.44
18.40 18.18
17.63 18.24
17.53 17.55 18.10
18.38 17.43 17.32
18.04 17.90 17.30
17.61 17.94
17.87 17.13 17.24
17.83 18.05
18.18 18.02
17.54 17.24
17.08 17.83 17.83
17.6 17.60
17.74 17.82
17.93 17.7
18.01 17.77
18.21 18.35
18.22 18.03
17.57 17.57
17.03 17.44
18.13 17.95 17.95
17.24 17.40 18.27
18.11 18.05
17.64 17.60
17.59 17.87
17.75 17.85 17.71
17.66 23.39
17.82 17.82
18.27 18.20
17.88 17.93
18.01 17.80
17.78 17.91
17.26 17.33
18.00 18.39
18.68 18.49
18.02 17.74 18.10 18.59
18.69 18.40
18.08 17.93
17.79 17.96
17.28 17.36
17.98 18.32
18.53 18.45
18.26 17.64
17.63 18.26
18.26 18.17
18.15 18.10
18.13 18.26
18.05 18.52
18.42 18.13
17.87 17.75
17.75 17.70
17.90 18.39
18.52 18.72 18.73
18.67 18.10
18.60 18.64
18.79 18.57 18.00
18.09 18.23
18.18 18.16
18.12 18.14
18.10 18.76
18.76 18.60
18.49 17.88
18.36 18.46
17.91 17.94
17.9 18.23
17.45 17.49
18.06 18.47
18.30 17.35
17.76 17.21 17.85 17.86
17.16 17.29
18.14 17.55
17.05 17.62 17.50
17.46 17.45
17.36 17.97
18.27 18.21
17.80 17.56
17.34 17.25
17.28 17.87
17.98 17.55
17.63 16.99 17.29
17.53 17.94
17.88 17.75
17.39 17.49
16.67 16.09
16.14 16.54
17.29 17.39
17.42 17.60
17.52 15.94
15.98 16.27
16.31 16.61
16.22 16.31
16.62 16.60
16.55 16.98
16.95 16.95
16.94 17.18
17.5 17.10
17.04 17.13
17.32 17.49
17.43 17.50
17.48 18.01
17.88 17.84
18.01 17.82
17.54 18.40
18.28 18.02
18.20 18.10
18.28 17.46
17.57 17.93
17.50 17.50
18.19 18.32
17.54 17.50
17.26 17.60
17.21 17.55
17.94 17.61
17.82 18.16
17.71 17.68
18.16 17.70
17.80 18.50
18.35 18.16
17.53 18.01
18.24 19.7
17.97 17.52
17.41 17.70
18.12 17.41
17.26 17.01
17.16 17.12
17.27 17.34
17.22 17.35
17.85 17.78
17.24 17.69
17.83 18.04
17.54 18.14 18.18
17.99 18.11 18.13
18.10 18.17
18.22 18.20 18.1118.1
17.55 18.02
18.18 17.98 18.52
18.01 17.43
17.31 17.32
17.48 17.39
17.64 18.07
18.46 17.62
17.82 17.14
17.15 17.01
17.26 17.32
17.32 17.01 17.17
17.25 17.28
17.33 17.08
17.28 18.00
17.38 18.02
17.93 17.90 17.45
17.94 17.24
16.8916.90 16.89
16.85 16.80
16.89 16.95
16.91 17.45
17.43 16.76
16.92 16.75
16.89 16.73
16.88 16.62 17.01
17.37 17.76
18.0 17.9 18.03
17.43 17.32 17.96 19.8 20.21
19.75 19.70
19.8 18.06
17.92 18.14
17.46 17.48
17.69 18.20
17.54 17.67
17.60 17.5017.42
17.43 17.55
18.20 17.30
17.39 18.47
17.82 18.41
18.05 18.09
18.07 18.01
17.9 17.63
16.99 17.29
17.75 17.39
18.33 17.71
17.35 17.44
16.98 17.14
17.18 16.99
17.72 17.70
17.63 16.85
16.92 17.06
17.32 17.11
17.13 17.33
16.65 17.43
18.04 18.29
18.34 18.10
17.54 16.87
16.78 17.42
17.37 17.37
17.34 17.37
17.57 16.86
16.95 17.47
18.13 18.47
18.56 18.22
17.56 17.07
16.92 17.59
17.60 17.54
16.65 16.72
17.33 17.57
17.39 17.49
17.56 17.95 18.33
18.60 18.62
18.31 17.96 17.56
17.40 17.39
18.22 17.73
17.73 17.90
17.97 17.20 17.27
17.87 18.31
18.12 17.49 17.24 17.15
17.74 17.69
17.10 17.20
17.64 18.03
17.57 17.52 17.72 17.47 17.93
17.82 17.4
20.5 21.9
22.2 21.7 19.7
17.3 17.2
18.9 20.2
19.8 19.0
18.4 17.9
17.3 17.5 18.0
18.07 17.69
18.12 17.97
18.22 18.36 21.01
21.29 20.85
20.66 21.48 21.63
21.09 19.21
17.64 17.81
17.99 19.39
19.7 19.9
19.1 19.8
18.8 19.4
18.6 18.0
17.9 17.8
17.9 17.8
17.9 17.8
17.7 17.6
17.6 18.0
17.8 18.1 18.0
17.8 17.9
18.5 17.94
19.83 18.28
18.2 19.18
17.40 17.68
18.07 18.64
18.90 18.21
17.23 18.37
22.05 21.90
21.38 20.91
20.62 17.5
17.2 19.2
21.82 21.5
22.2 22.4
22.5 22.6
22.0 21.4 21.5
20.0 20.33
19.99 19.59
18.62 18.23
18.02 17.63
17.57 17.36
17.89 18.01
17.97 17.44
17.14 18.06
18.00 17.7
17.81 18.25 17.71
17.65 18.22
17.92 18.00
17.92 18.07
18.28 18.21
18.55 18.17
18.00 18.04
18.05 18.00
18.0 17.8
18.0 18.0
17.8 18.4
18.1 18.09
17.87 17.83 17.86 17.8217.67
17.88 17.83
17.95 18.02
17.94 17.94
17.88 18.9 18.8
21.0 21.2
20.4 21.30
19.05 19.10
19.04 19.12
21.05 21.18
18.56 18.30
18.48 18.44 18.26 18.09 17.54 17.48
17.67 18.17
17.56 18.07
18.26 18.13 17.98
17.53 17.21
17.15 17.64
17.74 18.18 18.12 18.12
17.65 17.54
17.54 17.65
16.95 17.52 18.01 18.14 17.96 17.71 17.32
17.80 17.78
16.87 16.70
17.24 17.21
17.2817.1
17.27 17.60
16.80 16.97
17.27 17.74
17.77 17.23 17.09 16.95 17.56
17.74 17.63
17.74 17.76
17.83 19.55
17.83 18.93
19.04 18.41
17.93 17.81 18.28
17.83 17.93
17.90 17.88
17.89 17.92
17.92 18.02
17.99 17.94
18.06 18.53
18.22 18.27
18.49 18.96
18.89 18.88
18.85 18.53
18.36 18.48
18.54 18.46
18.21 18.28
18.40 18.41
18.20 18.02 17.95 18.33
17.93 18.25
18.05 19.64
19.58 18.95
19.07 19.02
19.65 18.99
19.20 18.96
18.98 19.18
18.84 18.11
18.34 23.18
20.02 17.93
17.88 18.24
18.13 18.58
18.80 18.10
18.94 19.14
18.28 18.20
23.19 23.20
23.20 19.74
19.82 19.30
22.63 22.70
19.67 18.95
19.65 19.58 19.04
31.88 22.76
32.07 22.92 23.35
23.31 23.15 31.84
28.31 23.33
22.24 22.18
21.78 20.08
21.75 18.23
18.54 21.56
22.63 22.12
22.18 22.42
22.59 22.51
22.36 22.44
22.34 22.73
22.89 22.93
22.90 33.02
33.84 33.05
22.03 22.15
22.53 19.59 19.63
19.62 19.63 18.93
25.56 25.56
20.63 19.64
17.77 17.77
18.74 18.61 17.99
18.44 18.66
14.36 17.24
18.01 15.20
14.55 18.6
14.93 14.93 15.16 15.72 11.58
12.87 9.80
9.82 9.42
8.82 8.97
8.99 8.93
19.85 22.92
18.30 17.67
17.54 17.52
17.7 16.49
17.96 17.58
18.09 18.65
17.8 18.62
21.16 21.05
20.77 21.02
20.79 20.6
20.64 16.75
16.83 16.87
17.03 17.32
17.44 16.81 17.47
16.92 17.19
17.07 17.05
17.17 17.65
17.52 17.57
17.70 17.75
17.56 18.03
18.31 18.33
17.08 17.65
17.19 17.48 17.25
17.26 17.34
17.66 17.25
17.28 17.39
17.45 17.53
18.04 17.87 17.77
9.19 8.79
9.96 11.20
9.85 9.85
19.86 19.88
11.27 10.23
10.17 17.78
17.76 17.75
21.50 21.92
23.32 31.88
26.74 20.08 20.09
23.08 20.01
19.37 21.97
17.94 19.22
19.15 19.22
18.92 19.03
17.15 17.13
17.94 17.94
21.12 17.90
18.65 18.83
18.43 18.4
19.02 18.96 18.8
18.4 18.44
18.81 18.63
17.33 17.72
17.68 17.90
18.00 17.99
17.98 17.99
17.92 17.95
17.96 17.8
17.7 17.83
17.70 17.80
17.69 18.42 18.59
18.77 18.79
18.6918.74
18.6 18.22
18.17 18.17 18.63
18.21 17.13 17.01 17.5417.50
17.57 17.52
17.68 17.67
17.51 17.6
17.7 17.9
17.84 18.00
17.8017.9
17.76 17.69 17.56
17.61 17.62
17.51 17.37
16.94 17.07
18.31 18.43
18.13 18.02
17.82 17.79
18.05 17.95
17.67 17.75
17.79 17.9
17.87 17.94 17.88
18.1 17.67
17.94 18.56
17.95 17.76
17.94 18.02
17.78 18.56
18.97 21.40
18.07 18.11
18.10 17.76
17.88 17.92
18.22 18.35
18.23 18.05
17.86 17.56
17.75 17.16
17.94 21.3
21.36 17.45
14.22 14.27
10.82 10.82
10.76 10.73
17.3 13.46
17.88 17.87
17.87 17.78
17.95 17.59
17.82 17.77
17.62 17.77 17.87
17.96 17.83 17.86
17.98 18.27
18.03 19.20
18.2 17.8
17.86 18.00
18.29 18.24
20.19 18.32
20.77 20.95
22.80 17.90
17.99 18.3
18.25 19.20
17.92 18.26 17.9
17.7 18.3
17.8 18.14
18.24 18.45
17.70 17.62
17.89 17.84
17.6 17.2
17.6 17.8
17.8 17.8
17.64 17.7
17.65 17.85
18.42 18.2
17.9 17.7
17.9 17.84 17.88
17.92 18.03
17.7 17.94
17.83 18.0
17.9 17.8
18.28 18.22
18.00 18.03
17.8 17.8
17.7 17.6
17.8 17.5
17.7 17.7
18.06 17.81
17.84 18.20 17.8
17.7 17.7
17.74 17.85
17.92 17.70 17.65
17.82 17.76
17.96 17.94
17.6 18.2 17.7
17.9 17.95
18.10 17.9
17.78 17.75 17.75
17.75 17.68
17.58 17.62
17.58 17.61
17.64 17.62
17.74 17.83
17.96 17.88
17.85 18.00
18.13 17.98
17.98 17.58
18.01 18.14
17.86 17.77
17.97 17.77
17.67 17.70
17.90 17.85
17.48 17.55
18.5 17.64
17.88 18.08
18.05 18.24
21.40 18.23
18.51 18.48
18.27 18.27 17.9618.03
18.55 17.73 17.73
17.88 18.01
17.50 17.36
18.42 17.20
17.16 17.09
17.10 17.16 17.08
17.60 17.51
17.55 17.59 17.61
17.59 17.51
17.65 17.5
18.0 18.03
18.03 18.10
17.90 18.03
17.51 17.64
17.76 17.76
17.71 17.66
17.69 18.10
18.24 17.47
11.51 12.25
17.39 17.71
17.69 17.54
20.7 17.04
17.05 17.08
17.20 17.20
17.84 17.08
17.45 18.06 18.04
17.53 17.55
16.48 16.32 17.68
17.70 16.34
17.15 17.24
17.15 16.70 16.74
16.65 16.58
16.57 17.11
17.55 17.49
16.19 17.93
16.60 17.45
17.96 17.52
17.53 17.67
19.04 19.84
21.32 33.24
21.58 22.51
22.48 22.39
22.37 22.37
23.08 22.23
22.26 22.50
21.28 21.29
21.26 18.27
17.81 17.53
17.50 17.62
17.45 16.50
17.30 16.96
17.68 18.54
18.52 17.29
17.14 22.26
19.32 22.53
17.27 17.92
18.61 19.12
19.26 19.48
19.58 19.69 19.67 19.56
19.32 19.15
18.56 17.83
17.28 17.30
17.61 18.99
18.88 17.54
17.50 17.50
17.68 19.07
18.88 18.88
20.23 20.20
20.47 22.41
22.45 22.43
22.91 33.50
33.47 21.85 21.68
21.78 21.70 21.90
16.54 16.37
16.54 16.43
16.23 16.55
16.58 16.87
16.68 16.56
17.06 17.41 17.09
16.69 17.10
17.36 16.63
17.00 16.60
16.72 16.27 16.23
16.35 16.36
16.13 16.06 16.85
17.12 17.15
16.94 16.78
16.9616.99
17.05 16.90
18.32 18.96
20.26 20.61
21.41 21.43
21.46 18.00
17.99 17.43
17.17 17.02
17.04 16.60
17.02 16.58
17.47 17.17
16.80 16.68
17.32 17.06
17.03 16.96
16.89 16.93
16.98 17.02
16.78 16.68
16.62 16.12
16.07 16.78
16.67 16.49
16.01 16.37
15.96 16.48
16.25 16.25
16.36 16.35
16.23 16.23
16.33 15.59
15.72 22.48
22.88 21.96
22.76 22.82
24.38 22.90
24.34 22.85
23.86 23.86 23.82
22.42 22.78
22.84 24.30
23.60 22.62
21.78 22.16
22.81 22.83
22.86 32.72
32.79 22.33
22.95 21.45
18.05 18.36
20.82 20.78
18.26 17.19
18.47 16.94
16.8016.72
16.86 17.55
21.21 18.26
18.14 17.99
19.84 19.90
19.00 19.13
17.59 18.15
17.99 18.16
18.10 18.42
19.87 19.01
19.01 19.96
20.56 20.52
22.74 22.71
22.85 22.86
22.80 22.82
22.79 21.30
21.36 21.30
19.96 21.33
21.33 21.34
21.10 23.86
23.86 23.81
23.79 22.79
22.00 21.99 22.75 22.71
21.25 21.19
21.1019.72 19.72
19.67 19.60
18.14 18.06
18.08 21.33
21.32 21.32
21.30 21.33 21.32
21.30 21.31
19.64 21.36
21.38 21.36
21.39 21.42 20.14
20.09 19.71
22.08 20.30
20.28 18.78
18.71 18.25
16.48 16.54
20.68 20.80
21.44 19.56
20.29 22.91
20.19 22.35
19.35 19.76
19.93 20.40
20.68 20.94
21.58 21.76
21.78 21.83
21.96 22.03
22.37 22.32
22.27 22.22
22.28 22.36
22.30 22.29
22.32 21.90
21.77 21.41
20.90 20.64
20.28 18.32
18.45 19.91
18.45 18.40 17.66
16.96 17.69
16.39 21.35
16.94 17.29 17.28
16.44 16.49
18.24 21.09
16.18 16.16
16.02 33.81
17.61 19.86
17.28 20.75
22.74 22.78
22.77 23.02
23.01 23.00
23.86 23.87 23.72
23.82 22.86
22.95 22.77
22.84 22.78
23.87 22.87 22.8322.79 22.58
22.95 22.96
22.89 22.89
22.84 22.87
22.91 22.86
22.85 22.81
22.62 22.85
22.99 22.79
22.86 23.83
23.82 23.82 22.86
22.86 22.92
22.79 22.80
22.77 22.85
22.85 22.83
22.84 38.17
22.76 22.69
23.64 19.58
19.54 19.56
19.27 20.92
21.03 20.8820.70
20.03 20.15
20.14 23.04 22.46 22.27
22.70 17.39
18.36 19.48
21.21 21.60
21.64 21.65
21.74 21.88
19.86 19.49
19.61 19.53
19.19 18.39
17.97 17.80
18.07 18.06 17.93
18.58 19.92
18.86 18.77
18.22 18.15
18.12 18.11
17.91 17.72 17.50
17.78 19.39
19.55 19.55
19.46 19.40
19.17 18.68
19.80 20.01
20.09 18.95
18.93 18.83
19.07 19.28
19.76 19.66
19.38 18.94
18.8018.66 18.77
20.03 19.93
20.95 21.41
20.75 20.90
20.33 20.28
21.94 22.65
21.77 21.74
21.75 21.56 21.51
21.48 21.39
21.12 21.05
20.42 20.05
19.79 19.69
19.77 19.96
20.06 20.07
20.25 19.48
22.91 34.76
22.19 20.19
20.17 9.84
9.82 9.80
9.78 9.81
9.77 23.00
9.78 15.54
15.53 22.39
22.42 22.67
22.56 22.29
22.01 22.18
22.27 22.60
22.47 22.13
21.91 22.63
22.51 22.64 22.62
22.62 22.64
22.61 22.61
22.66 22.69
22.72 22.67
22.61 22.59
21.89 22.54
22.36 22.27
22.67 31.99
31.9732.03
31.92 23.03
22.80 24.69
22.74 22.67
22.64 22.22
22.55 22.65 22.36
22.52 22.19
21.84 22.14
22.14 21.28
21.41 19.74
21.16 21.15
21.16 21.78
21.80 19.68
19.08 15.53 19.52
22.70 23.87
18.22 21.90 21.89
19.88 19.81
17.71 21.88
32.56 22.42
31.57 22.6
22.42 22.59
22.1 31.83
19.98 22.15
17.57 17.61 17.93
18.26 18.36
18.24 17.70
17.34 17.24
18.08 18.34 18.42
18.26 17.67
17.49 17.37
18.2717.92
17.7 17.79
17.63 17.10
18.35 17.96
18.2 17.94
17.81 17.66
17.41 17.34 18.20
18.44 18.48 18.36 17.81
17.58 17.44
17.51 17.65 18.36
18.56 18.51
17.50 17.42
17.95 17.92 17.35
18.28 17.9
17.34 17.19
17.7 17.99
17.99 18.04
18.39 18.34
17.89 17.28
17.40 18.27
18.07 17.95 18.16 18.28
18.36 17.83
17.93 17.92
17.94 17.9
17.96 18.10
17.96 18.01
17.89 17.86
17.99 17.90
17.86 17.83
17.83 18.05
18.05 17.71 17.46
17.34 17.37 17.18
17.14 17.08
17.17 17.2
17.3 17.4
17.36 17.48
17.69 17.30
17.38 17.49
17.78 17.66 17.56
17.82 17.92
17.93 17.52
17.85 17.2
17.57 17.63 17.14
17.0 17.3 17.15
17.18 16.94
17.07 17.11
17.35 17.49
17.52 17.53
17.55 17.5517.30
16.93 16.91
16.75 16.82 16.9
17.1 17.14
17.47 17.46
17.40 17.12
18.2 17.80 17.3 17.30 17.85 18.05 17.98 18.18
18.45 18.54 18.47
18.45 17.34
17.72 18.30 17.94
18.09 18.56
18.4 18.50 18.55 18.34
18.49 18.57 18.23
18.53 18.32 18.16
17.77 17.32 17.32
17.3 18.0
17.65 17.48
17.13 17.0
17.12 17.05
17.08 16.34
17.06 17.22
17.42 17.42
17.68 17.32
16.73 17.38
17.56 17.06
16.98 17.32 17.41
17.36 17.48 17.91
18.42 18.34
18.3 17.40
16.92 16.54
16.69 16.76
17.11 17.24
17.04 17.99
38.67 17.0
17.0 16.85
16.8 16.9
17.16 17.1
17.2 17.23 17.50
17.22 16.23
16.87 17.4 16.716.76
17.7 16.9
16.90 16.26 16.45
17.20 17.65
17.15 17.1
17.0 17.28
16.92 17.98
17.08 17.8
17.04 18.65
18.43 18.28
18.3 18.48
18.40 18.42
18.60 18.14
17.88 17.18
17.50 17.75
17.65 17.17
17.1 16.9 17.32
17.517.1
17.1 17.40 17.83 17.57
17.23 17.27 17.77 17.96
17.39 17.42 17.35
17.27 17.46
17.83 18.00
17.0 17.4 17.44
18.10 18.13
18.35 18.07
18.28 18.39
18.14 17.55
17.65 18.31 18.36
18.44 18.15
17.77 17.24
17.80 18.17
17.71 17.67
18.09 18.1 17.7 18.22
17.85 17.98 18.33
18.29 17.9 17.8
17.53 18.4
17.94 17.30 18.07
18.07 17.45 17.55
18.32 18.29
18.2 18.31
18.20 18.22
18.28 17.76
17.74 17.4
17.6 18.51
18.72 18.1
17.94 18.2
17.9 18.28
18.92 18.98
18.55 17.3
17.5 16.77
16.8 17.0
19.07 18.49 18.518.19
18.15 17.99
18.13 18.62
17.43 17.53
36.11 47.16
32.57 17.30
17.55 17.68
17.48 17.26
17.25 17.29
17.52 17.24
17.26 17.14
16.41 16.55
17.19 17.23
17.27 17.22
16.77 17.44
17.49 17.29
16.78 16.63
16.82 17.19
17.32 17.16 17.15
17.22 17.57
17.5 18.0
18.55 17.19
17.10 17.13 17.3
18.51 18.04
17.24 16.75
16.7717.3117.3
17.20 17.30
17.52 16.95
16.97 16.70
16.80 16.65
16.82 17.46
17.28 16.70
16.66 17.18 17.22
17.2717.20
16.86 17.22
16.72 16.66
16.60 16.42
16.24 16.12
16.73 16.44
16.94 17.32
17.39 17.05
16.94 16.84
16.18 16.70
16.50 17.03
17.17 17.07
17.20 17.11
16.52 16.54
16.65 16.60
16.95 17.23
17.16 16.73
16.68 16.70
16.63 17.02
16.73 16.51
17.4 16.80
17.08 16.54
16.49 16.19
16.27 16.96
17.14 17.22 17.31
17.26 17.04
16.16 16.26
16.52 16.69
17.33 16.97 16.86
17.09 17.3 16.88
16.62 17.20
16.88 17.03
16.89 17.37
18.0 18.44
17.32 16.81
16.92 16.6916.70
16.64 16.62 17.40 17.41
17.12 16.70
16.71 16.65
17.33 17.20
18.43 18.53 17.40 17.55
17.80 18.17
16.69 16.63
16.78 17.22
18.36 18.2 18.52
16.68 16.75
17.35 17.32
18.32 16.36
16.48 16.60
17.63 17.87
17.30 17.18
16.68 16.54
17.15 18.27
16.81 16.61
16.84 16.75
17.29 17.43
17.48 17.01
16.95 17.20
17.2217.11
17.02 17.3
17.42 17.22
17.2 17.08 16.86
16.73 16.90
16.70 16.66
16.64 16.60
17.18 16.92 16.78
17.37 18.58
18.3 18.53
17.92 17.94
17.8 18.2 18.39 19.22 18.80
17.75 17.54
16.33 16.86
17.51 17.55
18.10 17.76
17.54 18.88
18.78 18.76 19.02
18.17 18.1 17.817.98 19.18 19.2418.72
18.32 18.17 18.80 18.47
18.02 17.74
16.35 16.39
18.0 18.11
18.51 17.23
18.34 17.47
17.52 17.69
16.88 17.47
16.83 17.33
17.42 17.31
17.30 17.31
17.40 17.36
17.59 17.57
17.29 17.99
18.06 17.2717.50
17.40 17.77
18.11 17.81
17.83 18.06
17.77 17.53
17.73 17.13
17.72 17.80
17.29 17.13 17.31
17.78 17.94
17.68 17.49
17.60 17.57
17.49 17.57
17.45 17.57
17.45 16.69
17.13 17.61
17.48 17.62
17.64 17.87
17.69 17.26
17.26 17.74
17.71 17.67
17.79 17.60
17.62 16.86
17.76 17.38
17.35 18.97
18.10 18.00
17.32 15.50
17.49 17.53
17.49 17.37
17.41 17.69
18.66 18.32
18.05 17.65
17.17 17.12
17.20 17.73
17.64 17.77
18.04 17.80 17.64
18.09 17.29
17.80 17.92
17.49 17.74
18.34 18.32 18.46 18.3
17.70 18.04 18.33 18.117.53 18.31 18.24
17.71 17.53
18.00 18.26 17.77
18.82 18.75
18.90 18.02
17.84 17.58
17.61 17.62
17.78 18.68
18.03 17.77
18.43 18.1 18.60
18.39 18.04
18.45 17.91
17.86 17.93 18.51
18.88 18.83
18.71 19.11
18.76 17.15
16.85 17.15
17.41 17.67
17.98 18.48
18.18 17.80
17.44 17.18
17.26 17.52
18.39 17.93
18.18 17.86
17.51 17.02
17.30 17.58
17.64 17.28
17.60 17.41
17.43 17.12
17.8 18.2
17.99 18.00
18.26 18.24
17.67 16.91
18.0 16.96
17.15 17.34
17.40 17.33
17.26 17.25
17.29 16.88
17.45 17.43
17.44 17.38 17.06
18.09 18.2
18.14 17.01
18.08 16.87
18.17 18.24
18.18 18.23
18.32 18.09
19.19 19.31
19.28 19.32 18.90
18.39 17.92
18.28 18.28 18.27
18.43 17.02
16.55 16.77
16.96 16.96
16.76 16.88 16.94
17.22 17.14
18.04 18.12
17.95 17.86
17.86 17.48
17.69 17.65
17.63 17.60
17.72 17.86
17.94 17.68
18.82 18.41
18.74 18.34
18.45 18.46
18.31 18.80
18.99 18.78
18.60 18.63
18.81 18.38
18.44 18.24 18.25
17.83 17.85
17.83 16.76
17.17 17.06
17.94 17.29
17.43 17.48
18.75 17.92
17.39 17.49
17.92 17.57
17.60 17.69
18.73 18.81
18.31 17.76
17.42 17.26
17.15 17.14
17.26 17.26
17.21 17.55
17.48 17.26
17.72 17.63
17.49 17.15
17.54 17.40
17.85 17.80
18.37 18.64
18.50 18.53
18.26 18.03
17.86 17.85
16.92 16.97
17.14 17.26
18.17 18.53
18.35 18.24
17.15 17.23 16.90
17.29 16.87
16.75 16.94
18.38 16.87
16.70 16.68
16.62 16.45
16.51 17.43
18.16 18.14
17.83 18.26
18.58 18.21
17.75 17.82
17.77 17.96
17.66 17.40
17.10 17.34
17.70 18.10
18.46 18.57
18.59 18.17
17.52 18.10
17.86 18.03
18.17 17.91
16.87 16.90
16.54 17.06
16.99 17.88
18.20 18.10
18.14 18.18
17.77 18.49
18.35 17.74
17.52 17.28
17.71 17.94
18.11 18.02
17.95 17.94
17.92 17.98
17.61 17.66
17.80 18.54
17.81 17.92
18.08 18.20
17.99 17.12
16.57 16.30
17.06 18.13
17.62 17.77
17.25 17.31 17.34 17.36
17.43 18.08
17.30 16.98
17.01 17.96
18.24 18.30
18.13 18.1
18.13 17.97 18.12
18.08 18.00
17.98 18.05
18.19 18.09 17.95 18.12 17.76
17.97 18.18
18.18 18.05
18.22 18.12
18.1 18.24
17.96 18.19
18.26 18.2 18.50 18.30
18.33 18.31
18.06 18.10
18.16 18.22 18.27 17.92
18.00 18.10
18.18 18.12
18.09 17.64
17.69 17.92
17.97 17.83
17.75 17.75
17.90 17.62
17.48 17.60 17.53
17.60 17.59
17.63 17.34
17.61 17.52
17.70 17.81
18.10 17.96
18.18 18.16
18.07 18.14
17.34 18.02
18.04 17.79
17.23 17.46
17.09 17.15
17.61 18.14
17.73 17.35
17.18 18.55
18.81 18.51
18.50 17.82
17.38 17.01
16.88 16.94
17.10 17.21
18.69 17.32
17.1 17.16
16.98 16.85
16.73 16.63
16.51 16.81
16.66 16.90
17.55 17.82
18.20 18.57
18.25 18.45
18.62 18.01
17.66 17.45
17.54 17.65
17.74 17.81
17.64 18.74
18.97 18.20
18.35 18.59
18.87 18.49
19.02 18.84
18.19 17.76
17.08 17.14
17.82 17.76
18.11 18.10
18.31 18.72
18.79 18.66
18.85 18.84
18.79 18.66
18.32 18.37
18.33 18.10
18.19 18.36
18.53 18.22
18.12 17.55
17.37 17.72
17.90 18.28 18.37
18.61 18.75
18.83 18.70
18.17 18.46
18.9 49.13
57.13 70.91
17.73 18.04
18.31 18.24
18.01 17.68
17.74 18.04 18.16
17.99 18.01
18.1 18.33
18.10 18.34
17.9 18.16 18.28
18.44 18.75
18.70 18.22
18.3 17.87 17.98
18.36 18.40
18.36 18.0
17.8 17.7
17.4 17.3
17.4 17.2 17.7
17.26 18.26
18.48 18.26
17.26 17.23
17.38 18.1
17.5 17.4
17.32 18.68
18.69 18.54
18.50 18.59
18.58 18.23
18.10 18.34 18.14
18.00 18.18
18.15 18.14
27.77 18.38
22.86 22.78
22.90 18.00
19.00 18.02
20.84 22.24
18.44 18.1
22.84 18.32
18.10 18.04
18.20 18.07
18.06 17.90 18.12
18.42 18.72
18.44 18.28
18.45 18.90
19.48 19.80
19.40 18.24
17.8 18.32
23.03 22.96
22.86 18.86
19.06 22.84
18.73 18.82
22.97 23.00
23.07 23.09
22.99 22.82 18.82
18.92 18.65
23.04 18.37
22.82 22.85
22.90 23.10
19.11 18.63
17.75 17.76
17.80 19.07 19.13 19.75
19.04 19.18
15.52 18.95
19.03 18.96
18.25 18.54
18.52 18.38
18.35 18.28
18.36 18.11
18.34 18.24
18.15 18.26
18.33 18.38
18.30 19.27
18.10 22.45
18.57 22.62
18.22 18.00
17.84 18.28
18.20 18.77
18.0 17.76
17.76 18.0
17.97 17.6
17.4417.7
22.43 17.45
18.58 18.58 18.52
14.85 18.018.2 18.35 18.09
17.88 18.13
17.67 17.57
16.80 16.78
16.91 17.06
17.06 17.03
17.72 17.18
17.72 17.16
17.16 17.18
17.19 17.89
18.02 18.04
18.00 17.14
17.22 19.64
17.12 17.54
17.32 17.65
17.30 17.11
17.62 17.57
17.50 18.05
17.36 17.55
17.63 17.44
17.47 17.9
17.73 17.48
17.19 17.08
17.70 17.03
17.66 16.91
16.92 17.10
17.10 16.91
17.11 17.58
17.46 17.04
17.38 17.30
17.46 16.88
17.03 17.00
16.97 16.79
16.99 16.71
17.60 17.28
17.56 17.69
17.41 17.46
17.54 17.70
17.55 17.6 17.50
17.18 17.33
17.34 17.28
17.41 17.48
17.6 18.35
18.35 18.52
17.9 18.01
18.25 17.54
17.04 17.15
18.11 17.95
17.78 17.76
17.64 17.61
17.37 26.73
26.67 17.78
26.72 26.77
17.71 17.69
17.69 17.78
17.74 17.69
18.05 17.68
17.92 17.89
17.84 18.06
17.49 17.45
17.46 17.50
17.26 17.14
17.35 17.19
17.39 17.62
18.28 18.31
17.64 17.74
17.55 17.84
17.76 18.20
18.47 18.45
17.48 17.28
17.42 17.61 17.51
17.26 17.06
17.20 17.86
18.59 18.59
18.59 16.58
17.80 17.98
18.16 18.2
18.23 16.66
16.67 16.66
18.65 18.98
18.02 17.87
17.80 17.89
18.58 18.37
17.98 17.96
18.72 18.67
18.51 17.36
16.92 17.3616.89 16.75
17.86 18.0117.52
18.02 18.46
18.47 18.55
18.15 18.51
18.70 19.20
19.07 18.74
19.01 18.88
17.90 18.20
18.70 18.32
18.53 18.94
18.97 18.56
17.67 17.39
17.33 17.04
18.11 17.67
17.66 18.47
17.12 17.1
18.1 17.1
18.2 17.15
17.6 17.80
18.49 17.43
17.48 18.17
18.18 17.08
17.5 17.7 18.11
18.47 18.44
18.30 17.93
18.08 18.49
17.81 17.99
17.56 17.70
17.61 17.95
18.79 18.17 18.17
17.84 18.11
18.96 18.98
17.9417.98
17.95 17.7117.53
17.56 17.84 18.24
18.58 18.5018.28
18.44 18.38 18.86 18.96 18.85
17.67 18.53
18.88 17.59
17.07 16.92
17.10 17.03
16.90 17.08
17.08 17.06
17.24 17.04
17.28 17.41
16.97 18.98
17.76 17.69
18.15 17.49
17.34 17.27
16.7 17.35
17.63 17.69
17.28 17.40
17.62 17.89 17.64
17.67 18.62
18.50 17.60
17.22 17.54
17.25 17.16 17.97 17.99
17.60 17.54
17.56 17.64
17.7 17.88
18.0 17.43
16.99 17.07 16.91 17.16
17.43 17.16 17.27
17.57 17.17
17.20 17.0517.38 17.44 18.02
17.75 17.28
17.48 18.00
17.99 17.48
17.37 17.28
17.37 17.97
17.49 17.25
17.36 17.43
17.45 17.50
17.42 17.09
17.38 17.94
17.94 17.00
17.15 16.2
16.78 16.5
16.3 16.4 16.92
16.6 17.0
17.26 16.54
16.35 16.4
17.0 16.41
16.9 17.11
17.26 17.46 17.04
16.1 17.0
16.6 16.3 16.62 16.63
16.53 16.50
16.83 16.20
16.90 16.61
16.85 16.88
16.59 16.50
16.80 16.89
17.27 17.30
16.74 17.22
17.07 17.07
17.06 17.28
17.1 16.9
16.93 17.26
17.14 17.3
25.09 17.56
17.42 17.41
17.56 17.52
17.51 17.26
17.31 17.25
17.28 17.2
17.25 17.3
24.78 23.47
19.05 19.08
18.57 18.63
18.61 18.66
19.05 18.7 18.68
18.73 18.03
18.12 18.37
17.61 17.94
18.30 18.05
17.82 17.38
17.24 17.71
17.60 18.2
17.9 18.32
18.41 18.34 18.07
17.91 18.47
18.34 18.24
18.13 18.77
19.01 18.79
18.75 19.03
18.88 18.7
19.05 18.85
18.31 17.80
17.74 18.21
18.79 18.59
18.15 18.75
18.34 18.88
19.09 19.09
18.55 18.53
19.09 19.08
18.54 18.57
19.12 18.36
18.39 18.36
17.82 18.0
17.92 18.38
18.17 18.25
18.24 18.25
19.03 18.77 19.76 18.93 18.92 19.05
19.04 19.15 19.15
18.90 18.73
18.65 18.92
18.94 19.00
17.32 18.52
18.48 16.62
16.53 16.53
16.54 16.41
16.49 31.00
19.09 18.89
18.88 18.56
18.50 18.90
19.04 19.04 18.96
18.55 18.83
18.36 18.95
19.12 18.40
18.60 19.07
18.3818.37
19.02 18.40
18.33 18.53
18.47 29.89
18.64 18.7
18.62 18.11
17.19 17.36
17.38 17.22
18.3 18.03
18.32 18.02
17.87 17.89
17.83 17.87
17.92 17.96
17.99 17.93
17.94 17.75
17.20 17.20
17.78 17.83
17.95 17.96
18.3 17.20
18.64 17.6
17.7 17.56
17.65 17.88
17.66 17.97
16.92 17.50
17.97 17.70
18.01 18.10
18.06 18.35
18.30 18.17
17.54 17.65
17.72 17.91
17.75 18.09
17.68 17.63
17.68 17.77
17.71 17.75
17.74 17.82
17.72 17.64
17.68 17.70
17.74 17.45
17.46 18.14
18.07 17.8 18.01
18.32 17.86
18.06 18.27
18.65 18.68
18.67 18.65
17.76 18.71
17.91 17.91
18.64 18.68
18.68 18.00
18.00 18.16
18.12 18.53
18.19 18.50
18.3618.46
18.12 18.17
18.16 18.42
18.42 18.00 18.26
18.30 18.23
18.34 18.56
18.37 18.29
18.3 19.10
19.16 19.18 18.9 19.17 19.15
19.17 19.11
18.8 19.15
19.14 18.8
19.13 18.57 19.11
18.85 18.51
18.33 18.27
18.85 18.93 18.76
18.00 18.38
18.49 18.54
18.42 18.47 18.28
18.50 18.52 18.52
18.23 18.34
18.41 19.0 18.73
19.0 19.18
18.7 19.15
19.19 19.15
19.06 19.07
19.06 18.86 18.55
18.54 18.45
18.18 18.83
18.69 19.11
17.39 17.55
17.85 17.90
17.90 17.61
19.16 17.84
18.24 18.35
17.87 18.05
18.6 19.16
19.16 18.8
19.12 18.52 18.46
18.52 19.15
18.57 18.87
21.77 21.02
21.20 21.11
21.32 21.49
21.29 22.67
17.97 17.68
18.01 17.69 22.03
17.9 18.3
17.87 46.98
27.30 27.98
35.99 73.73
17.84 17.96
18.00 18.19
17.54 18.24
18.00 18.05
17.89 18.28 19.97
21.53 22.68
21.09 17.85
17.92 17.94
17.98 32.12
35.93 17.81
17.90 17.90
17.97 18.23
18.43 18.65
18.34 18.22 18.3
18.08 17.85
17.63 17.78
17.83 17.86
17.62 18.39
18.34 18.19
17.93 18.15
18.22 18.29
18.0 17.818.16
18.08 18.1
17.9 18.03 17.95
18.1818.37
18.35 18.19
18.42 13.41
13.50 13.39
13.42 18.19
18.18 18.19
18.03 17.99
17.98 17.96
18.12 17.60
17.80 18.12
17.74 18.15
17.89 17.96
17.88 17.94
18.03 18.24
18.27 18.14
18.51 18.36
18.22 18.01
18.02 18.19
18.24 18.19
18.29 20.40
27.29 27.36 18.81
18.71 18.70
19.2 18.47 18.47
25.44 22.74
25.44 22.56
29.62 18.14
18.13 18.12
17.6 17.7 22.05
18.16 6.40
17.67 17.78
17.70 17.81
17.98 29.72 22.62
18.1 18.12 17.86
17.99 19.96
19.95 18.06
19.97 22.80
19.6 22.92
19.43 19.30
19.4 20.41
20.31 20.40
18.57 19.25
19.21 20.37
20.37 20.40
19.19 19.87
20.81 23.01
23.00 22.86
22.97 18.64
18.40 18.08
18.12 17.92
18.11 18.38
20.77 18.50
17.89 17.94
17.93 17.96
17.95 18.01
22.86 18.46
18.47 17.92
18.56 18.18
18.30 18.30
18.37 17.61
18.04 18.32
18.25 18.19
18.69 18.57
18.37 18.50
18.09 17.67
18.34 17.97
17.63 18.02
18.10 19.06
18.75 18.77 18.7
18.65 18.62
18.58 18.60
18.63 18.86
18.45 16.84
17.25 17.66
18.58 18.63
17.16 18.19
18.18 17.24
18.10 17.78
17.80 17.75
17.96 18.14
18.27 18.28
18.01 17.63
17.61 18.01
18.16 18.15
18.14 18.11
18.12 18.01
18.01 18.02
17.75 17.70 17.71
17.75 17.77
17.77 17.7617.72
17.5 17.75
17.68 17.62
17.66 17.76
17.83 17.98
18.20 18.10
17.93 17.79
17.75 17.76
17.76 17.78
17.73 17.80
17.85 17.95
17.92 17.90
17.87 17.79
17.66 17.71
17.74 17.75
17.6 18.3 18.0
17.8 18.4
17.8 18.96
18.10 18.14
18.13 18.25
18.53 18.0
17.8 18.2
18.0 18.09
17.71 18.0
17.88 18.74
17.30 25.93
17.4 17.6
17.6 17.78
17.76 17.59
17.71 24.80
18.61 14.72
26.21 18.13
18.10 17.99
18.13 17.90
23.50 17.95
17.94 17.94
18.29 18.07
24.08 24.13
23.82 23.80
20.23 19.8720.22 18.05
18.06 18.00
17.79 17.95
18.07 17.98
18.10 18.09
18.1 18.16
18.25 18.25
18.21 18.17
17.9 17.98
17.93 17.86
17.85 17.82
17.85 17.86
17.82 17.81
17.82 17.86
17.92 18.05
18.11 18.14 18.11
17.71 16.16
15.54 15.64
15.50 15.11
15.76 14.99
15.34 15.37
15.49 15.64
15.48 15.65
16.03 16.04
16.38 16.41
16.04 16.06
15.64 15.28
15.48 16.17
16.43 16.35
15.93 15.64
15.65 15.72
15.82 16.27
16.16 16.16
16.62 16.97
16.47 16.51
16.61 16.69
16.02 16.68
16.73 16.19
16.84 17.08
17.1617.22
17.08 17.07
16.4516.47
16.52 16.53
16.64 16.66
17.08 17.12
17.20 17.57
17.39 17.17
17.46 17.22
17.45 17.71
18.00 17.32
16.96 17.67
17.65 17.99
18.00 18.11
18.10 17.91
17.92 16.96
16.90 16.89
16.92 16.90
16.80 16.76
16.71 17.58
17.98 18.11
18.12 18.08
18.04 17.12
17.15 17.23
17.15 15.21
15.16 14.89
14.86 15.02
15.34 15.64
15.36 15.50
15.34 15.78 15.88
15.5 15.8
16.2 16.2
16.0 16.4
16.5 16.7
16.9 17.2
17.0 15.94
16.32 16.56
16.61 16.62
16.67 16.69
16.73 15.71
15.71 15.53
15.46 15.5215.64
15.83 15.90
16.20 16.18
16.59 16.55
17.07 16.98
17.15 17.33
17.18 17.22
17.33 17.31
17.11 17.73
18.01 18.05
17.91 17.14
17.09 17.16
17.06 17.44
17.96 18.15
18.17 18.06
17.72 17.17 16.78
17.23 16.94
17.80 18.11
18.17 18.21
17.99 17.78
17.19 17.48
17.26 17.86
17.58 18.13
18.25 18.14
17.85 17.33 17.00
17.00 17.00
17.55 17.51
17.50 17.41
17.40 17.32
17.26 17.65
17.58 17.86
17.82 17.74
18.09 17.9
17.33 17.47
18.12 18.04
18.01 18.01
17.4 17.5 17.5
17.5 17.7
17.90 17.38
17.12 17.5
17.2 16.5
16.5 16.1
16.2 15.5
15.9 17.76
17.61 17.24
16.85 16.44
16.11 15.54
15.69 15.55
15.56 15.57
15.46 15.65
15.74 15.70
15.57 15.64
15.49 15.51
15.52 15.49 15.58
16.08 15.84
16.17 16.51
16.78 16.77
16.72 16.57
16.58 16.62
17.06 17.13
17.14 17.74
17.40 17.79
17.67 17.53
17.67 17.88
17.86 17.92
17.97 17.54
17.44 17.30
17.17 17.10
17.12 17.02
16.98 16.76
16.94 16.59
16.55 16.58
18.40 18.4
18.1 18.2
18.3 18.7
18.0 18.0
17.5 17.2
17.8 17.7
17.5 17.3
17.1 17.3
16.9 16.6
16.5 16.2
16.2 17.71
17.32 17.40
17.25 17.07
17.03 17.06
17.07 17.24
16.94 16.68
17.24 16.89
16.68 17.29
16.98 16.67
17.22 17.03
16.67 15.88
16.26 16.00
15.90 15.90
15.85 16.20
16.18 15.68
15.78 15.54
15.48 15.49
15.46 15.54
16.23 16.44
16.62 16.17
16.23 16.14
16.13 16.65
16.39 16.89
16.49 16.44
16.38 16.85
17.32 17.35
17.30 16.95
16.76 16.57
16.36 16.36
15.80 15.81
15.78 15.71
15.61 15.62
16.20 17.01
OH/E
OH/E
360 FILTRATIONW/ STORMWATER11.33 BTM16.08 GRT
DI
12.30 12" FL (NW)12.47 12" FL (S)16.79 GRT
DMH
OH/E
OH/E
OH/E
OH/E
OH/E
OH/E
OH/E
OH/E
OH/E
22.67 FN. FL.
OH/E
23.03 FN. FL.
23.02 FN. FL.
23.09 FN. FL.
23.11 FN. FL.
23.12 FN. FL.
18.66 FN. FL.
18.63 FN. FL.
18.70 FN. FL.
19.53 FN. FL.
18.98 FN. FL.
18.77 FN. FL.
10.98 FN. FL.
19.13 FN. FL.
19.17 FN. FL.
19.13 FN. FL.
23.01 FN. FL.
13.59 FN. FL.
18.46 FN. FL.
19.31 FN. FL.
24.13 FN. FL.
DI RD.
17.64 GRT
LOCKED GATE
AREA DRAIN
16.70 GRT
AREA DRAIN
16.70 GRT
MH
19.77 RIM
4" PVC
17.20 FL
S ELY TO
AREA DRAIN
9.32 +/-12" FL (N)9.47 +/-12" FL (S)
10.92 +/-10" FL (NW)10.97 +/-8" FL (SW)11.92 +/-12" FL (SE)12.22 +/-10" FL (W)16.77 RIM DMH
17.54 RIM
INTERCEPTOR MH
17.52 RIM
INTERCEPTOR MH
17.42 RIM
INTERCEPTOR MH
17.35 RIM
INTERCEPTOR MH
10.26 TOP DIRT10.36 TOP OF DEBRIS (NW)11.06 +/-12" FL (SW)12.46 +/-12" FL (W)12.91 +/-12" FL (S)17.26 RIM DMH
SMH
17.48 RIM
13.48 TOP DEBRIS
12.64 +/-10" FL (E)13.42 +/-8" FL (WLY)17.46 RIM
DMH
DI RD
16.77 GRT
16.27 UNDER WATER
DMH
17.55 RIM
13.50 8" FL (ELY)
13.45 8" FL (NWLY)
DI RD
17.43 GRT
14.39 +/-8" FL (E)
13.72 +/-8" FL (ELY)
13.63 +/-8" FL (N)
13.68 +/-8" FL (W)
DI RD
16.96 GRT
13.95 6" FL (S)
15.70 UNDER WATER16.20 GRT
DI RD
DI RD
17.49 GRT
CAR PARKED ON IT
11.79 +/-6" FL (E-W)12.92 +/-6" FL (N)17.93 RIM
SMH
DI
17.13 GRT
DEBRIS FILLED
16.16 TOP DEBRIS18.16 GRT
DI
15.35 +/-6" (S)15.35 +/-8" (N)15.35 +/-8" FL (SE)15.30 +/-6" FL (E)17.75 GRT DI
15.56 +/-8" FL (S)18.43 RIM
DMH
14.83 +/-6" FL (W)14.83 +/- 6" FL (E)14.90 +/-6" FL (N)18.05 GRT DI RD
16.96 TOP DEBRIS18.46 GRT
DI
15.31 +/-8" FL (SE)15.33 +/-8" FL (NW)15.84 +/-4" FL (S)18.03 RIM DMH
15.13 +/-8" FL (SE)15.13 +/-10" FL (W)17.18 GRT
DI RD
16.55 +/-8" FL (NW)16.58 +/-4" FL (S)18.26 RIM
DMH
CAN'T OPEN
15.11 BOTTOM17.21 GRT
DI RD
14.46 +/-8" FL (S)16.16 GRT
DI
DI
17.12 GRT
CAR PARKED ON IT
AREA DRAIN
17.91 GRT
17.31 UNDER WATER
AREA DRAIN
17.83 GRT
BOLTED
DEBRIS
18.12 GRT
AREA DRAIN
DI RD
17.06 GRT
15.66 +/-4" FL (W)
15.16 +/-6" FL (SE)
15.01 +/-8" FL (E)15.15 +/-8" FL (S)
BOLTED
17.57 GRT
AREA DRAIN
BOLTED
17.63 GRT
AREA DRAIN
BOLTED
17.58 GRT
AREA DRAIN
14.68 BOTTOM16.03 TOP WATER15.35 +/-4" FL (N)16.08 GRT
DI
DMH
17.81 RIM
11.81 +/-8" FL (W)
13.31 +/-8" FL (E)
11.80 +/-12" FL (S)
DEBRIS FILLED
16.05 GRT
DI RD
SMH
16.53 RIM
BOV STRUCTURE
DOOR PANEL SE-1
INSIDE SE-2
BOLTED
17.65 GRT
AREA DRAIN
11.08 6" FL (W)11.10 6" FL (E)11.15 6" FL (S)17.60 RIM
SMH
DMH
17.86 RIM
11.16 12" FL (N)
5.56 BTM
11.91 6" FL (W)16.85 RIM
SMH
DMH
17.22 RIM
11.02 +/-12" FL (N)
11.02 +/-12" FL (SE)
5.57 BTM
12.14 +/-8" FL (S)16.12 GRT
DI
DI
15.79 GRT
11.79 +/-12" FL (NE)
SMH
15.82 RIM
12.12 6" FL (W)
CITY TYPE
11.93 BTM14.93 GRT
DI RD
7.62 TOP OF WATER
11.07 12" FL (NW)11.17 8" FL (NE)16.82 RIM
DMH
11.50 12" FL TO MH15.10 GRT
DI
15.59 TOP DEBRIS17.69 GRT
DI SQ.8.57 TOP OF DEBRIS
17.77 RIM
DMH
8.72 BTM9.22 4" FL (E)
10.22 GRT
DI SQ.
9.84 RIMMH MH
9.84 RIM 8.74 GRT
DI SQ.
15.46 TOP OF DEBRIS18.16 GRT
DI SQ.
15.80 TOP OF DEBRIS17.40GRT
DI SQ.
17.65 GRT
AREA DRAIN
17.87 RIM
TEL MH
9.44 BTM
17.64 GRT
DI RD
AREA DRAIN
10.59 GRT
16.09 +/-4" FL (SW)16.19 +/-6" FL (N)17.09 GRT
DI SQ
8.94 8" FL (SLY)8.99 8" FL (NLY)
12.51 8" FL (W)17.59 RIM
DMH
17.20 GRT
AREA DRAIN
DI SQ
17.38 GRT
14.38 8" (WLY)
14.38 8" (ELY)
14.63 +/-8" FL (NELY)15.94 GRT
DI RD
CITY TYPE
16.18 GRT
DI RD
SMH
17.13 RIM
12.33 +/-6" FL (W)
12.43 +/-6" FL (E)
16.94 GRT
AREA DRAIN
4" PVC
16.97 FL
4" PVC
16.99 FL
8.88 +/-12" FL (N)8.93 +/-12" FL (S)
10.73 +/-10" FL (SWLY)10.73 +/-10" FL (NW)12.03 +/-10" FL (NW)12.48 +/-6" FL (NE)14.73 +/-8" FL (SWLY)17.13 RIM DMH
9.13 +/-10" FL (S)9.13 +/-12" FL (N)9.36 +/-8" FL (E)
10.58 +/-6" FL (W)17.78 RIM
SMH
DMH
17.64 RIM
11.04 12" FL (E)
11.04 12" FL (W)
11.02 12" FL (SE)
10.99 18" FL (S)
10.96 12" FL (SW)
10.94 18" FL (N)
12.92 12" FL (W)16.76 GRT
DI
DI
16.46 GRT
DEBRIS FILLED
DI
16.56 GRT
DEBRIS FILLED
SMH
16.98 RIM
11.30 +/-6" FL (E)
11.33 +/-6" FL (W)
11.48 +/-6" FL (N)
360 FILTRATION
W/ STORMWATER
11.78 BTM16.53 GRT
DI
11.75 8" FL (E)11.80 8" FL (S)11.85 8" FL (W)16.35 RIM
DMH
360 FILTRATION
W/ STORMWATER
10.69 BTM15.44 GRT
DI
DI
14.86 GRT
13.17 8" FL (N)
DI
14.84 GRT
12.49 8" FL (S)
11.21 +/-8" FL (N)
11.39 +/-8" FL (W)
22.57 GRTAREA DRAIN
22.56 GRT
AREA DRAIN
AREA DRAIN
22.57 GRT
22.72 GRT
AREA DRAIN
AREA DRAIN
19.35 GRT
DI SQ.
17.53 GRT
DMH
17.89 RIM
9.66 GRTDI SQ
DI SQ
9.65 GRT
DMH
17.41 GRT
11.55 +/-18" FL (S)
11.66 +/-18" FL (N)
11.91 +/-12" FL (W)
DI
16.76 GRT
FULL OF DEBRIS
9.02 +/-8" FL (W)9.02 +/-12" FL (E)
17.92 RIM
SMH
SMH
17.41 RIM
8.17 +/-12" FL (S)
8.58 +/-8" FL (E)
9.81 +/-6" FL (W)
8.15 +/-12" FL (N)
DMH
17.25 RIM
12.35 +/-10" FL (E)
12.05 +/-10 FL (WLY)
11.73 +/-18" FL (S)
11.90 +/-15" FL (N)
DI
16.57 GRT
15.51 TOP OF DEBRIS
DI
16.43 GRT
12.73 +/-10" FL (W)
MH
17.69 RIM
SMH
18.37 RIM
7.95 +/-12" FL (E)7.99 +/-12" FL (S)
9.17 +/-8" FL (W)
7.87 +/-12" FL (N)
MH
17.83 RIM
DI
16.96 GRT
14.96 TOP OF DEBRIS
DMH
18.69 RIM
12.34 +/-12" FL (NE)
12.99 +/-12" FL (NW)
12.23 +/-12" FL (N)
12.28 +/-15" FL (S)
DMH
18.31 RIM
12.26 +/-12" FL (W)
12.26 +/-15" FL (S)
12.41 +/-15" FL (N)
DMH
18.43 RIM
13.51 +/-12" FL (E)13.58+/-10" FL (W)
12.63 +/-15 FL (S)
12.81 +/-15 FL (N)
DEBRIS FILLED
17.40 GRT
DI
SMH
18.25 RIM
7.70+/-12" FL (W)
7.75 +/-12" FL (N)
10.25 +/-6" FL (E)
SMH
18.16 RIM
9.96 +/-8" FL (E)
7.46 +/-12" FL (E)
7.66 +/-12" FL (W)
SMH
18.06 RIM
7.55 +/-12" FL (E)7.55 +/-12" FL (S)
10.43 +/-6" FL (W)
DMH
18.13 RIM
12.98 +/-15" FL (S)
12.98 +/-15" FL (N)
13.18 +/-10" FL (E)
13.32 +/-10" FL (W)
DI
16.97 GRT
14.00 +/-10" FL (W)
14.12 +/-10" FL (E)
DI
16.90 GRT
13.95 +/-10" FL (E)
7.40 +/-12" FL (W)7.42 +/-12" FL (S)
10.48 +/-6" FL (E)18.53 RIM
SMH
SMH
18.45 RIM
7.42 +/-12" FL (E)
7.12 +/-6" FL (S)
7.35 +/-8" FL (N)
7.12 +/-12" FL (W)
DMH
18.38 RIM
13.33 +/-10" FL (N)
13.33 FL (NE)
13.27 +/-10" FL (NW)
13.23 +/-12" FL (S)
DI
17.10 GRT
13.55 +/-10" FL (SE)
DI
17.38 GRT
14.38 TOP OF DEBRIS
DI
17.32 GRT
FULL OF DEBRIS
DI
16.99 GRT
14.64 +/-10" FL (SE)
14.54 +/-10" FL (NW) SMH
18.03 RIM
8.52 +/-6" FL (N)
8.53 +/-6" FL (S)8.54 +/-6" FL (E)
8.73 +/-6" FL (W)
DMH
18.42 RIM
13.81 FL (SW)
13.77 +/-10" FL (NW)
13.80 +/-10" FL (NE)
13.76 FL (SE)
13.76 +/-12 FL (S)
DI
17.23 GRT
14.44 +/-10" FL (SW)
14.66 +/-10" FL (SE)17.09 GRT
DI
FILTER IN-PLACECAN'T OPEN
15.89 GRT
DI
SMH
16.82 RIM
11.77 6" FL (W)
12.94 CITY TYPE15.84 GRT
DI RD.
10.08 BTM11.68 12" FL (NW)11.75 8" FL (SW)17.18 RIM
DMH
DI
17.68 GRT
16.43 GRT
DI
13.21 12" FL (W)13.25 12" FL (N)16.76 GRT
DI RD
12.61 12" FL (W)12.66 12" FL (E)16.71 GRT
DI RD
DI RD
17.00 GRT
13.10 +/- BTM
14.84 8" FL (W)17.14 GRT
DI RD
14.27 +/-12" FL (W)14.35 +/-10" FL (N)16.25 GRT
DI RD
DI
16.67 GRT
14.64 10" FL (ELY)
DI SQ
16.56 GRT
13.56 TO ELBOW
CITY TYPE
SMH
17.08 RIM
11.68 +/-8" FL (W)
13.27 +/-8" FL (E)
DI RD
17.32 GRT
13.01 12" FL (E)13.79 12" FL (S)
17.59 GRT
3.5 DIA. DI
FULL OF DEBRIS
13.23 10" FL (E)13.35 8" FL (NW)17.45 GRT
DI RD
13.13 +/-12" FL (NW TO MH)16.09 GRT
DI
UNDER STORED PIPES
16.77 GRT
DI (POSSIBLE)
DI RD
17.45 GRT
16.77 4" FL (NELY)
16.77 4" FL (SW)
16.53 4" FL (W)
DI
17.00 GRT
14.10 +/-10" FL (NE)
SMH
18.60 RIM
8.41 +/-12" FL (W)
10.30 +/-8" FL (E)
10.84 +/-8" FL (SWLY)10.92 +/-8" FL (NLY)15.66 +/-4" FL (NWLY)17.94 GRT DI
13.55 +/-6" FL (E)13.60 +/-6" FL (W)16.55 GRT
DI RD
DEBRIS FILLED
17.45 GRT
DI
8.92 +/-12" FL (N)9.12 +/-12" FL (S)
11.02 +/-12" FL (W)11.62 +/-8" FL (NW)11.77 +/-8" FL (SE)12.32 +/-8" FL (SW)17.12 GRT DMH
11.91 +/-8" FL (NW)16.61 GRT
DI
11.43 12" FL (NE)11.53 8" FL (SE)11.57 8" FL (N)11.57 8" FL (W)16.32 GRT DMH
360 FILTRATION
W/ STORMWATER
10.64 BTM15.39 GRT
DI
9.84 8" FL (W)9.88 6" FL (E)9.97 6" FL (S)
11.69 6" FL (E)17.19 RIM
SMH
T T
6" W
6" W
6" W
6" W 6" W 6" W 6" W
6" W
6" W
6" W
2" W
6" W 6" W
W
W
6" W
6" W
W
G
G
6" W 6" W
G
G
6" W
6" W
6" W
G
G
10" D
10" D
10" D
12" D
12" D 12" D
10" D
D
12" D
10" D
10" D
15" D
12" D
10" D
15" D
12" D
15" D
12" D
15" D
15" D
10" D
18" D
12" D
18" D
12" D
12" D
18" D
18" D
12" D
4" D
12" D
12" D
12" D
60" D
D
12" D
8" D
8" D
8" D
8" D
4" D
8" D 6" D
6" D
8" D 12" D 8" D
10" D
10" D
12" D
10" D
8" D
10" D
10" D
12" D 12" D
12" D
12" D 12" D
12" D
8" D
D
8" D
6" D
6" D
6" D
6" D
8" D 8" D
8" D
S 6" S
6" S
6" S
6" S
8" S
12" S
6" S
12" S
6" S
8" S
12" S 12" S
S 8" S
6" S
12" S
6" S
12" S
8" S
6" S S
S 6" S
12" S
6" S
6" S
12" S
6" S
6" S
S
6" S
4" D
8" D
8" D
8" D
10" D
D
D
D
4" D
8" D
12"D
6" S
6" S
6" S
6" S
W
6"W 6" W
6" W
6" W 6" W
W
E
E E
E
G
G
E
E
E
6" W 6" W
W
6" W
E
G
G
4" D
6" W 6" W
6" D
10" D
6" S
G
8" D
8" D 12" D
8" D
8" D
12" D
6" D
8" D
8" D
12" D
8" S
12" D
12" D
12" D
12" D
8" S
10" D
8" D
6" S
8" S
18" D
6" S
12" S 10" S
8" D
8" D
8" D
8" D
8" D
8" D
8" D
8" D
8" D
6" S
6" S
T T T
T
10" D
8" D
D
6" W
8"D
D
D
6" D
4" D
4" D
10" D
60" D
60" D
D 6" W
6" W
D 6" S
6" W
60" D
D
D
12" D
6" S
6" W
6" W
D
D
10" D
4" D
PROPOSED FH
PROPOSED UTILITY PLAN
E HARDING WAY
MAPLE ST
WALNUT ST
McCLOUD AVE
E HAWTHORNE ST
E CLEVELAND ST
E WYANDOTTE ST
N CALIFORNIA ST
N CALIFORNIA ST
CEMETERY LN
CEMETERY LN
MAPLE ST
E CHESTNUT ST
EX WATER METER
GENERATOR ROOMEX WATER METER TO EMERGENCY
EX COMBINED MECHANICAL
& ELECTRICAL TRENCH
PROPOSED FH
EX WATER METER
PROPOSED FH
PROPOSED FH
PROPOSED FH
PROPOSED FH
PROPOSED FH
PROPOSED FH
EX FH
EX FH
EX FH
EX FH
EX FH
EX FH
EX FH
EX FH
& ELECTRICAL TRENCHPROPOSED COMBINED MECHANICAL
EX FH
EX FH
ENGINEERING BLDGEX WATER METER TO
EX FH
PROPOSED FH
NOTE: EXISTING AND PROPOSED TELEPHONE, GAS, AND ELECTRIC LINES ARE SHOWN SCHEMATICALLY. FINAL ALIGNMENT TO BE COORDINATED WITH DRY UTILITY COMPANIES.
5.2-2.2
GRAPHIC SCALE
60 30 0 60 120
1 in = 60 ft
ABBREVIATIONS
E EAST
EX EXISTING
LN LANE
N NORTH
ST STREET
TELEPHONE, GAS, & ELECTRIC UTILITY PLAN
TELEPHONE, GAS, &
ELECTRIC UTILITY PLAN
DIGNITY HEALTH
ENLARGED UTILITY RELOCATION PLAN AT St. Joseph's Medical Center Hospital Expansion Project
CEMETERY LANE
3/15/2023
5.2-4
ENLARGED UTILITY
RELOCATION PLAN
AT CEMETERY LANE
AUGUST 2023 DIGNITY HEALTH
ENLARGED UTILITY RELOCATION PLAN AT St. Joseph's Medical Center Hospital Expansion Project
CEMETERY LANE
12/23/2022
5.2-4
ENLARGED UTILITY
RELOCATION PLAN
AT CEMETERY LANE
5.2-2.3 CEMETERY LANE UTILITY MAP
CEMETERY LANE
UTILITY MAP
NOTE: SEE UTILITY RELOCATION PLAN FOR UTILITIES TO BE RELOCATED FROM UNDERNEATH PROPOSED BUIILDINGS. GAS RELOCATION TO BE COORDINATED WITH PG&E AT CONSTRUCTION DOCUMENT PHASE.
DIGNITY HEALTH
STORM DRAIN MAP St. Joseph's Medical Center Hospital Expansion Project 3/15/2023
5.3-1
STORM DRAIN MAP AUGUST 2023 DIGNITY HEALTH
STORM DRAIN MAP St. Joseph's Medical Center Hospital Expansion Project 12/23/2022
5.3-1
STORM DRAIN MAP 5.3-1
PROPOSED STORM DRAIN
EXISTING CONDITIONS PROPOSED CONDITIONS
STORM DRAIN SIZE
Planning Commission Submittal September 2023 Revised 9.18.2023 5-2 Hospital Tower. The existing utility easements will be abandoned, and the new easement locations will be identified through the preparation and approval of the Final Parcel Map (see Chapter 7.11).
The narrative below describes the planned utility relocations, with a conceptual relocation plan included as Figure 5.2-2 and a conceptual dry utility relocation plan included as Figure 5.2-3. With the relocation of multiple utilities into Cemetery Lane, a more detailed depiction of utility locations in this street is depicted in Figure 5.2-4. The detailed design elements will be determined during preparation of improvement plans and approved by the City Engineer.
5.3 Storm Drainage and Stormwater Management
Under the City’s Floodplain Management Ordinance (Chapter 16.90 of the Municipal Code, and more specifically section 16.90.0200), approval of any discretionary permit requires analysis that adequate flood control protection is in place or will be constructed as part of a project. The Medical Center campus is designated as Flood Zone X with reduced flood risk due to levee improvements in the Flood Rate Insurance Map (FIRM) 19 Zone X is an area that has a chance of flood from the 500-year (0.2%) event and is in an area that is protected by levees from the 100-year (1%) event.
The local storm drain infrastructure is owned and maintained by the City of Stockton. See the City’s Storm Drain Maps (Figure 5.3-1) for location of the drainage facilities around the project. In N.
California Street, there is an existing storm drain line (ranging in size from 12-inches in the north to 18-inches in the south) that collects storm water and conveys it south to a 60-inch storm drain main in E. Harding Way. In Cemetery Lane, there is an existing storm drain line (ranging in size from 10- inches to 14-inches) that collects storm water and conveys it south to a 60-inch storm drain main in E.
Harding Way. The existing 60-inch storm drain main in E. Harding Way collects the storm water from N. California Street and Cemetery Lane and conveys it to the southwest.
The existing on site drainage system connects to the off-site drainage system in the surrounding streets at multiple locations. The following existing storm drain service lines currently serve the Medical Center campus:
N. California Street
• 12-inch storm drain line, tie-in at N. California Street and Cleveland Street • 10-inch storm drain line, tie-in at N. California Street and E. Wyandotte Street • 10-inch storm drain line, tie-in at N. California Street and E. Hawthorne Street • 10-inch storm drain line, tie-in at N. California Street and E. Hawthorne Street • 12-inch storm drain line on N. California Street and McCloud Avenue • 10-inch storm drain line, tie-in at N. California Street and E. Chestnut Street • 10-inch storm drain line, tie-in at N. California Street and Walnut Street • 12-inch storm drain line, tie-in at N. California Street and Maple Street • 12-inch storm drain line, tie-in at N. California Street and Maple Street 19 Panel number 06077C0460F, effective October 16, 2009.
Planning Commission Submittal September 2023 Revised 9.18.2023 5-3 Cemetery Lane
• 8-inch storm drain line, tie-in on Cemetery Lane and E. Cleveland Street • 12-inch storm drain line, tie-in on Cemetery Lane and Wyandotte Street • 8-inch storm drain line, tie-in on Cemetery Lane and E. Hawthorne Street • 8-inch storm drain line, tie-in on Cemetery Lane between E. Hawthorne Street and McCloud Ave
• 10-inch storm drain line, tie-in on Cemetery Lane and McCloud Ave • 10-inch storm drain line, tie-in on Cemetery Lane and McCloud Ave • 8-inch storm drain line, tie-in on Cemetery Lane between McCloud Ave and Maple Street • 14-inch storm drain line, tie-in on Cemetery Lane between McCloud Ave and Maple Street • 12-inch storm drain line, tie-in on Cemetery Lane and Maple Street • 10-inch storm drain line, tie-in on Cemetery Lane and Maple Street E. Harding Way
• 12-inch storm drain line, tie-in on E. Harding Way and Cemetery Lane • 12-inch storm drain line, tie-in on E. Harding Way between N. California Street and Cemetery Lane
The post-development conditions (i.e., after the expansion is complete) will have less impervious area than in the pre-development conditions (14,582 square feet less impervious area for Phase 1-4 and 7,051 square feet less impervious area for Phase 1-5). Therefore, the post-development runoff volume will be less than the pre-development runoff volume.
Since volume reduction measures will not be required, the Project will have to only provide Low Impact Development (LID) and/or conventional treatment controls. LID and conventional treatment controls that may be utilized for the Project include:
1. Bioretention (LID Treatment)
2. Stormwater Planter (LID Treatment)
3. Tree-well Filter (LID Treatment)
4. Infiltration Basin (LID Treatment)
5. Infiltration Trench/Dry Well (LID Treatment)
6. Porous Pavement Filter (LID Treatment)
7. Grassy Swale (LID Treatment)
8. Grassy Filter Strip (LID Treatment)
9. Proprietary Device (Conventional Treatment)
10. Trash Full Capture Systems (Conventional Treatment) A preliminary drainage report and Storm Water Quality Control Plan, including an analysis of the 200- year Urban Level of Protection (ULOP) (flood), were submitted to the City on November 15, 2022 and
Planning Commission Submittal September 2023 Revised 9.18.2023 5-4 are incorporated herein by reference.
20 The preliminary drainage report also will be evaluated by the City in the Project’s FEIR. Based on site constraints (i.e., lack of available land), it is anticipated that a combination of the above listed LID and conventional treatment controls may be selected during the final construction document design phase. Updates to the preliminary drainage report based on City comments will be made, as necessary. A final drainage report will be required for each phase of development to complement the phased construction documents. Mitigation measures identified in the FEIR will be incorporated into Project approvals and will be incorporated as requirements of the Plan.
5.4 Water Supply Assessment
A Water Supply Assessment (WSA) was submitted to the City for review and comment on February 25, 2022. This same WSA was also shared with the California Water Service Stockton District (Cal Water) for review and comment, and was updated on October 5, 2022. On October 26, 2022, Cal Water confirmed its approval of the WSA. A copy of the WSA and the Approval Letter are included in Attachment 8 to this Plan and incorporated herein by this reference. The conclusion of the approved WSA is that Cal Water has sufficient water supply to service the Medical Center expansion presented in this Plan without the need to pursue additional water supply.
5.5 Water Service Infrastructure
Water service for the Medical Center is provided by Cal Water. There is an existing 6-inch water main located along Cemetery Lane and a 6-inch water main on N. California Street.21 Domestic water supply service to the existing hospital is currently provided by way of a direct tap to the existing water main along Cemetery Lane (by way of the north side of the East Wing). Chilled water is provided and routed to the existing hospital from the on-campus cooling tower.
The existing and proposed domestic water systems have been analyzed in domestic water supply demand calculations submitted to the City on February 25, 2022, and included herein by reference.22 The Medical Center expansion will require re-routing the site’s existing hydronic system to serve the expanded facilities.
For any new temporary (modular) structures (preferred and alternate locations), a new domestic water service line will be required at each location. Anticipated locations for modular structures are identified in Figure 4.1-1 of Chapter 4. The tie-in will be to the existing 6-inch water main on N.
California Street.
20 St. Joseph’s Medical Center, Preliminary Drainage Report, Morton & Pitalo, November 15, 2022, included in the MDP in the Appendix as Attachment 7. See also 200-Year Flood Protection – Urban Level of Flood Protection Technical Memorandum, Morton & Pitalo, September 28, 2022, included in the MDP in the Appendix as Attachment 17.
21 Figure 5.5-1 provides a composite utilities map for the Medical Center campus along Cemetery Lane. 22St. Joseph’s Medical Center, Domestic Water Demand Calculations, Capital Engineering Consultants Inc., March 18, 2022, updated November 3, 2022, included in the Plan in the Appendix as Attachment 9. .
DIGNITY HEALTH
COMPOSITE UTLITY MAP St. Joseph's Medical Center Hospital Expansion Project 3/15/2023
5.5-1
COMPOSITE UTLITY
MAP AUGUST 2023 DIGNITY HEALTH
COMPOSITE UTLITY MAP St. Joseph's Medical Center Hospital Expansion Project 12/23/2022
5.5-1
COMPOSITE UTLITY
MAP
HSB OPTION
NEW
PATIENT
TOWER
CENTRAL
UTILITY PLANT
OPTION 3
PARKING GARAGE
OPTION 2
ENGINEERING
BUILDING
UNOWNED PARCEL OF
LAND
2021-08-10 1" = 60'
NORTH
Planning Commission Submittal September 2023 Revised 9.18.2023 5-5 The conclusion of the domestic water supply demand calculations is that the surrounding infrastructure has sufficient size to supply domestic service to the Medical Center expansion presented in this Plan without the need to upsize the existing facilities.
5.6 Sewer Infrastructure
Wastewater service for the Medical Center campus is currently provided by the City of Stockton.
Based on the City’s Sewer Maps (Figure 5.6-1), there is an existing 8-inch/12-inch PVC sewer main along N. California Street that takes sewer flows from E. Harding Way to E. Wyandotte Street to the north.
The following sewer service lines currently serve the Medical Center:
• 4-inch sewer force main / pump station with tie-in on N. California Street and E. Maple Street
• 6-inch VCP gravity sewer line with tie-in on N. California Street and Walnut Street • 6-inch VCP gravity sewer line on McCloud Avenue
• 6-inch VCP gravity sewer line with tie-in on N. California Street and E. Hawthorne Street • 6-inch VCP gravity sewer line with tie-in on N. California Street and E. Wyandotte Street To accommodate the Initial Expansion and the Phase 5 expansion, a sewer analysis has been prepared to determine the existing and projected peak sewer flow demands and is incorporated herein by this reference.23 The conclusion of the sewer analysis is that the surrounding infrastructure has sufficient size to supply service to the Medical Center expansion presented in this Plan without the need to upsize the existing facilities. A new sewer lift station will be constructed in the location shown on Figure 5.2-2, and will be maintained by St. Joseph’s.
For the new modular structure/ trailer sites (preferred and alternate locations), a new sanitary sewer service line will be required at each location. The tie-in will be to the existing 8-inch/12-inch sewer main on N. California Street.
5.7 Dry Utilities
The electric and gas utility infrastructure serving the existing Medical Center is provided by Pacific Gas and Electric (PG&E). Telecommunications service is provided by AT&T, and is depicted on the facilities map attached as Figure 5.7-1. The provision of additional services will be required to accommodate the expansion project and its anticipated phases. Easements for data connections will be required across E. Harding, and at several locations across N. California Street, to connect the existing hospital and the new Acute Care Hospital Tower with properties and buildings owned or leased by the Medical Center. A new natural gas pipeline is anticipated under E. Cleveland Street to connect to an existing pipeline under Cemetery Lane. The project also proposes two sources of 23 Collection System Impacts of Proposed St. Joseph’s Medical Center Expansion, West Yost, January 12, 2023, included in the MDP in the Appendix as Attachment 13.
DIGNITY HEALTH
SEWER MAP St. Joseph's Medical Center Hospital Expansion Project 3/15/2023
5.6-1
SEWER MAP AUGUST 2023 DIGNITY HEALTH
SEWER MAP St. Joseph's Medical Center Hospital Expansion Project 12/23/2022
5.6-1
SEWER MAP
EXISTING CONDITIONS PROPOSED CONDITIONS
MODULAR
BUILDING SEWER
MODULAR
BUILDING SEWER
REROUTE COOLING
TOWER SEWER
MODULAR
BUILDING
SEWER
DIGNITY HEALTH
FACILITIES MAP St. Joseph's Medical Center Hospital Expansion Project 3/15/2023
5.7-1
FACILITIES MAP AUGUST 2023 DIGNITY HEALTH
FACILITIES MAP St. Joseph's Medical Center Hospital Expansion Project 12/23/2022
5.7-1
FACILITIES MAP
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#0
E HARDING WAY
E MAPLE ST
N
CALIFORN
IA
ST
MCCLOUD AVE
E CHESTNUT ST
N
MA
RE CI AN ST
E CLEVELAND ST
E WALNUT ST
CEMETERY LN
E W LI LOW ST
FO SB
SB 1218
SB 2893
FO PB
SB 2610
SUBS #3
SB 2582
HH 105A
SB
MH 105
FO PB
FO PB
SB 2892
FO PB
FO SB
SB 904
SB 171
FO PB
FO SB#1
FO PB
STOCKTON-MAIN
Wirecenter
A1
External Map Request for KemleyHornKimleyhorn Invoice 3026 1800 N California Stockton Project Date: 3/20/2020
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CA
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Planning Commission Submittal September 2023 Revised 9.18.2023 5-6 electricity to the Central Utility Plant: (1) electrical conduit from E. Cleveland, south to Cemetery Lane and (2) overhead power connection from E. Harding to Cemetery Lane. The overhead power connection is considered redundant, for emergency purposes, and will be used only if underground conduit capacity is insufficient. The specific alignment and design for dry utility infrastructure will be determined during preparation of engineering improvement plans after final site design and location of building pads are determined through that design process. Figure 5.2-4 depicts the potential locations within Cemetery Lane.
5.8 Transportation Infrastructure
The street infrastructure in the area proximate to the Medical Center campus may require additional improvements within the City’s public Right-of-Way:
• N. California Street is also a public street and may require street improvements to accommodate the new entrances and exits for surface parking and the new multi-tiered parking structure. Street improvements will be evaluated as part of the TIA and the FEIR.
Mitigation measures will be incorporated into the Conditions of Approval and are therefore required implementation measures under the Plan.
• Street and traffic circulation improvements extending beyond the Medical Center campus as a result of the expansion project will be evaluated as part of the TIA and the FEIR. Mitigation measures will be incorporated into the Conditions of Approval and are therefore required implementation measures under the Plan. Anticipated improvements will include a fully signalized intersection at E. Harding Avenue and Cemetery Lane, a pedestrian crosswalk across E. Harding Avenue at Cemetery Lane, a phasing signal at N. California Street and Alpine Avenue, and extending the queuing lane east bound on W. Harding Avenue at N. California Street.
5.9 Fire Suppression – Infrastructure and Fire Flow, Access, and Communications The fire suppression system for the Medical Center consists of a system of fire hydrants, the fire flow (i.e., the quantity of water available for fire suppression), fire sprinklers, access for fire suppression vehicles and equipment, and the communications system used during emergencies. Each of the existing and proposed components of the fire suppression systems have been analyzed in technical studies submitted in support of the Plan and are included herein by this reference.24,25 This section evaluates each of these components of the fire suppression infrastructure and applies the standards of the California Fire Code (“CFC”) that are applicable to new buildings constructed as part of the Plan.
The Plan specifies access for fire equipment through the new Medical Center campus to provide suppression services to both existing and new buildings. In light of the connection to existing buildings, the Plan also identifies improvements for existing buildings that can be phased over time when interior renovations are completed to enhance the overall fire suppression infrastructure at 24 St. Joseph’s Medical Center Stockton, Fire Protection Systems Narrative, Sacramento Engineering Consultants, February 21, 2022, included in the Plan in the Appendix as Attachment 10. 25 St. Joseph’s Medical Center Stockton – Hospital Expansion Fire Department Access, The Fire Consultants, Inc., October 7, 2021, included in the Plan in the Appendix as Attachment 11.
Planning Commission Submittal September 2023 Revised 9.18.2023 5-7 the Medical Center campus. In some cases (i.e., the communications system), evaluation of any system upgrades will be affected by the final location and height of new the new buildings.
Therefore, as final designs and location of buildings are submitted to the Community Development Director as part of Final Site Plan approval, the Fire Marshal will review any modifications and apply the standards set forth in this Chapter. As determined necessary by the Fire Marshal, additional technical analysis may be required to ensure adequate communications coverage throughout existing buildings. The Plan intentionally incorporates phased upgrades to the existing communications systems within the hospital buildings that will remain to enhance radio coverage for emergency personnel.
5.9.1 Fire Hydrants
There are nine existing fire hydrants along the perimeter of the campus: at the intersections of Cemetery Lane and E. Harding Way, E. Maple Street, McCloud Avenue, E. Wyandotte Street and E.
Cleveland Street; and the intersections of N. California Street and E. Harding Way, Walnut Street, McCloud Avenue, E. Wyandotte Street and E. Cleveland Street. Additional fire hydrants will be required to maintain an average hydrant spacing and distances from the road frontage to hydrants in accordance with the California Fire Code, Appendix Chapter C. Existing and new locations for hydrants are depicted in Figure 5.9.1. This Figure also includes preliminary locations for new hydrants.26 The final hydrant spacing will be based on the required fire flow. This can be determined during the design phase, based on the final building area and construction type of the building areas. To the extent hydrants are not adjacent to new buildings. Installation of fire hydrants may be phased if approved by the Fire Marshal.
5.9.2 Fire Flow and Fire Sprinklers
A preliminary fire flow analysis has been completed to confirm adequate water pressure for fire suppression in the proposed expansion areas and is incorporated herein by this reference. 27 Fire flow water demands are based on Table B105.1, in the 2019 California Fire Code. Based on each proposed building’s square footage and type of construction, Table B105.1 identifies the required fire flow for each building. For sprinkled commercial buildings, the California Fire Code allows a 75% reduction to the required fire flow with a minimum flow of 1,500 gallons per minute (gpm).
All new construction will be sprinklered consistent with the City’s Municipal Code, the state’s California Department of Health Care Access and Information (HCAI) and the federal Centers for Medicare and Medicaid Services (CMS).
The following table summarizes the proposed maximum building square footage and required fire flow. With the submittal of building designs, the required California Fire Code formula for fire 26 The fire hydrant location program for the existing campus, the Initial Expansion, and the Phase 5 expansion, included in the Fire Flow Analysis for St. Joseph’s Medical Center at 1800 N. California Street, Morton & Pitalo, Aprli21, 2022 (“Fire Flow Analysis”) (Appendix, Attachment 12). 27 See Fire Flow Analysis (Appendix, Attachment 12). The existing on-campus water and fire suppression systems have been analyzed to determine if additional capacity will be required.
DIGNITY HEALTH
FIRE HYDRANT LOCATION MAP St. Joseph's Medical Center Hospital Expansion Project 3/15/2023
5.9.1 FIRE HYDRANT
LOCATION MAP AUGUST 2023 DIGNITY HEALTH
FIRE HYDRANT LOCATION MAP St. Joseph's Medical Center Hospital Expansion Project 12/23/2022
5.9.1 FIRE HYDRANT
5.6-1
LOCATION MAP
FIRE HYDRANT LOCATION MAP
FIRE HYDRANT
LOCATION MAP
Planning Commission Submittal September 2023 Revised 9.18.2023 5-8 flow will be applied and submitted to the Fire Marshal for approval. If structures are reduced in size from the maximum allowed under the Plan, fire flow requirements will decrease.
Table 5.9.2-1 Proposed Building Fire Flow Summary
Building1 Total Building Area,
square feet
Fire Flow,
gpm3
Reduced 75% Fire
Flow, gpm4
Acute Care Hospital Tower 331,000 4,7505 1,500
Parking Structure 800,0008 3,2506 1,5009
Central Utility Plant 30,000 1,750 1,500
Generator Building Addition 3,500 1,500 1,500
Plant Maintenance Building 18,000 1,500 1,500
Phase 5 Acute Care Hospital
Tower
150,000 3,2507 1,500
Phase 5 Parking Structure 200,000 2,250 1,500
1. All proposed buildings are assumed to be fully sprinklered and of Type IA type of construction. Each of the fire flow calculations is based on maximum building size and would be reduced if square footage is reduced during the design process
2. Fire Flow per CFC Table B105.1
3. 75% reduction for sprinklered building per CFC Table B105.2
4. Per CFC Section B104.3, for Type IA construction, building area shall be the area of the three largest successive floors. Assuming the Hospital Tower is five (5) stories, that equals 66,200 sf per floor, or 198,600 sf for three successive floors.
5. Per CFC Section B104.3, for Type IA construction, fire flow for parking garages shall be determined by the area of the largest floor. Assuming the Parking Structure is ten (10) levels (ground and nine (9) elevated levels). The approximate footprint of the parking garage is 90,000 sf, which is the size of the assumed largest floor.
6. Per CFC Section B104.3, for Type IA construction, building area shall be the area of the three largest successive floors. Assuming the Phase 5 Hospital Tower is five (5) stories,(see section 4.4) that equals 30,000 sf per floor, or 90,000 sf for three successive floors.
7. Per CFC Section B104.3, for Type IA construction, fire flow for parking garages shall be determined by the area of the largest floor. For purposes of the fire flow analysis, the 200,000 sf Phase 5 Parking Structure is assumed to be five (5) stories, and the largest floor would be 40,000 sf.
8.Option A for the Parking structure will be up to 800,000sf. Option B will be up to 600,000sf.
9. Fire Flow demands for the reduced size parking structure will be updated for City review prior to submittal of improvement plans, but will not increase because of the smaller size of the building.
A fire flow demand of 1,500-gpm was applied at an existing fire hydrant located at the northwest corner of McCloud Avenue and Cemetery Lane. Flowing this fire hydrant was found to give the lowest residual pressure results (worst case condition). The following table summarizes the fire flow demand and residual pressure at the flowing fire hydrant.
Planning Commission Submittal September 2023 Revised 9.18.2023 5-9 Table 5.9.2-2 Fire Flow Node Summary
Node Fire Flow Demand, gpm Fire Flow Residual Pressure, psi ExFH13 1,500 21.5
In order to achieve this minimum residual pressure, the following improvements to the existing water system will be required:
Install approximately 570-feet of 8-inch waterline in E. Maple Street between N. California Street and Cemetery Lane (Note: The proposed 8-inch waterline will cross the existing basement parking garage underneath E. Maple Street. Due to limited cover between finished grade and the top of the basement structure, a non-standard crossing will be required. Design options for the non-standard crossing may be either ductile iron pipe encased in concrete over the basement structure, or ductile iron pipe suspended along the ceiling of the underground parking garage. The design will be determined during preparation of improvement plans.)
The fire flow demand for the proposed (sprinklered) buildings is 1,500-gpm. The fire flow hydraulic modeling results indicate that the proposed fire water infrastructure meets the minimum design criteria of 20-psi residual system pressure for the required fire flow demands.
However, the existing water system will need to be modified with the new 8-inch waterline in E.
Maple Street noted above.
Existing buildings that are not part of the proposed expansion and are not currently sprinklered will be upgraded with the addition of sprinklers on a phased basis as interior renovations are completed. As existing buildings are subject to internal renovations, sprinklers will be incorporated into building plans submitted to the City for review and approval. This phased approach for sprinkler existing buildings will remain under the purview of the Fire Marshal, but shall proceed separately from the expansion authorized under this Plan.
5.9.3 Fire Suppression Vehicle and Equipment Access
The California Fire Code Chapter 16.52, Section 503 requires fire department access roads around or proximate to each building, ensuring that all exterior walls are within a reasonable distance of the Fire Department apparatus for firefighting operations. Refer to figures 4.3.1 through 4.3.3-2 for the proposed campus expansion layout and fire suppression apparatus access for each proposed phase of the Project.
The expansion areas are located on the north side of the campus. The site includes public streets meeting the general fire department access road requirements on the north (E. Cleveland), south (E. Maple), east (Cemetery Lane), and west (N. California Street) sides of the new and existing building areas.
The site design and the preliminary footprint of the new Acute Care Hospital Tower includes a new main entrance driveway that extends along the west façade, which meets the Fire Department access requirements, including that of roadway width. This roadway system extends along the west side of the expansion and provides access to the southern vehicular entrance to
Planning Commission Submittal September 2023 Revised 9.18.2023 5-10 the parking structure, as well as access to the new Emergency Room walk-in parking located between the new Acute Care Hospital Tower and the new parking structure. In the current design configuration, the surface parking lot located between the new Acute Care Hospital Tower and the new parking structure can be utilized as part of the Fire Department access roads to each building.
The north side of the Medical Center campus will include surface parking areas and a driveway leading to the north side of the new parking structure. In combination, the surface parking lot and the driveway are part of the Fire Department access roads to the north side of the parking structure, as well as to the new Generator Building addition and Central Utility Plant areas.
This configuration results in all portions of the new building walls being less than 150 feet from the fire apparatus access roads around the north, east, and west sides of the site, or along the interior driveway paths noted. This layout also maintains dead-end Fire Department access roads below 150 feet in length. This is contingent on the parking areas on the north side of the site, and at the surface parking lot between the parking structure and the hospital expansion areas, being part of the Fire Department access to the buildings, to limit the dead-end distance and to provide road access to all of the exterior walls.
This Fire Department access road approach requires that the design maintain emergency access to the east side of the parking structure through the exterior utility and storage tank areas from Cemetery Lane. This will need to be reviewed and documented during the design phase of the project to maintain the required fire equipment emergency access described above, as well as compliance with the security related requirements for these areas. The existing site includes security fencing separating Cemetery Lane and the existing utility plant, water tank, and oxygen storage tank areas. However, the site includes KnoxBox locks in this area to allow for emergency Fire Department access. Similar access will be required on the back side of the security fencing to allow for Fire Department access to the east façade of the garage.
The new parking structure and the new hospital expansion areas require aerial fire apparatus access roads parallel to and within 15 – 30 feet of the building facades. The driveway paths in the surface parking lot between the buildings are 26 feet wide, and this area is located within 15 – 30 feet of the building facades. The preliminary site design also includes access roads parallel to these buildings along N. California Street.
With the submittal of the Final Site Plan, the Fire Marshal will review access points to determine consistency with the access points described in this Section or, if changes in access points have been made that the requirements of the Fire Code are satisfied by any modifications in design.
Any requested modifications to road access requirements to the Acute Care Hospital Tower or the parking structure for aerial fire apparatus that are based on the exception and criteria contained in Appendix D, Section D105 of the California Fire Code (2022) shall require Fire Marshal approval.
5.9.4 Parking Structure Fire Suppression
A foam fire suppression system shall not be required on the parking structure (a) until heliport landing areas are constructed on the parking structure, (b) if required by HCAI, or (c) if the Fire Marshal determines that the alternative requirements of the National Fire Protection Association (NFPA) section 5.7.1(2) are insufficient to provide adequate fire safety.
Planning Commission Submittal September 2023 Revised 9.18.2023 5-11
5.9.5 Emergency Responder Radio Coverage
California Fire Code Chapter 510 requires that new buildings have approved radio coverage for emergency responders. This protection will be required within all new construction areas proposed as part of the Medical Center expansion. The system will need to meet the coverage and installation requirements in California Fire Code Section 510. The existing building areas to remain are also required to include emergency responder radio coverage unless they are provided with a wired communication system. St. Joseph’s staff has performed a walk-through with the Fire Marshal of the existing buildings that are to remain in use to test and evaluate the level of emergency responder radio coverage. Additional testing and evaluation with the Fire Marshal is contemplated to ensure sufficient coverage is provided. Upgrades to the coverage, if needed, in existing buildings will occur in a manner and interval acceptable to the Fire Marshal and St.
Joseph’s. The Fire Marshal has recommended that such testing occur again after construction of new buildings to evaluate the potential for interference from multi-level structures. St. Joseph’s will also provide technical analyses as may be required by the Fire Marshal to support an overall plan for emergency radio responder coverage in existing buildings. The Fire Marshal will review and approve any phasing plan for radio repeater enhancements in existing buildings.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-1 6 Development and Design
6.1 Introduction
This Chapter includes the Development Standards and Design Guidelines that govern the development of the Site Master Plan and expansion of the Medical Center as described in the Master Development Plan. The character and quality of the continued expansion of the Medical Center will be determined by the relationship of medical service needs to land uses, the configuration of existing buildings on the site that will remain, and the adaptation of under-utilized properties within the Medical Center to new uses (both acute medical care and support buildings). It is essential to the continued expansion of the Medical Center that the intent and purpose of the Master Development Plan (as outlined in Chapter 2) guides the implementation of the standards and guidelines included in this Chapter. The Site Master Plan depicted in Figures 4.1-1 and 4.1-2 provide the initial framework for Site Plan Review, while acknowledging the overall flexibility in Plan implementation will allow flexibility in ultimate location of buildings, and flexibility in permitted uses and changes to the Site Master Plan that do not create additional impacts. Site Plan application requirements are stated in Section 8.2.2. If the Community Development Director determines that a request for a change in permitted uses or the Site Master Plan may create additional impacts, the process described in Chapter 8 shall govern.
The implementation of the Site Master Plan and construction of buildings identified in the Site Master Plan will be governed by the Master Development Plan, the guidelines and standards contained herein, and all applicable governmental and agency codes and restrictions. The Master Development Plan Development Standards and Design Guidelines are intended to establish and maintain a consistent level of quality for the expansion of the Medical Center. This will be accomplished by providing a framework of continuity and consistency throughout the expansion.
The Development Standards and Design Guidelines present specific criteria that will be used in the siting, design and construction of buildings identified in the Master Development Plan (Phases 1-4, Phase 5 and Future Expansion Phase). The Development Standards and Design Guidelines in this Chapter shall control land use policies, design standards and development if conflicting statements or policies are found in any other existing code or policy document of the City of Stockton. Specific deviations from City of Stockton Municipal Code requirements are identified in Section 6.9 of this Chapter. If a design or development standard is not addressed in the Master Development Plan for a topic under consideration, the most flexible standard available under the Municipal Code (by comparison of the standards in effect at the time of Plan approval or in the standards in effect at the time of consideration of the issue requiring interpretation of the Municipal Code) will control.
Administrative Interpretations under Section 8.2.4 will be made to ensure consistency with the overall intent and objectives of the Plan as outlined in Chapter 2.
6.1.1 Hospital Planning Drivers
Healthcare facilities are complex projects because the location of buildings within a campus and the design of individual buildings must address several factors, including level and type of acute services, as well as staff and support services. Each element must be carefully addressed to
Planning Commission Submittal September 2023 Revised 9.18.2023 6-2 ensure that the Medical Center campus provides an ideal healing environment, reduces stress, and creates efficiencies for staff. The operational costs to deliver care and maintain buildings as well as the necessary equipment within buildings is another critical component of the design of healthcare facilities. Value engineering will be implemented as each phase proceeds to ensure that buildings can be constructed within available budgets. As technology changes over time, building design must also be flexible to incorporate technology that will improve health care delivery. Finally, State requirements evolve and must be accommodated in a cost effective manner.
For each of these reasons, the Plan includes flexibility in building location, size, and design. As construction and improvement plans are developed, hospital planning drivers outlined in this Section will be relevant to allow St. Joseph’s to achieve the objectives identified in Chapter 2 of this Plan.
The core building of a hospital is typically arranged into areas for outpatient care, emergency care, inpatient care, critical care, and diagnostic and treatment (e.g., surgery and imaging). The care functions are then augmented by support services (such as laboratory, pharmacy, and materials handling) and hospital administration. The location of services adjacent to care functions is carefully studied and planned during building design to ensure optimal patient care.
Spaces will be organized based on key functional relationships and factors:
• Separation of circulation patterns for public and staff. This design element helps to minimize stress by allowing complexities required for some staff functions to be removed from the view of patients and visitors.
• Vertical stacking of inpatient units that have limited connections with each other but need convenient access to diagnostic and treatment services. This design element reduces travel distances for patients and also for staff that provide support to more than one care unit. • Core departments (e.g., emergency, diagnostic/imaging, surgery, and intensive care) are placed in close proximity to ensure immediate access to key areas for staff and patients.
This design element reduces travel time for access to critical care support services and also enhances wayfinding within buildings for patients and visitors. • Access to natural light and views with connection to outdoors. This design element has been shown to support the patient healing process (both physical and mental), reduce patient stays, reduce reliance upon pain medication, and also contribute to improvements in staff morale. Visual contact with external surroundings also enhances wayfinding orientation, and can be a source of reassurance for the unfamiliar patient or visitor. • Utility services benefit from having the shortest and most direct distribution. This design element incorporates analysis of both distance and path of travel to arrange support services adjacent to the highest users.
6.2 Land Use
This Section sets forth the zoning principles that shall govern implementation of the Master Development Plan, confirming the existing uses that will remain and the future allowed uses under the proposed expansion.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-3
6.2.1 Allowed Land Uses
The primary current and proposed land use within the Master Development Plan Area is a hospital campus. The hospital is supported by various other medical services and ancillary uses.
Medical services, including hospital, are defined in Section 16.240.020 of the Municipal Code.
The Master Development Plan provides for the following allowed uses within the Project site. As discussed in Chapter 3, these uses are consistent with the underlying zoning, and the existing uses were allowed under a series of Use Permits. These existing Use Permits would not be changed by the Master Development Plan, but moving forward, individual development projects within the Master Development Plan area would be subject to Site Plan Review per Section 16.140.110 of the Municipal Code (see Chapter 8, Administration).
6.2.2 Hospital
Hospitals and similar facilities engaged primarily in providing diagnostic services, and extensive medical treatment, including surgical, trauma center, and other hospital services shall be an allowed use. These establishments have an organized medical staff, inpatient beds, and equipment and facilities to provide complete health care and may include on-campus accessory clinics and laboratories, accessory retail uses (such as gift shops and cafés) and emergency heliports (see “Heliports” in this section).
The Project site includes the existing Main Hospital and the Women and Children’s Pavilion. The Master Development Plan includes a proposed Acute Care Hospital Tower.
6.2.3 Ambulance Services
Ambulance services, defined as facilities providing emergency medical care or transportation, including incidental storage and maintenance of vehicles, shall be an allowed use.
The existing and proposed ambulance access is via Cemetery Lane. The existing ambulance access at the Southeast Wing will be relocated to the east, adjacent to the proposed Acute Care Hospital Tower. Adjustments to ambulance access will be allowed as substantially conforming to the Plan provided that the criteria in Section 8.4.1 have been met to the satisfaction of the Community Development Director. Ambulance storage and maintenance is not currently conducted oncampus but would be allowed under the Plan.
6.2.4 Clinics and Laboratories
Clinic and laboratories are allowed, either as part of the hospital, or as a stand-alone use within the Master Development Plan area. Stand-alone clinics and laboratories are defined (by the Municipal Code) as activities primarily engaged in furnishing outpatient medical, mental health, surgical, and other personal health services, but which are separate from hospitals, including:
health management organizations (HMOs), out-patient care facilities, medical and dental laboratories, and other allied health services.
Currently, a Health Care Clinical Laboratory (HCCL) building is located at the northwest corner of the site.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-4
6.2.5 Medical Related
Allowed medical related uses include facilities for activities associated with medical treatment.
This includes acupuncture; offices of dentists, doctors, psychiatrists/psychologists, and other medical professionals; medical-related counseling services; pharmacies; and physical therapy.
Temporary medical-related uses shall be allowed, including mobile trailers, vaccination tents, and drive through vaccination and testing. (See also Section 4.7 of the Plan.)
6.2.6 Medical Administration
Medical administration facilities, including offices of doctors and medical professionals, are an allowed use.
Current administration buildings include the Main Hospital Wing, the Administration Wing, and the McCloud Building. Medical Administration facilities and business services may also be located in temporary (modular) structures.
6.2.7 Medical Education
Medical education is an allowed use and is integrated into the regular functions of the hospital.
Part of the hospital’s mission is to serve as a Graduate Medical Educational facility. This educational function (located in the HCCL Building) is integrated into the hospital facilities and provides resident physicians with training in a variety of specialties. Medical education also includes training for nurses and medical technicians.
6.2.8 Parking
Parking lots and structures are provided for in the Master Development Plan to support the primary land uses, as further described in Section 6.3.7 and 6.4.7. The Master Development Plan includes up to a Parking Structure with up to six (6) tiers above ground to serve hospital employees and visitors. Off-campus parking may also be implemented to complement, as needed, on-campus parking spaces. Parking adjacent to modular structures will be allowed through the Temporary Activity Permit process (Municipal Code Section 16.164.030).
6.2.9 Physical Plant
The physical plant is an allowed ancillary use to support the overall Master Development Plan area. Physical plant uses may include utility plant (boiler/chiller), emergency generators, water wells, Plant Maintenance building, bulk oxygen tank storage, hazardous materials storage, fuel storage, loading docks, and similar elements required to support the Medical Center functions.
6.2.10 Heliport
Heliports associated with the hospital shall be an allowed use. A hospital heliport is defined as a restricted use airfield by the Municipal Code.28 The California Department of Transportation, Aviation Division, will also provide a heliport license upon approval of the land use authorities (i.e., the City) and, prior to activation of a heliport, receipt of a letter from the Federal Aviation 28 Municipal Code Section 16.240.020.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-5 Administration (FAA) indicating that the FAA has no objections to the use of air space serving the landing area.
An existing heliport is located on top of the Southeast Wing of the Main Hospital. Buildout of the Master Development Plan would allow for the retention of this heliport, plus provide up to two (2) new helicopter landing, take-off areas and one (1) helicopter parking area. The additional heliport facilities are to provide more efficient emergency medical transport to St. Joseph’s or another medical facility for specialized care. Unmanned aerial vehicles (“UAVs”), which are aircrafts piloted by remote control or onboard computers, shall also be allowed use of the heliport.
6.2.11 Modular Structures
Modular structures are incorporated in the Plan for non-acute care services, business services, and support staff in those areas designated on the Site Master Plan. (See Figures 4.1-1 and 4.1-2) Modular structures shall be installed on properties that are zoned either Commercial Office or Commercial General, as the underlying use for the modular structures (i.e., non-acute care services, business services, and staff support) are within the allowed uses under these zoning designations. In addition to parking available in the Parking Structure or elsewhere on the Medical Campus and to the extent needed, parking to serve the modular structures may be provided on adjacent residentially-zoned property (i.e., RM) as an allowed use with the issuance of a Temporary Activity Permit under Municipal Code 16.164.030. As an allowed use, the incorporation of modular structures in the areas designated maintains the integrity and character of the neighborhood and zoning district (Municipal Code section 16.168.050(A)(2)), and is consistent with the objectives, policies and programs of the General Plan and this Plan. (Municipal Code section 16.168.050(A)(3-4).
Through approval of this Plan, the determination is made that modular structures will not “endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, peace, or general welfare of persons residing or working in the neighborhood of the proposed use….” (Municipal Code section 16.168.050(4)).
Prior to installation of any modular structures, St. Joseph’s shall provide to the Community Development Director a site plan that depicts the location of modular structures, the floor plan(s) of modular structures, and an elevation of all modular structures as required by Municipal Code section 16.168.040(B). St. Joseph’s shall further provide information regarding utility connections (e.g., sanitation, water and electricity). The site plan shall indicate means of ingress/egress for staff and visitors. This information will serve as the basis for the Director to confirm that the site is physically suitable for the proposed modular structures. (Municipal Code section
16.168.050(A)4)).
Modular structures may remain in place for up to twenty (20) years, as needed to bridge the timing during which new buildings and seismic retrofits in existing buildings are completed and also for additional space for non-acute care, business services, and staff support functions.
Municipal Code section 16.164.030(B)(9) allows the use of modular structures for more than twelve (12) months with the approval of an Administrative Use Permit in compliance with Chapter
16.168 of the Municipal Code. The Director shall apply the development and design standards for
Planning Commission Submittal September 2023 Revised 9.18.2023 6-6 modular structures as set forth in Sections 6.3.9.1 and 6.4.9, below and, if the site plan for modular structures is consistent with the standards in those sections, the Director will make the findings required by Municipal Code section 16.168.050 and issue the Administrative Use Permit for the modular structures.
6.3 Development Standards
This section describes the development standards for the underlying zoning districts, the existing conditions, and the proposed Master Development Plan standards. It is noted where existing and/or proposed standards deviate from the underlying zoning standards. The majority of the Project is zoned Commercial, Office (CO). A portion of the Project site between E. Maple Street and E. Harding Way is zoned Commercial, General (CG), which is where the existing Women and Children’s Pavilion is located.
6.3.1 Setback from Street Frontage
Some buildings that will be removed presently have zero setback to the property line, including at N. California Street which will be a prominent side of the Medical Center Campus. All buildings and structures shall be allowed setbacks per Table 6.3.1-1. Fire-resistance rating requirements for exterior walls shall comply with current building code requirements. The zero feet (0-ft) setbacks are necessary to accommodate nonstructural seismic retrofit requirements on the limited available land (i.e., backup tanks for water, gas and wastewater; see Section 4.6.5) as well as utility relocations to accommodate the Acute Care Hospital Tower. Through building design, accommodations to increase setbacks along N. California Street, where possible, will be encouraged but not required.
Table 6.3.1-1 Allowed Setbacks
Location Distance
Front 0-ft
Side 0-ft
Side, Street 0-ft
Rear 0-ft
6.3.2 Site Coverage
Maximum site coverage shall be allowed up to 95%.
The calculation of maximum site coverage will be based upon actual building design. This approach is intended to allow for flexibility in design of each building so that a reduction in square footage of one building may allow for an increase in square footage of another building, if deemed necessary to achieve medical service delivery objectives
6.3.3 Floor Area Ratio
Maximum floor area ratio shall be allowed up to 3.0, unless a modification to the FAR is requested of the Community Development Director and approved under the procedures in Chapter 8.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-7 The calculation of floor area ratio will be based upon actual building design. This approach is intended to allow for flexibility in design of each building so that a reduction in square footage of one building may allow for an increase in square footage of another building, if deemed necessary to achieve medical service delivery objectives.
6.3.4 Building Height
Medical care buildings may be built to a maximum height of 115 feet, not including elevator house and roof-mounted structures.
Under Parking Option B, Parking Structures may be built to a maximum height of 80 feet (excluding roof mounted structures and heliport).
Campus and infrastructure support buildings may be built to a maximum height of 75 feet, not including roof-mounted structures. These buildings include but are not limited to Central Utility Plant building, Generator building, fuel tank structure, water treatment systems and equipment of a similar nature.
6.3.5 Roof-Mounted Structures and Equipment; Communication Facilities Roof-mounted structures are defined in Municipal Code section 16.36.090(B), and include but are not limited to heliports, elevator housings, stairways, tanks, ventilation fans, chimneys, air conditioning equipment, solar and wind power equipment, flag poles, towers, skylights, or similar equipment required to operate and maintain the facility.
The calculation of the total square footage of roof-mounted structures shall not include the heliport landing areas. For other roof-mounted structures, the total square footage shall not exceed the 25-per cent of the total roof area of the structure as specified in Municipal Code section 16.36.090(B) unless a modification is approved under the procedures in Chapter 8, including without limitation Section 8.4.1.
To the extent feasible, roof-mounted structures shall be screened from public view from abutting public streets and rights-of-way. The method of screening shall be architecturally compatible with other site development in terms of colors, materials, and architectural style. Roof-mounted equipment not screened from view shall be located as far as possible from the roof parapet or roof edge. These elements shall be discrete to reduce impacts to the surrounding community.
Equipment shall not be allowed to be located at the face of the building or roof parapet.
Communications facilities are defined in Municipal Code section 16.36.090(C) and include but are not limited to wireless masts, antennas, and other similar equipment required to provide telecommunications services to a medical facility. Screening shall not be required for line of sight communications facilities.
6.3.6 Separation Between Buildings
The Project proposes the construction of multiple structures that vary in use from medical services, Parking Structure, Plant Maintenance building, and campus support buildings including but not limited to a Generator building and fuel tank and infrastructure to support the Medical Center.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-8 Portions of the new Acute Care Hospital Tower will directly attach to the existing hospital building while other structures will be stand-alone buildings. Due to site constraints including bounding by perimeter streets and existing buildings and structures on-campus, the Project requires a zero feet (0-ft) setback for all structures whether new or existing. This minimum setback allows St.
Joseph’s to develop the Project to the highest degree necessary to accommodate the occupancy and uses of the Medical Center and the interrelated functions of the buildings. As noted in Section
6.3.1, through building design, accommodations to increase distance between buildings, where possible, will be encouraged but not required.
Fire-resistance rating requirements for exterior walls will comply with current building code requirements.
6.3.7 Parking
Unless otherwise specified in this Section, development standards for off-street parking in Municipal Code section 16.64.080 shall apply. Future exceptions may be presented to the Community Development Director for administrative approval, with exceptions considered on the basis of providing adequate and safe parking for medical facilities while meeting the objectives of the Municipal Code.
• Hospital Building: two (2) stalls per licensed hospital bed consistent with the Municipal Code
16.64.040, Table 3-9. Flexibility shall be allowed to increase parking up to 5.6 stalls per licensed bed at the discretion of St. Joseph’s as medical care requires for seasonal surges or to accommodate visitor and staff needs based on hospital experiences. Additional parking stalls may be accommodated through off-site parking if determined to be necessary under the Parking Option B scenario.
• Accessory Medical Services: generally anticipated for 1st 50,000sf = 1/200; Portion over 50,000sf = 1/500, with actual parking determined by underlying use of accessory structure. • Industrial, Manufacturing and Processing: 1/1,000
• Accessible, vanpool, and motorcycle stalls to be provided per building code requirements • Loading/Unloading spaces will be provided at Hospital, designed to Dignity Health’s just in time delivery program that will restrict loading traffic to off peak hours. • Dimensions of drive aisles and parking spaces will meet City of Stockton Standard Specifications and Plans requirements. Dimensions of accessible car and van parking spaces shall comply with California Building Code requirements. • A continuous 6” high raised concrete curb shall be provided along all landscape areas abutting parking or drive areas.
• Unless otherwise approved by the Community Development Director, landscape island spacing and distribution of shade trees at surface parking lots shall meet the requirements of Municipal Code section 16.64.080(F), with exceptions considered on the basis of providing adequate and safe parking for the medical facilities while meeting the landscaping objectives of the Municipal Code.
• Minimize cross-slopes across entire site and especially in areas of concentrated traffic to maximize accessibility and pedestrian safety.
• Charging stations for electric vehicles to be provided per building code requirements
Planning Commission Submittal September 2023 Revised 9.18.2023 6-9
6.3.8 Holding Tanks and Supplies for Emergency Water, Wastewater, and Energy The Project includes required NPC 5 nonstructural upgrades for on-campus supplies of water and fuel, and also holding tanks for sewage and liquid waste, with each tank sized sufficient to support 72-hours of emergency operations. As detailed in Section 4.6.4, on-campus emergency electrical and radiological service also is required to meet seismic retrofit requirements. This Plan allows for flexibility in number of tanks, size of tanks and site location, provided that proposed locations meet all requirements of the Municipal Code (including but not limited to the Building Code, the Electrical Code, the Mechanical Code, and the Plumbing Code) and any applicable State requirements. The FEIR evaluated the locations for holding tanks proposed on Figures 4.6.5-1 through 4.6.5-3. Any change in location will require analysis of any additional environmental impacts as provided for in Chapter 8.
It is anticipated that HCAI will review design and other details, with final approval authority. The City’s evaluation for compliance with applicable City standards will occur prior to HCAI review.
Underground storage tanks, if any, will be subject to separate City evaluation. 29 Upon approval by HCAI, no additional Commission Use Permit will be required for the installation of the identified non-structural retrofits.
6.3.9 Modular Structures
Modular structures are made up of standardized sections, called "modules," manufactured in a controlled environment of a factory away from the building's future location. The modules can be placed side-by-side, end-to-end, or stacked (i.e., multiple levels), allowing for a variety of configurations and styles. Setbacks will meet the requirements of this Plan. See Figure 6.3.9-1 for an example of a modular structure.
Figure 6.3.9-1 Modular Structure Example
29 Code Application Notice, Facilities Development Division, Office of Statewide Health Planning and Development “OSHPD Jurisdiction” at p. 5-6. (Appendix, Attachment 1) (Effective 7/15/2013 and revised 1/10/2017) (copy on file with City). This authority specifically calls out separate City jurisdiction over any underground fuel storage tanks, if any are required. See p. 6.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-10
6.4 Architectural Design Guidelines
6.4.1 Design Intent
The architecture that makes up the St Joseph’s Medical Center Expansion will be a key contributor to positive patient experiences and improved outcomes. The aesthetic of the campus buildings should instill confidence in the exceptional level of care and dedication to professionalism that medical center patrons will experience during their stay at the hospital or medical office buildings.
Building designs shall be clean, comfortable, and approachable. Buildings shall be wellproportioned, constructed of high-quality materials, and should demonstrate an attention to care and craftsmanship. Primary public entrances shall be easily identified and highly visible to assist in wayfinding. Building form shall distinguish main public entries versus emergency and staff entrances. Building design and landscaping should be well coordinated in order to leverage the healing aspects of natural environments. As good stewards of our environment and our communities, green building principles will be an emphasis of the architectural design.
6.4.2 Massing, Form, and Entrances
The combination of massing and form is a critical component of how buildings are perceived and experienced. Buildings on this campus should exhibit a sound understanding of massing including a base, middle, and top massing, the human scale, and the macro scale. Hierarchy and rhythm should be used to create building forms that are cohesive, balanced, and approachable.
Articulation and naturally cast shadow are important aspects of building facade design that can animate and bring visual interest to built structures. Articulation is expressed through the push and pull of building surfaces, combination of complementary materials, and thoughtful placement of reveals. Overhangs, awnings, architectural integrated shading devices, and recesses will create shadows and protect the building and occupants from heat gain.
Main entrances to buildings or key departments within the hospital are opportunities to create additional visual interest in the building forms. They should be clearly delineated such that visitors are not confused with wayfinding. In terms of hierarchy, the main entrance of the hospital should be distinct and most clearly defined.
6.4.3 Building Materials
Appropriate selection of materials, colors, and textures will ensure that the Medical Center campus fits within and strengthens the fabric of the larger Stockton community. Exterior finish materials and colors shall be selected according to the following criteria:
• The exterior building materials shall form a complementary palette of textures and colors.
Warm-tone, approachable materials and colors shall establish the primary palette. Natural stone of hewn, rough cut, flame honed or polished texture; integrally colored synthetic plaster, textured finish; pre-finished metal panels of composite or plate aluminum construction shall constitute the primary exterior wall finishes and accent materials. • High quality, emphasis on natural materials that demonstrate professional craftsmanship. • Vandal resistance.
• Contextual response to surrounding architecture.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-11 • Long term durability and ease of maintenance.
• Primary roof material shall be of either single ply sheet roofing or built-up roofing. Standingseam or glass panel roofing may be used at the building entry canopies and other features. • Window frames shall be pre-finished (coated) aluminum window systems. • Paving materials may include exposed aggregate concrete, integrally colored concrete, decorative colored and textured asphalt or cast concrete pavers. Pedestrian pathways within gardens may be stabilized decomposed granite.
• Use of materials will further emphasize building entrances. Texture and durability are especially important at the human scale where visitors intimately experience the quality of finishes.
6.4.4 Additional Design Considerations
Canopy elements providing shelter for drop-off and pick-up of patients should be architecturally integrated within the total building aesthetic. Canopies can be used to bring emphasis to building entrances and contribute to clarity in wayfinding.
6.4.5 Occupied Square Footage Defined
Infrastructure requirements are often determined on the basis of square footage and the number of employees or customers that are generally expected based on square footage and types of usage. In the case of hospitals, ”occupied square footage” provides a more realistic basis for estimating service usage because hospitals have significant open areas that are not used by people (e.g., storage and corridor areas).
Occupied square footage is the actual space occupied and defined as area from inside wall to wall dimensions. Healthcare space is a specialized use that has well defined, and code dictated requirements that are unlike other building uses and types. This specialized use requires core elements to be typically much larger than other building types. A larger percentage of Project square footage is specialized square footage that is not occupied or dedicated to specific program use. A few examples are as follows: Circulation corridors are a specialized use difference in which healthcare has descriptive requirements. California Building Code (CBC) Section 1224.4.7 requires a min of 8’ minimum “Clear” width corridors throughout the hospital facility to allow gurney traffic, supply traffic, and staff movement without obstructions. Clear space is also required by CBC around beds to allow staff movement and patient access that ranges from 3’ minimum clear to the edge of beds to 5’-0” minimum clear at stretchers. Storage requirements are another key driver per CBC requirements, with examples being a minimum of 20 net square feet of general storage per bed, exclusive of other required specialized storage spaces based on Acute Care Services provided. Specialized storage is required in each department with various requirements, but a rough estimate would require storage space at over 200 sq ft per bed. These examples are a handful of key drivers of spaces that are not occupied uses.
Occupied square footage does not include common areas of a healthcare building such as restrooms, stairwells, mechanical shafts, storage rooms, utility rooms, mechanical rooms, electrical rooms, and shared hallways or corridors.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-12 Occupied square footage may be utilized in Plan implementation to evaluate impacts and assess requirements for infrastructure improvements, including “fair share” contributions to public improvements.
6.4.6 Parking Structure
Parking is often the first and last impression a visitor may have of a facility. The structure shall be well-proportioned with vehicle and pedestrian entries easily identifiable by exterior architecture and wayfinding signage. Materials and colors shall be complementary to the new St. Joseph’s Medical Center Expansion.
Parking structures will blend into the Medical Center campus environment and architecture and not stand out as utilitarian structures. If multi-story, parking structures will be open buildings for ventilation purposes and served by interior ramps connecting the levels. Pedestrian circulation to, from, and within the garage should be delineated and separated from automobile circulation.
Pedestrian routes from the Parking Structure lobby to the principal buildings served should provide an aesthetic transition compatible with the quality of the building(s) served. Stall width, depth, and aisle width should generally be in accordance with the City of Stockton Municipal Code. Parking stalls adjacent to solid walls shall provide adequate distance for easy access in/out of both sides of a vehicle and may be a larger width than other parking stalls, at the discretion of St. Joseph’s. For security purposes the first-floor entrances may have roll down gates and openings may have spaced palisade to allow ventilation and security. Where possible, elevators and stairways will be located on the exterior to allow high visibility which will provide natural surveillance by adjacent activity and public areas.
Vehicle and pedestrian entries shall be well lighted and enhance safety and confidence to the end-users. Natural daylighting shall be incorporated to the greatest extent possible to reduce energy consumption and provide sight lines to the Medical Center and community beyond.
Passive and active security design (i.e., license plate readers) and strategies shall be integrated throughout the structure providing safe and secure use of the Parking Structure. Blind corners, alcoves, and niches should be avoided to reduce hiding spaces.
The design and distribution of electric vehicle charging stations and accessible stalls shall comply with the California Building Code, with any additional charging stations installed only as required under the mitigation measures in the FEIR.
Appropriate selection of materials, colors, and textures will ensure that the Parking Structure fits within and strengthens the fabric of the Medical Center. Exterior finish materials and colors shall be selected according to the following criteria:
• The exterior building materials shall form a complementary palette of textures and colors.
Warm-tone, approachable materials and colors shall establish the primary palette. Concrete, natural stone of hewn, rough cut, flame honed or polished texture; integrally colored synthetic plaster, textured finish; pre-finished metal panels of composite or plate aluminum construction shall constitute the primary exterior wall finishes and accent materials. • Structural frame may be cast-in-place concrete, precast concrete, and steel framed. • High quality, emphasis on natural materials that demonstrate professional craftsmanship.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-13 • Vandal resistance.
• Contextual response to hospital architecture.
• Long term durability and ease of maintenance.
• Utilities and infrastructure shall be located within the boundary of the exterior walls. No mounting of conduit, pipes or similar infrastructure necessary for the operation of the structures uses shall be allowed on the exterior walls. • If required for accessory uses, primary roof material shall be of either single-ply sheet roofing, built-up roofing, standing-seam or glass panel roofing. Accessory uses may include, but are not limited to, elevator and stairway houses, equipment rooms, and heliport structures. Heliport structures (including landing areas) may be constructed of structural steel, aluminum, concrete parking deck other similar materials). • Window frames shall be pre-finished (coated) aluminum window systems. • Paving materials may include exposed concrete, integrally colored concrete, decorative colored.
• Use of materials will further emphasize building entrances. Texture and durability are especially important at the human scale where visitors intimately experience the quality of finishes.
• Photovoltaic (solar panels) shall be allowed to be mounted on the top or the side of the Parking Structure.
Digital signage (or changeable copy signage that may utilize future technologies) shall be acceptable at exterior and interior locations adjacent to and on the Parking Structure. These signs shall be dimmable as feasible to reduce glare with the surrounding environment.
The Parking Structure shall be designed and engineered to accommodate the helicopter weight, functions and use of up to two (2) new helicopter landing, take-off areas and one (1) helicopter parking area (i.e., Options described in Chapter 4), to be determined by St. Joseph’s.
6.4.7 Bicycle Parking
The minimum number of bicycle parking spaces for the St. Joseph’s Medical Center Expansion Project is 40, unless more are deemed necessary by St. Joseph’s.
Bicycle parking facilities shall be installed in a manner which allows adequate spacing for access to the bicycle and the locking device when the facilities are occupied. General space allowances shall include a 2-foot width and a 6-foot length per bicycle and a 5-foot maneuvering space behind the bicycle. The facilities shall be located on a hard, dust free surface, preferably asphalt or concrete slab.
• Bicycle parking shall consist of at least a stationary bicycle rack, typically on a concrete slab where the bicyclist supplies a padlock and chain or cable to secure the bicycle to a stationary object.
• A minimum of 10% of the provided bicycle parking shall be for long-term (bicycle storage room, bicycle storage locker, etc.) bicycle parking.
Additional bicycle parking improvements that are required by mitigation measures in the FEIR shall also be incorporated into project design standards.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-14
6.4.8 Accessory Structures
Accessory structures include ancillary buildings such as, but not limited to, Central Utility Plant, Plant Maintenance building, Generator building, fuel tank yard, and other support structures necessary for the operation of the Medical Center.
Appropriate selection of materials, colors, and textures will ensure that the accessory structures fit within and strengthens the fabric of the Medical Center. Exterior finish materials and colors shall be selected according to the following criteria:
• The exterior building materials shall form a complementary palette of textures and colors.
Warm-tone, approachable materials and colors shall establish the primary palette. Natural stone of hewn, rough cut, flame honed or polished texture; integrally colored synthetic plaster, textured finish; pre-finished metal panels of composite or plate aluminum construction shall constitute the primary exterior wall finishes and accent materials. • Acceptable structural systems are wood, steel, prefab, and pre-engineered metal building construction.
• High quality, emphasis on natural materials that demonstrate professional craftsmanship. • Vandal resistance.
• Contextual response to surrounding architecture.
• Long term durability and ease of maintenance.
• Primary roof material shall be of either single ply sheet roofing, built-up roofing, or standingseam roofing. • Canopies and sunshade devices may be incorporated and shall be a durable material and sturdy construction.
• Window frames shall be pre-finished (coated) aluminum window systems. • Paving materials may include exposed aggregate concrete, integrally colored concrete, decorative colored and textured asphalt or cast concrete pavers. Pedestrian pathways within gardens may be stabilized decomposed granite.
• Use of materials will further emphasize building entrances. Texture and durability are especially important at the human scale where visitors intimately experience the quality of finishes.
6.4.9 Modular Structures
Modular structures are made up of standardized sections, called "modules," manufactured in a controlled environment of a factory away from the building's future location. The modules can be placed side-by-side, end-to-end, or stacked (i.e., multiple levels), allowing for a variety of configurations and styles. Modular structure exterior finishes may include but are not limited to:
• Wood Siding
• Stucco
• Metal siding or panels
• Glazing with wood, vinyl, or metal frames
• Exterior finish colors shall match surrounding buildings.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-15
6.5 Site Design Guidelines
Site development guidelines will help to establish the type of experiences that visitors, employees, and patients will have within the Medical Center. Clarity in site planning can lay the groundwork for a medical facility that contributes to positive experiences and improved patient outcomes. This Project aims to achieve the following site planning goals:
• This campus should define its place within the community. The outward sign to the community should clearly represent that this is a welcoming place for healing. • Provide an environment that promotes patient safety, accessibility, and is easy to navigate for pedestrians, vehicles, and emergency vehicles.
• Create open spaces and safe, comfortable pedestrian pathways that provide outdoor places for family members and staff to have moments of respite throughout the day and evening. • Clearly identify building entrances and primary pedestrian pathways. • Integrate the Project with the surrounding development to ensure that pathways and streets are coordinated.
Vehicular and pedestrian circulation and building placements, including the delineation of emergency, service, and public traffic flows, on the Medical Center campus shall generally conform with the Master Development Plan.
Provisions for accessibility access shall be designated consistent with the Americans with Disabilities Act (ADA) and California Building Code requirements. The Architectural Barriers Act (ABA) requirements shall be reviewed for scoping and applicability with regards to any improvements of the Project.
Accessible routes must be provided from public sidewalks to building entrances.
6.5.1 Campus Edge Considerations
Ensure patient safety by establishing simple wayfinding at the campus edge. Emergency, patient, and visitor and service traffic flows should be well planned and clearly identified with wayfinding signage.
The campus edge design defines an institution’s place in the community. Landscaping should be considerate of the local environment and increase connection to nature. Use native, contextually appropriate plans at campus edges.
6.5.2 Patient and Visitor Experience
Provide adequate screen at back of house function to maintain a calming visitor experience.
6.5.3 Site Access and Loading
Loading areas shall be provided on-campus and shall be designed to Dignity Health’s loading and unloading operations requirements
Planning Commission Submittal September 2023 Revised 9.18.2023 6-16
6.5.4 Walls and Fences
Freestanding screen walls, retaining walls and fences shall be designed to have consistent materials, styles and colors to complement the buildings on the campus. Allowed fencing materials are decorative metal or wood designs, wrought iron, and vinyl-coated chain link. Privacy screen via slat and mesh is allowed. Fencing accessories for security intrusion deterrents are allowed.
6.5.5 Screening and Buffers
Loading areas shall be thoughtfully planned and obscured from public view as is feasible through the use of landscaping, and/or screen walls. Rear sides of modular structures that will remain in place through a twenty (20) year time period will also have appropriate landscaping to soften the street view (i.e., E. Harding Way).
Material handling, storage of medical waste, above ground storage of water, fuel, bulk oxygen, medical gas bottles, and unsightly day to day processing of supplies should be thoughtfully planned and obscured from public view through the use of landscaping, earthwork, and/or screen walls.
Per California Building Code, the hospital is required to have an on-campus emergency generator for standby power and on-campus fuel storage to maintain generators for a minimum 72-hour duration. The generator location will largely conform to the proposed Site Master Plan options, distanced away from the hospital building.
6.5.6 Landscape Intent
Landscape design plays an essential role in supporting the Medical Center’s overall site planning goals of safe and easy navigation, comfortable pedestrian circulation, and a positive user experience for patients, staff, and visitors. Outdoor space design is an important component of providing a healing environment. Gardens provide a restorative environment from mental and emotional fatigue. Fragrant plants, cool and calming colors, naturalistic massing and foliage with soft texture and movement should be incorporated into the landscape design. Pollinator friendly plants that attract hummingbirds, and butterflies are encouraged to provide a habitat that will sustain healthy communities of beneficial insects and pollinators. Plant types that attract bees, wasps or insects that sting or bite will be avoided as much as possible. Plant types that are selected should be low maintenance and have long-term survivability. With these goals in mind, the intent of landscape design for this Project is to create user-friendly, functional, intuitive, human-scaled spaces that provide shade, biodiversity, seasonal interest, seating areas, healing spaces, and the overall calming and therapeutic effect that living landscapes can offer.
Landscape design for the Project shall adhere to the guidelines in this Chapter. A general depiction of the expansion area with general placement of landscaping is depicted on Figure
4.2.11-1.
6.5.7 Plant Palettes
This section describes general guidelines for plantings. Details regarding types of plants that will be suitable for the expanded Medical Center are described in Section 6.5.14, with a diagram of the plant palette depicted in Figure 6.5.14-1 within Section 6.5.14.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-17 More than simply being beautiful to look at, plant materials should further enhance sensory experience through sounds, smells, and textures to support a campus-wide therapeutic experience. Where possible, plants that attract wildlife (birds, butterflies, and hummingbirds) or have proven healing powers, like lavender, catnip sage, and rosemary will be selected to contribute to a sense of health and healing. Layering of shrub heights will promote a feeling of privacy, escape or respite in key areas. Shade trees should be selected that minimize litter, as well as the potential to heave sidewalks, causing safety issues. Mature canopy size should be thoughtfully considered to minimize future conflicts with buildings in tight spaces yet provide a unifying rhythm for street frontage and adequate shade for Stockton’s warm central valley climate.
Recognizing healthcare sector capabilities, low maintenance requirements are an important factor. Plant material must be selected that does not require edging, heavy pruning, or shearing.
Spacing should generally be widened out to minimize overgrowth and removal and provide ample space adjacent to walkways. Flowering shrubs that require deadheading should be avoided, as well as species that require heavy seasonal pruning to promote optimal growth.
6.5.8 Green Space
Green space is limited given the complexity of the healthcare campus but must be effectually designed to support several key landscape categories. Each landscape category is independently important, but together have a palpable impact on the emotional, mental, and physical wellbeing of patients, family, and staff. Below are several key green space categories identified by the Master Development Plan, and their related design goals.
Streetscape Frontage
Continuity along the streetscape frontage is essential to create a unified appearance between existing and proposed buildings. For the off-campus approach from N. California Street, a design that is consistent with existing landscape between E. Harding Way and Chestnut Street will be established along the frontage between Chestnut Street and E. Cleveland Street. A gracious landscaped medium in this area will also allow for continuity between the street and the new walk-in entrances at the new main entry and new Emergency Department. Narrowing of this frontage will occur adjacent to the new Parking Structure between E. Hawthorne and E.
Wyandotte Streets, where consistent street tree canopy and the use of other non-plant elements (vertical architectural screens and/or textural surface applications) can help soften the scale and proximity of the structure façade. This continuity will not only help unify the campus but establish a better relationship with adjacent neighborhoods and commercial properties. Revisions to the streetscape along N. California St. will be coordinated with the City’s Streetscape Master Plan as shown in Figure 4.8-3. Landscaping to soften the appearance of the long-term modular structure that will have the back of building along E. Harding Way also will have consistent landscaping treatment along the streetscape.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-18 Figure 6.5.8-1 Conceptual Landscape at Harding and Cemetery Entrances and Gateways
The landscape announcing four (4) key entry points along N. California Street (new Main Entrance, new Emergency Department walk-in entrance, new Emergency Department walk-in parking, and new Parking Structure) and one (1) along E. Cleveland Street (new employee entrance to Parking Structure and entrance to surface parking) must stand out and become part of campus wayfinding. Subtle changes in scale, color and texture will be provided at these locations through planting. Specimen and accent plantings will further identify these key locations.
Surface Parking
Providing shade and comfort for visitors and staff is an important consideration in surface parking lot areas. Tree plantings must be balanced again the limited area for available parking. Unless otherwise approved by the Community Development Director, landscape distribution of shade trees at surface parking lots shall meet the requirements of Municipal Code section 16.64.080(F), with exceptions considered on the basis of providing adequate and safe parking for the medical facilities while meeting the landscaping objectives of the Municipal Code. Shrub and groundcover plantings that don’t interfere with vehicle or pedestrian circulation will also be key. The new walkin parking lot adjacent to the new Acute Care Hospital Tower serves as a passthrough space between the new Acute Care Hospital Tower and new Parking Structure, so pathways will be supported by simple plant massing that allow for clear and safe line of sight. Trees in or adjacent
Planning Commission Submittal September 2023 Revised 9.18.2023 6-19 to surface parking areas will be selected to avoid berry eating birds or dropping of extensive leaves on a seasonal basis.
Interior Campus Connections
Landscape in these areas should enhance walkway experiences that are smooth and accessible with plenty of space between the walkways and plants. Appropriately scaled shade trees will add comfort during warm days, with formal placement supporting campus wayfinding. Understory plant massing will allow for clear and safe lines of sight. General locations of plantings within interior campus connections are depicted in Figure 6.5.8-1.
Figure 6.5.8-1 Conceptual Landscape at Interior Campus Connections Courtyard/Respite Spaces
Respite spaces are used in a hospital setting to provide campus green space, facilitating not only healing but also contributing to an increased ameliorative experience. Such areas provide a spectrum of ‘non-medical’ spaces to accommodate the varying circumstances of patients, family, and staff. The view-only roof garden will offer patients with bedside windows looking out to leafy trees and a tranquil space providing the opportunity to connect with spirituality and nature, speeding healing from surgery, infections, and other ailments. By way of example, potential designs could include distinct respite areas depicted as follows: South Respite (6.5.8-4), North Respite (6.5.8-5) and a View-Only Roof Garden between if separate towers are constructed for the New Acute Care Hospital (6.5.8-6) The South and North Respite areas are anticipated to provide pathways as a chance for exercise and fresh air, with plantings supporting a more reflective experience. Design in these spaces will take cues from permaculture studies, supporting flourishing natural ecosystem vignettes as opposed to passive ornamental plantings. Although water is not intended, dry stream bed and accent boulder elements will promote a sense of
Planning Commission Submittal September 2023 Revised 9.18.2023 6-20 spirituality and peacefulness and introduce inert materials requiring little to no long term maintenance. Safety and security will be considered in design and plantings. General locations and the concepts for the courtyard/respite spaces are depicted in Figures 6.5.8-2 and 6.5.8-3.
Final building design will determine the location and number of respite spaces.
Figure 6.5.8-2 Landscape Intent at South Respite Area
Planning Commission Submittal September 2023 Revised 9.18.2023 6-21 Figure 6.5.8-3 Landscape Intent at North Respite Area
Planning Commission Submittal September 2023 Revised 9.18.2023 6-22 The View-Only Roof Garden is a potential architectural feature that can be incorporated into a possible two-tower design for the Acute Care Hospital Tower. This area will incorporate lowmaintenance plantings that provide a pleasing view from patient rooms. A general depiction of the View-Only Roof Garden is depicted in Figure 6.5.8-4.
Figure 6.5.8-4 Conceptual Landscape at View-Only Roof Garden Service & Loading Areas
Landscape shall not impede service vehicle access. Screening of service and loading areas from off-campus locations will be considered in final landscape design, subject to the discretion of St.
Joseph’s, with an acknowledgement that many of the more utilitarian functions have been intentionally located at the east side of the Medical Center campus where no screening currently exists. Due to the fact that setbacks on the east side of the Medical Center campus are expected to be zero (0) feet, and the fact that the most proximate use is the cemetery, landscape screening is not anticipated on this side of the Project.
6.5.9 Site Furnishings
Dignity Health incorporates branded site furnishings that are accessible, safe for visitors of various ages and mobility levels, and present a uniform experience between hospital facilities. The site furnishings depicted in Figure 6.5.9-1 are consistent with Dignity Health branded site furnishings.
General guidelines for site furniture are as follows:
• Shall be safe to use and ADA accessible.
• Shall have appropriate level of protection from vandalism (graffiti), theft, and weather resistance. Shall be easy to maintain.
• Shall be inviting to use and comfortable.
• Shall be complementary to the building designs.
• Shall be provided in adequate numbers to serve the expected use.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-23 • Waste and recycling receptacles shall be limited in number and shall be designed to discourage scavengers. Receptacles shall be provided in obscure yet convenient locations.
Figure 6.5.9-1 Site Furnishings
Planning Commission Submittal September 2023 Revised 9.18.2023 6-24 Figure 6.5.9-1 Site Furnishings (Continued)
6.5.10 Outdoor Lighting
Appropriate campus and building lighting are critical for establishing a welcoming and safe campus. As with building massing, lighting should address the visitors experience to the campus at both a macro and human scale. Building accent lighting shall be used to complement the building forms and materials and add further emphasis to significant elements such as building entrances. Campus lighting shall not be overly bright, yet (at the recommendation of St. Joseph’s as established to the satisfaction of the Community Development Director) sufficient to illuminate parking areas, pedestrian pathways, areas of respite, emergency drop-off, ambulance offloading, and open plazas, so that these spaces are inviting and safe into the evening hours.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-25 • Free standing parking lot lighting shall be the same throughout the parking areas. Height to be 20ft maximum and shielded from residential uses.
• Free standing parking lot lighting on the top deck of the parking structure shall be limited to 16ft maximum height, shall be located away from the edge of the structure, shielded from the helicopter operations and residential uses, and comply with FAA and Caltrans heliport regulations. Light standards near helicopter operations shall be fitted with night-vision goggle compatible obstruction lights.
• Luminance within parking and pedestrian areas shall comply with Stockton Municipal Code requirements. Safety illumination shall be prioritized if there is a conflict with the Municipal Code.
• Lighting should be appropriately scaled to the building. • Buildings shall be lit with a combination of ground mounted up lighting, architecturally integrated down lighting, and building mounted sconce lighting. • Color of the lighting shall be white and flatter skin tones. • Lighting color temperatures shall be consistent throughout the Project.
6.5.11 Pedestrian Walkways
Pedestrian walkways shall adhere to the following criteria:
• Safe pedestrian pathways, traffic slowing measures at building entries and around crosswalks.
• Pedestrian crosswalks and drives shall be defined through use of enhanced paving. • Shade elements including canopies, trellises, and trees should be thoughtfully placed along pathways, building entrances, and areas for respite.
6.5.12 Hardscape Materials Guidelines:
The use of durable and simple materials will create a contemporary and cohesive user experience across the campus. Pedestrian sidewalks and paths will be simple gray concrete flatwork.
Enhanced areas of cast concrete pavers and/or integrally colored concrete shall be considered for building entries, pathway nodes, and therapeutic garden spaces to enhance the visitor experience and help self-navigation, but only to the extent that trip hazards are avoided considering settling of materials over time. A limited use of stabilized decomposed granite pavement in low-traffic areas may be considered to create secondary walking paths or patient relaxation areas, so long as passage is safe for elderly and those requiring assistance in travel. The overall intent of the materials selection should be towards creating calming, unfussy, easy-to-navigate pedestrian spaces.
6.5.13 Irrigation Systems Guidelines
The irrigation system shall be fully automatic, with single control wire, and shall be designed for the most efficient use of water in the landscape while maintaining plant health. To that end, design and management of the irrigation system shall be in compliance with California’s Model Water Efficient Landscape Ordinance (MWELO) and the City of Stockton irrigation standards.
Specific measures include:
Planning Commission Submittal September 2023 Revised 9.18.2023 6-26 • Internet-connected “Smart” irrigation controller(s) with weather sensors that automatically adjust water times based on seasonal evapotranspiration data. • Flow sensor and master valve assembly to monitor water use and shut off system in case of leaks
• In-line subsurface drip emitter lines to irrigate all shrub/ground cover plantings • At- grade bubbles (two (2) per tree) at all trees. Trees grouped on their own valves, separate from understory plantings.
• Irrigation hydrozones organized based on similar plant water requirements and solar exposure.
6.5.14 Landscape Planting Guidelines
Landscape planting shall be design with sustainability and ease of maintenance in mind and should complement the overall architectural style of the Medical Center. • All plant material shall be California-adapted, long-lived, non-toxic and non-invasive.
California native plant species should be incorporated where appropriate. • All plant material shall have a very low water use, low water use, or medium water use rating according to the WUCOLS rating system.
• Plants shall be spaced with adequate room to grow to their full size without requiring shearing.
• Perennial plants may be used sparingly, in accent plantings at entries and therapeutic garden spaces. There shall be no annual color plantings. • Mowed lawn shall be limited to small areas for patient/visitor use for therapeutic purposes and shall not exceed 5% of the total landscaped area.
• Street trees on the frontages shall be consistent with City of Stockton streetscape requirements.
Examples of plants that will be used are depicted in Figure 6.5.14-1.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-27 Figure 6.5.14-1 Plant Palettes
Planning Commission Submittal September 2023 Revised 9.18.2023 6-28 Figure 6.5.14-1 Plant Palettes (Continued)
6.6 Heliport Regulations
The unencumbered area to accommodate a heliport is determined by reference to Federal Aviation Administration (FAA) recommendations. “Safety Area” recommendations, based on the size of helicopters expected to be accommodated, are contained in FAA Advisory Circular 150/5390-2C.
Airspace clearance areas are set forth in FAA Regulation Part 77 of Title 14 of the United States Code (and as may be amended in the future). These criteria will govern the required clearance areas for heliport design. A the approximate location of the planned heliports (i.e., Option A – one (1) new
Planning Commission Submittal September 2023 Revised 9.18.2023 6-29 heliport, Option B – two (2) new co-located heliports, Option C – one (1) new heliport with adjacent helicopter parking area, and Option D – one (1) heliport with two (2) new co-located heliports with one (1) adjacent helicopter parking area) each option with a Safety Area, Primary Surface Area and Approach Surface are depicted on Figure 4.2.6-2.
Regulation of the design and operation of the heliport will require (1) a letter by the FAA stating that the agency has no objection to the use of airspace, (2) approval of a heliport license by Caltrans, and (3) approval by the City of Stockton that building plans meet the requirements of the National Fire Protection Association Publication 418. New heliports added to the project will be included in an amended Use Permit (UP 27-86). The FAA does not have jurisdiction over the design of the heliport and Caltrans will not issue the license until the City of Stockton has approved the heliport and the FAA issues the letter of no objection to use of the airspace. Thus, the approval of the heliports (Option A, Option B, Option C, and Option D) with the Master Development Plan is the first step in the regulatory approval process that evidences City approval of the heliport use.
6.7 Comprehensive Signage Program
6.7.1 Wayfinding guidelines
Wayfinding is an essential link for every aspect of healthcare environmental design. Healthcare facilities are large scale, complex environments. A wayfinding system is of primary use to people who are unfamiliar with the facility. Visitors to the Medical Center have varied physical abilities and cognitive/emotional states, and often feel rushed. Comprehensive wayfinding design influences positive patient and visitor outcomes by reducing stress and minimizing visitor disorientation. Dignity Health’s signage program is a comprehensive design that begins with the patient or visitor leaving their home, and their arrival to their Medical Center destination.
Delineating a clearly marked passage to the Medical Center is a key element of providing a safe environment. During route navigation, visitors should be able to cognitively map out the Medical Center location and its coordinates, whether from E. Harding Way, N. California Street, or from streets of the surrounding residential communities. Wayfinding should follow a hierarchy from general to specific, with an alternating sequence of identity and direction. Skyline signage will supply target value from a distance, and freestanding signs at street level will reinforce a sense of arrival at campus boundaries. Key decisions (shown in Figure 6.7.2-1 ) occur at intersections and vehicular ingress points, and directional signage is needed at these locations to guide first-time or infrequent visitors and patients. Building identity signage will be scaled to be visible and distinct, and will provide reassurance and a sense of arrival, making continual orientation seamless and easy.
The Project also includes restructured public access, to improve traffic flow and reduce congestion. With an emergency entry adjacent to the main entrance, first time or infrequent visitors will require assistance with where to enter the campus and where to go once on the campus. The typical conditions of public arrival to the Emergency Department require that every effort be made to keep arrival or entry points simple and clearly identified.
Healthcare is delivered to the patient by a variety of means. The outpatient model that has become universally accepted in this country requires that the patient seek out the steps for their
Planning Commission Submittal September 2023 Revised 9.18.2023 6-30 care or diagnosis sequence separately and independently. Radiological or diagnostic services can be separate from surgical or therapeutic treatments. For a single care process, patients can frequently be expected to arrive at three or more destinations, and these destinations are usually located in separate buildings. Effective wayfinding signage addresses this current state of care and supports the necessary process of travel between buildings and destinations.
6.7.2 The Relation of Traffic Flow to Wayfinding
The wayfinding guidelines included in this Plan sets forth the general policies for the St. Joseph’s wayfinding program, both during and after construction of buildings. As a program that relies upon visual triggers, the figures depicting wayfinding are an important component of the overall policies, with the intent to illustrate that overall traffic flow and decision points will affect the signage locations. Points of ingress/egress under the site plans depicted in Figures 4.1-1 and 4.1-2 form the basis for the wayfinding program. If modifications to the Site Master Plan are made as part of the implementation of the Plan, signage locations may also require adjustment.
The wayfinding program is included as Figures 6.7.2-1 and 6.7.2-2.
The traffic flow for the Project supplies the logic for directional and identification sign placement.
Traffic flow supports the intended site usage and sets parameters for the wayfinding experience process. Appropriate signage will provide guidance to facilities that support alternative transportation (e.g., bus stops, electric vehicle charging stations, and ride share spots for patient pick-up and drop-off). Such signage will be placed so as not to distract from signage oriented for emergency visitors.
For wayfinding to be effective, information and guidance must be visible where and when it is needed. A first-time or infrequent visitor needs guidance primarily at two types of locations:
“Decision points” and “Destinations.” Decision points occur at intersections or junctures with a potential change in direction where more than one path can be followed. Vehicular destinations are either drop-offs or parking areas; they supply the means for the vehicular/pedestrian transition. Figure 6.7.2.1 depicts an example of decision points and destinations.
The anticipated paths of travel and designated signage locations are depicted on Figure 6.7.2-2. If building and campus entry points are adjusted, the location of signage will be adjusted, both in location and number, measured against consistency with the wayfinding guidelines identified in Section 6.7.1.
6.7.3 Signage during Construction Phases
Construction of the Project will occur in phases, as described in Section 4.3 of the Plan.
Wayfinding signage will be used during each phase of construction to achieve the goals described in Section 6.7.1. Temporary signage is anticipated at each “decision point” during construction phases. Decision points are determined by traffic flow. Safety signage will also be provided as needed during construction phases.
6.7.4 Signage to Interim, Off-Campus Parking
The Plan anticipates usage of interim, off-campus parking during construction. (See Section 4.10 and Appendix, Attachment 15 – Parking Plan.) Precise locations and types of signage will be
DIGNITY HEALTH
TRAFFIC FLOW ANALYSIS St. Joseph's Medical Center Hospital Expansion Project 3/15/2023
6.7.2-1
TRAFFIC FLOW
ANALYSIS AUGUST 2023
AMBULANCE
PASSENGER VEHICLE (GUEST/VISITOR)
PASSENGER VEHICLE (STAFF)
PEDESTRIAN (GUEST/VISITOR)
PEDESTRIAN (STAFF)
DECISION POINT
GUEST/VISITOR PEDESTRIAN ENTRY
GUEST/VISITOR VEHICULAR ENTRY
AMBULANCE/EMERGENCY ENTRY
TRAFFIC FLOW ANALYSIS - OPTION A St. Joseph’s Medical Center Hospital Expansion Project 6/27/2022 DIGNITY HEALTH
DIGNITY HEALTH
SIGNAGE LOCATIONS St. Joseph's Medical Center Hospital Expansion Project 3/15/2023
6.7.2-2
SIGNAGE LOCATIONS AUGUST 2023
6.7.4-4
F F.1
F.1
B.1
B.1
B.1
C
C D
A
G
G
G
G
G G
G
J
C
G
C
B
B
G
F.1 F
J
F
A
C
C
E
F.1
A
G
C
C
E
SIGN TYPE
SIGN LOCATION
Planning Commission Submittal September 2023 Revised 9.18.2023 6-31 determined when the users of the interim parking have been identified. For example, the nature and location of temporary signage for interim parking would be different for staff (who are familiar with the campus) and patients or other visitors. Temporary signage will be installed to provide direction to the users of the interim parking. Location of temporary signage will be presented to the Community Development Director under the Administrative Permit procedures of Chapter 8, applying the wayfinding policies set forth in Section 6.7.1 of this Plan.
6.7.5 Sign Criteria and Types of Signage
Appropriately designed signage and environmental graphics provide a clear, comforting, and welcoming experience to visitors. A hierarchy of size and messaging, combined with thoughtful sign placement, connotes a sense of order for the Medical Center campus. The application of these signage guidelines is a key component in creating an initial impression that conveys the quality of care, professionalism, and promise of excellence provided at St. Joseph’s Medical Center.
Figure 6.7.5-3 shows conceptual diagrams of the various primary exterior sign types that may occur on the Medical Center campus. As future brand components evolve, these sign types and graphics may also change. Dignity Health reserves the right to modify on-campus signage based on corporate branding efforts, which may change the visual identity system in the future.
Examples of brand types that may change are shown below in Figure 6.7.5-1.
Figure 6.7.5-1 Branding Sample
Selection of sign types and placement of signs are dependent on the viewer distance from the sign, rate of motion of the viewer, and critical wayfinding decision points. An effective wayfinding network flows from the general to the specific, supplying a progression of identifies and target values for first time visitors as they approach their destination. Skyline sign types are intended to be viewed from N. California Street. Skyline sign types are to reinforce the wayfinding sequence at connector streets. Campus skyline signage provides initial reassurance and a sense of arrival for visitors, while building skyline signage supplies target value and orientation for parking.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-32 Perimeter Monument signs are best placed at entry points to the campus. Monument Directional signs are viewed from a vehicle traveling at lower speed within or at the campus boundaries, with faces oriented perpendicular to vehicular traffic flow. The difference in scale between primary and secondary directionals supports a wayfinding logic that places the primary monuments on major thoroughfares and the secondary monuments and pylons at access points to parking or vehicular entry points. Refer to Table 6.7.5-2 for sign types, functions, locations and heights; refer to Figure 6.7.5-3 for exterior signage examples. Movable copy (i.e., electronic signage) is allowed where it will assist the campus visitor in locating essential services and/or parking.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-33 Table 6.7.5-2 Sign Types for Campus, Hospital Tower, and Parking Structure Sign Type Sign Function Sign Location Maximum Sign
Height
A: Perimeter
Monument
Marks campus entry points.
Provides branding and wayfinding
information at the campus edge
and corners. Defines boundary.
At campus edge entry
points and corners of
significant intersections.
6’ tall
B: Campus
Skyline
Large scale branding and
wayfinding targeted toward
vehicular traffic on adjacent busy
streets and highways.
At skyline and/or
parapet
level of campusidentified buildings on
campus
up to 70” tall
letter height,
building
mounted
B.1: Building
Skyline
Large scale specific branding and
wayfinding targeted toward traffic
on campus vehicular perimeter
At skyline and/or
parapet
level of select buildings
on campus
up to 70” tall
letter height,
building
mounted
C: Porte
Cochere /Entry
Identity
Identifies primary entrances to the
facility. Used to identify
vehicular/pedestrian transition
within the campus boundaries.
At building canopies
over primary building
entrances.
3’ tall; building
mounted
D: Post
Mounted to
Roof Canopy
Directional signage marking
building entry points for
Emergency, Ambulance and
specialized services
Limited to building
canopies over building
entrances
3’ tall: building
canopy roof
mounted
E, E.D, E.1, E.2:
Area Entry
Monument
Marks area entry points. Provides
identity information at the internal
access points. Optional addition of
electronic display adds changeable
medium for community and
service messages.
At building entry points
and corners of
significant access points.
8’ tall
horizontal,
10’ tall pylon
Planning Commission Submittal September 2023 Revised 9.18.2023 6-34 Table 6.7.5-2 Sign Types for Campus, Hospital Tower, and Parking Structure (Continued) Sign Type Sign Function Sign Location Maximum Sign
Height
F: Primary
Monument
Directional
Provides guidance and wayfinding
information at the campus edge
and within the campus boundaries.
Provides specific primary
wayfinding information for
individual destinations on campus.
At primary vehicular
decision points within
the campus
12’ max
F.1: Secondary
Monument
Directional
Provides guidance and wayfinding
information at the campus edge
and within the campus boundaries.
Provides secondary wayfinding
information for individual
departments on campus.
At secondary vehicular
decision points within
the campus
8’ max
G, J: Post &
Panel
Directional
Provides guidance and wayfinding
information within the campus
boundaries. Provides specific
wayfinding information for
individual departments on campus.
At tertiary vehicular
decision points within
the campus
8’ max
H. Off-campus
Parking
Identification
Provides guidance and wayfinding
information outside of the campus
boundaries for off-campus parking.
Parking wayfinding near
street frontage
8’ max
K:
Parking/Building
Blade & Panel
Provides guidance and wayfinding
information within the campus
boundaries for a singular campus
parking or entry destination.
Building mounted
locations adjacent to
parking access. May
also be digital. See 6.4.6.
4’ max
TC1-6: Traffic
Control Sign
Manages vehicular access and
campus ingress and egress.
Various locations. 8’ max
PG: Pageantry Supplies visual accents and
changeable media for brand and
campus communications.
Various locations. Varies
Planning Commission Submittal September 2023 Revised 9.18.2023 6-35 Figure 6.7.5-3 Exterior Signage Examples
Planning Commission Submittal September 2023 Revised 9.18.2023 6-36 Figure 6.7.5-3 Exterior Signage Examples (Continued)
Appropriate scale of signs is dependent on the intended viewing distance. See figure 6.7.5-4 for examples of correct signage proportion.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-37 Figure 6.7.5-4 Signage Proportion Example
6.7.6 Site Pageantry
Site pageantry may be incorporated with campus signage in order to call attention to events, holidays, and promotions. This signage type can also celebrate and highlight a regional identity for the area. Pageantry consists of fabric or metal banners fixed to light poles and building facades throughout the campus. Pageantry should be of a consistent branded theme and should be concentrated along primary vehicular and pedestrian pathways.
6.7.7 Religious Symbols
Religious symbols in the form of crosses, crucifix, statues, or other similar symbols may be integrated within the landscaping and architecture.
6.7.8 Arterial Signage
Arterial vehicle signage will provide visualization of the Medical Center from both north and southbound traffic along N. California Street. Maximum target value is needed to provide patients and families with a safe wayfinding experience when in a heightened state of emergency or concern traveling at a moderate rate of speed.
Up to four (4) Skyline signs are proposed for the Project and will be located adjacent to and intended to be viewed by either northbound or southbound traffic on N. California Street. Skyline signage may be located on buildings or the parking structure. As the Project develops and evolves over phases, the design team will review key lines of sight to determine sign placement on the appropriate buildings per phase. The intent is to provide a hierarchy of signage, as the buildings are constructed over phases. Therefore, Skyline signage will be located to the most prominent
Planning Commission Submittal September 2023 Revised 9.18.2023 6-38 building as the Project evolves. The Skyline building signs are proposed for this Project, as shown in Figure 6.7.5-3.
6.8 Sustainability Goals
St. Joseph’s, as part of the Dignity Health system of medical facilities, remains focused on environmental stewardship and has a program of continuous improvement on sustainability, including for older buildings, that will be achieved in phases and likely over the next several decades. All new buildings will meet required building code standards for energy and water conservation and sustainability. Unless otherwise required by an approved condition of approval or mitigation measure, achievement of each goal that exceeds applicable standards will depend upon available funding, including state and federal grant programs that may be available to support increased energy conservation. Targeted activities include:
Reduce Energy Consumption by up to 25% as measured in kBtu’s / square foot. • Convert interior / exterior lighting with LED technology with dimmable controls improving patient satisfaction scores.
• Convert surgical lights to LED technology improving physician satisfaction and variability of operating room temperatures.
• Implement retro – commissioning programs across the system aimed at improving energy use through more effective operations.
• Replace aging equipment such as chillers, boilers, air handler units, medical gas systems with more efficient equipment as remodeling occurs and funds are available. • Replace roofs and windows to reduce heat gain as remodeling occurs and funds are available.
• Installation of building automation systems and other smart controllers to manage energy consumption and improve building comfort as remodeling occurs and funds are available.
Increase use of renewable energy by 20%.
• Implement renewable energy sources including photovoltaic, solar hot water, cogeneration, fuel cells, geothermal, and wind where economically viable through the use of Power Purchase Agreements and internal funding.
• Pursue and participate in, where economically viable, renewable energy through local energy supplier or third-party firms.
Reduce Greenhouse Gas Emissions by 40%.
• Increase number of electric vehicle charging stations according to demand and geography. • Convert emergency generators / fuel oil steam boilers to more environmentally friendly fuels as remodeling occurs and funds are available.
Reduce water consumption 25%.
• Installation of smart meters for landscape irrigation minimizing overwatering. • Rebuild cooling towers to reduce water loss from evaporation and drift as remodeling occurs and funds are available.
• Replace water softeners to reduce blow down cycles as funds are available. • Modernization of cart wash and dish machines improving cleanliness.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-39 • Installation of sub meters to track end use consumption and pinpoint opportunities to reduce water consumption.
• Design and construct new acute care building 15% below code required energy efficiency. • Maintain window/wall ratios to maximize energy efficiency through decreased heat gain by selectively choosing exterior material and window reflectance. • Select high efficiency mechanical equipment (low kW/ton) matched to anticipated cooling loads over the highest percentage of operating hours.
• Utilize waste heat recovery from boiler exhaust to pre heat make up water to deaerator tank, hydronic hot water boilers, and/or domestic hot water boilers.
Achieving these goals will yield significant economic and environmental benefits having a positive impact to patient care and the ability to provide greater cost-effective healthcare.
Modifications to mitigation measures as a result of the public review process of the Draft EIR may impose additional climate change mitigation strategies, including phased implementation for such strategies. Any such mitigation measures will be applicable to implementation of the Plan. The EIR also includes a mitigation measure for a Transportation Demand Management Plan (TDM Plan). The TDM Plan will be prepared by St. Joseph’s prior to issuance of the first demolition permit and will include the implementation measures identified in the Final EIR.
6.8.1 Sustainable Design
Energy efficiency shall be addressed in building design and in compliance with California Building Codes. In addition, Dignity Health has developed its own renewable energy goals for its facilities since 2010. This commitment is reflected in targeting more stringent energy efficiency than the code requires for the design and construction of new acute care buildings.
In addition to sustainable design for buildings, the campus may have a solar panel array for covered employee parking. Electric Vehicle Parking Spaces and Electric Vehicle Charging Stations per the California Green Code will be provided in close proximity to both medical office buildings and the Hospital building. Cool Paving shall be provided at the campus in specific locations.
6.9 Design Deviations from Stockton Municipal Code
The Plan shall describe the design guidelines for proposed improvements to the property. Should the Plan not specifically identify a design guideline for a topic under consideration, the most flexible standard available under the Municipal Code (by comparison with the standards in effect at the time of Plan approval or with the standards in effect at the time of consideration of the issue requiring interpretation of the Municipal Code) shall control. Administrative Interpretations under Section
8.2.4 will be made to ensure consistency with the overall intent and objectives of the Plan as outlined in Chapter 2.
The Project has the following deviations from the City of Stockton Municipal Code as outlined below in Table 6.9-1.
Planning Commission Submittal September 2023 Revised 9.18.2023 6-40 Table 6.9-1 Design Deviations
Setbacks
(Deviation from 16.24.200 Table 2-3)
Descriptor
Municipal Code Requirement
CO Zone CG Zone MDP Guidelines
Setbacks
Front 10 ft 10 ft 0 ft1
Side 5 ft 0 ft1 0 ft1
Side, Street 10 ft 10 ft 0 ft1
Rear 10 ft 0 ft1 0 ft1
Building Heights
(Deviation from 16.24.200 Table 2-3 and 16.36.090-B4)
Height 45 ft 45 ft 115 ft2 – hospital
80 ft2
– Parking
Structure Option B
75 ft2 – support
buildings
Roof-Mounting Screening
(Deviation from 16.36.090-B1)
Height As required to screen roof-mounted HVAC equipment Site Coverage and Floor Area Ratio (FAR)
(Deviation from 16.24.200 Table 2-3)
Max. Lot Coverage 60% 60% 95%
Floor Area Ratio (FAR) 0.3 0.3 Current Medical Center
has a FAR of 0.84.
Proposed deviation of
3.0 Bicycle Parking
(Deviation from 16.64.100-B)
Bike Racks 10% of
off-street
stalls
10% of
off-street
stalls
1% of off-street parking
stalls
Bike Lockers (Longterm)10% of bike racks shall be for long-term bike parking
Planning Commission Submittal September 2023 Revised 9.18.2023 6-41 Table 6.9-1 Design Deviations (Continued)
Parking
(Deviation from 16.64.040 Table 3-9)
Descriptor Municipal Code Requirement MDP Guideline
Industrial,
Manufacturing and
Processing
Up 50,000sf = 1/500 1/2000sf
Signage
(Deviation from 16.76.100)
Skyline Sign 1 sign 2 signs on hospital
2 signs on Parking
Structure
Monument Sign 1 per parcel 1 per vehicle entry
Area and Height To be provided with building signage permit submittal Landscape
(Deviation from 16.140.070-H and 16.64.080)
Perimeter Landscape 20ft wide Not required at 0 ft
setback locations
1 10ft when directly adjacent to a residential use or zone 2 Not including roof mounted structures and heliport
Planning Commission Submittal September 2023 Revised 9.18.2023 7-1 7 Implementation
7.1 Introduction
This Chapter identifies the strategies, programs and actions necessary for implementing the Master Development Plan and the Medical Center expansion through each of the phases described in Chapter 4. Financing and maintenance of improvements also is included within this Chapter.
7.2 Timing of Development
While anticipated phasing is discussed in Section 4.3, St. Joseph’s cannot predict which portions of the Project (including demolition of existing buildings and structure and the construction of new buildings) will be included within any Phase of construction, the rate at which the Phases will be completed, or the order in which each Phase will be completed. Such decisions depend upon numerous factors that are not in the control of St. Joseph’s, such as state requirements for hospital services (including design, construction and sequencing of buildings), funding available for the Medical Center, patient needs, market orientation and demand, availability and cost of financing and other similar factors. The Plan is intended to identify maximum proposed construction for the Medical Center campus. St. Joseph’s retains the discretion to modify building scope and size so long as the parameters fit within the approved standards of the Plan. St. Joseph’s also will control the timing of the development of the Medical Center described in this Master Plan and the order and rate that St. Joseph’s deems it appropriate to proceed with each Phase (or any portion of a Phase) described in this Master Plan, subject to the conditions of approval and mitigation measures adopted for the Project, which are intended to implement mitigation requirements in the FEIR certified by the City Council. Both conditions of approval and mitigation measures address, as necessary, the required phasing of on-campus and off-campus improvements to serve the Project.
7.3 Infrastructure Phasing
Public improvements required to serve each phase of the Medical Center expansion will be determined through technical studies supporting the environmental analysis for the Project. St.
Joseph’s will be required, through conditions of approval and/or mitigation measures, to provide assurance to the City of Stockton and Cal Water that the public improvements required for each phase will be constructed and completed in accordance with the standards set forth in this Master Development Plan and the Standard Specifications and Plans adopted by the City of Stockton and Cal Water. If In the event of any conflict between the standards set forth in this Master Development Plan and the Standard Specifications and Plans of the City of Stockton, the standards set forth in this Master Development Plan shall prevail, unless the application of the previous standards poses a risk to health and safety. While every effort has been made to identify any variations from the Standard Specifications and Plans of the City of Stockton through this Plan, if deviations from any of these standards or policies become necessary after adoption of the Plan, St. Joseph’s may seek an administrative interpretation as provided for in Chapter 8. If a policy has not been addressed in this Master Development Plan, the policies of the City of Stockton shall apply, unless amended or interpreted pursuant to the procedures in Chapter 8.
Planning Commission Submittal September 2023 Revised 9.18.2023 7-2 Assurance of construction and completion of public improvements may take the form of bonds or deposits (such as those required by the Subdivision Map Act or the City of Stockton Subdivision Ordinances). St. Joseph’s may, but is not required, to use public financing for public improvements.
If public financing is used, assurance of construction and completion may also be provided through proceeds of assessments or other bonded indebtedness.
7.4 Specific Infrastructure Phasing Requirements
None required.
7.5 Financing Infrastructure Improvements
The Project requires preparation of financing measures to implement the proposed land uses, infrastructure and development pursuant to Municipal Code section 16.040.050. St. Joseph’s anticipates private financing for required on-campus and off-campus improvements, but will retain the ability to propose public financing methods through the terms of the Development Agreement specific to the Project approved by the City Council.
The Project will be subject to those Development Impact Fees identified by the City and referenced in the Development Agreement, including new Development Impact Fees that are adopted after the Effective Date of the Master Development Plan as provided for (and, in some cases, as limited by) in the Development Agreement.
In the event St. Joseph’s funds public improvements that are in excess of the fair share attributable to the Project, St. Joseph’s shall be entitled to credit against Development Impact Fees or reimbursement from the appropriate Development Impact Fee fund for the excess payments.
Credits and reimbursements shall be processed in accordance with the terms of the Development Agreement.
St. Joseph’s is a non-profit entity and, as such, does not pay property taxes on the Medical Center properties.
7.6 Maintenance of Publicly Accessed Common Areas
All publicly accessed common areas shall be maintained by St. Joseph’s. At the option of St. Joseph’s, the City of Stockton may provide maintenance of publicly accessed common areas through a landscaping and lighting assessment district, but this public maintenance mechanism is an option and is not required by the Master Development Plan. St. Joseph’s did not request formation of a landscaping and lighting assessment district as part of the approval of the Plan.
7.7 Acquisition of Land Owned by Third Parties
If St. Joseph’s is required to or elects to construct any off-campus public improvement that is on land owned by a third-party, the City of Stockton shall, to the extent necessary, assist in acquisition of rights of entry, right of way, easements or ownership rights to such off-campus properties. In the event Future Expansion requires acquisition of off-campus properties, the City of Stockton may, within its discretion, assist St. Joseph’s in providing information, facilitating discussions, and related
Planning Commission Submittal September 2023 Revised 9.18.2023 7-3 actions that may be necessary to provide support during the negotiations for and/or acquisition of such off-campus properties.
7.8 Temporary Activities and Modular Structures
Chapter 4, Section 4.9 identifies the temporary buildings and parking that will be implemented during phased construction of the Medical Center expansion. Temporary activities will be governed by Municipal Code section 16.164.030, and for modular structures that will remain in place beyond one (1) year, the provisions of Municipal Code section 16.164.030(B)(9) (Temporary Nonresidential Structures) are applicable. The Development Agreement provides for a twenty (20) year term for the modular structures in light of the significant financial investment that will be made for the modulars that will be used by St. Joseph’s. Landscaping requirements for modular structures are detailed in the Plan. An Administrative Use Permit shall be the authorization for temporary nonresidential structures that will be in place for more than twelve (12) months, and the Administrative Use Permit shall provide the duration and any extensions of the allowed temporary structure. The Community Development Director shall also retain the authority to issue Temporary Activity Permit(s) for any temporary activities not specifically identified in this Master Development Plan (including but not limited to mobile virus testing facilities, vaccination clinics, and other health screening and diagnostic procedures). By approval of this Master Development Plan, the temporary activities identified in Section 4.9 are allowed to remain in place for the duration of the construction of each Phase of the Project, or until otherwise extended through an Administrative Use Permit.
All temporary structures shall comply with requirements of the Building Code, Fire Safety Code, and other applicable City regulations and shall be subject to reasonable inspection by City officials to evaluate continued compliance.
7.9 Review of Historic Buildings
Demolition of “historic resources” is governed by Section 16.220.105 of the Municipal Code. The Community Development Director makes an initial evaluation of the potential historic value of a building proposed for demolition. Municipal Code section 16.220.105(C). If the Director determines that a building is “potentially” a historic resource, the Director provides the application and supporting materials to the City of Stockton Cultural Heritage Board. (Municipal Code section
16.220.105((D)(3)). The Cultural Heritage Board will issue a recommendation for the Director regarding the action on the Certificate of Appropriateness that would allow for removal of historic resources. The Community Development Director has the discretion to submit the Certificate of Appropriateness to the Planning Commission for action as part of the review of the Plan.
The analysis submitted by St. Joseph’s as part of the FEIR has been deemed sufficient for evaluation of the absence of historical value of the buildings proposed for demolition. The review by the Cultural Heritage Board will have been completed prior to Planning Commission review of this Master Development Plan, and it is expected that the Community Development Director will submit the Certificate of Appropriateness to the Planning Commission regarding the demolition of the older buildings prior to City Council consideration of approval of this Master Development Plan. No further post-entitlement approval review of buildings identified for removal in Section 4.8 of Chapter 4 is required to implement Phases 1-4 of this Master Development Plan.
Planning Commission Submittal September 2023 Revised 9.18.2023 7-4
7.10 Design Review
As described in Section 7.14, The California Department of Health Care Access and Information (State HCAI, previously known as the Office of Statewide Health Planning and Development [OSHPD]) has jurisdiction over many design elements of the buildings located at the Medical Center. Only those buildings that are not subject to State HCAI approval shall be subject to design review under City procedures, and design review shall be conducted as each Phase proceeds forward for development.
Under City procedures, design review is considered a ministerial function. The Development Standards and Design Guidelines in Chapter 6 are the standards that regulate the physical characteristics of the buildings included in the Plan and, as such, constitute the adopted design criteria for the Project. The process for design review is governed by the City’s procedures set forth in Chapter 16.120 of the Municipal Code, as amended in July 2022. Specifically, by adoption of the Development Standards and Design Guidelines in the Master Plan, design review shall be considered within the category of “Limited Discretion” defined as “[m]inor design review approval or denial [that] is based on discretionary standards that regulate the physical characteristics of a use or structure.” Municipal Code section 16.120.040(B). The Approval Authority is the Community Development Director, and the action of the Director may be appealed. Municipal Code section
16.120.040(B). Design review applications shall conform to the requirements of the City in effect at the time of submittal for design approval.
7.11 Parcel Map, Parcel Mergers and Lot Line Adjustments An objective of this Master Development Plan is to organize the existing parcels that comprise the Medical Center into logical boundaries that match the physical location of buildings, both current and proposed. Implementation of this Master Development Plan shall include processing by the City Engineer of a parcel map, parcel mergers, and any lot line adjustments requested by St. Joseph’s, subject to the application requirements and findings set forth in Chapter 16.200 of the Municipal Code. This Master Development Plan is approved in contemplation of the completion of necessary parcel maps and/or parcel mergers and lot line adjustments, and the FEIR includes analysis of parcel maps and/or parcel mergers and lot line adjustments as described in the Project Description.
Consistent with Sections 16.200.020(B)(3) and 16.200.030(B)(2), lot line adjustments and parcel mergers are ministerial actions. After approval by the City Engineer, no additional discretionary approval shall be required to add the reconfigured parcels (by reference to parcel numbers) to the scope of this Master Development Plan. Phase 5 or the Future Expansion Phase shall also be provided the opportunity to implement lot line adjustments or parcel mergers in accordance with this Section. St. Joseph’s will provide to the City any new parcel number references by reference to an Exhibit that will be added to this Master Development Plan after recordation with the County Recorder.
7.12 Use Permit Revocations; Continued Effectiveness of Certain Existing Use Permits.
As detailed in Section 3.2.6 and illustrated in Table 3.2.6-2, several Existing Use Permits will no longer be necessary with implementation of this Master Development Plan and the Medical Center expansion. Upon approval of the Master Development Plan and pursuant to implementation of a
Planning Commission Submittal September 2023 Revised 9.18.2023 7-5 Condition of Approval, the permits that are deemed no longer necessary will be revoked by the City.
Those Use Permits identified in Table 3.2.6-1 as “Existing Use Permits That Will Remain In Place” shall continue to be effective and shall be subject to the terms and conditions of this Master Development Plan, including but not limited to the administrative procedures set forth in Chapter 8.
7.13 Comprehensive Signage Program and Sign Permits.
The allowed sign types and design standards for signage are included in the Comprehensive Signage Program described in Section 6.7 of the Master Development Plan, and as required by Municipal Code section 16.76.050. The Comprehensive Signage Program also identifies the approximate number and intended location for signs, both during construction and after construction is complete.
To implement the installation of both temporary and permanent signage, St. Joseph’s shall submit to the Building Division application(s) for sign permits. The standards applied by the Building Division shall be limited to those standards provided in Chapter 6.7.
If an amendment to the Comprehensive Signage Program is necessary, the Community Development Director may approve the amendment as authorized by Municipal Code section 16.76.050(F). The standards of any amendments to the Comprehensive Signage Program shall thereafter be applied by the Building Division in the consideration of issuance of sign permit(s).
7.14 Review by Outside Agencies
The FEIR identifies all Responsible Agencies that will have review authority over permits issued to implement this Master Development Plan. Cal Water will review and approve the Water Supply Assessment and will provide any applicable mitigation or conditions of approval related to water supply and water infrastructure. One state agency, in particular, will have specific review authority over portions of the Medical Center that are related to medical services. State HCAI, previously known as the Office of Statewide Health Planning and Development, is required to approve the hospital building design and construction (including fire safety requirements), which may result in required changes to the design and construction standards for the buildings and related structures.
The City of Stockton acknowledges that State HCAI guidelines and instruction shall take precedence over any Development Standards and Design Guidelines in this Plan, and shall be implemented without further discretionary review by the City.
In addition, as noted in Chapter 4, Section 4.2.6, the Federal Aviation Administration and Caltrans have limited authority over review of the heliports. The City of Stockton retains discretionary approval of heliport permits, which also have been considered and approved in conjunction with the approval of this Master Development Plan. No additional discretionary approval is required for approval of the heliport(s) or helicopter parking area (under either Option A, Option B, Option C, or Option D) as identified in Section 4.2.6.
7.15 Term of the Master Development Plan
The term of this Master Development Plan is governed by the Development Agreement, including any extensions to the term. Upon the expiration of the Development Agreement, common law vested rights (to the extent applicable) will govern further application of the standards in the Master
Planning Commission Submittal September 2023 Revised 9.18.2023 7-6 Development Plan. The City of Stockton and St. Joseph’s intent is for this Master Development Plan to continue to provide a unified and comprehensive framework for development of the Medical Center through Phases 1-4, Phase 5 and Future Expansion Phase as defined in this Plan.
Planning Commission Submittal September 2023 Revised 9.18.2023 8-1 8 Administration
8.1 Overview
This Chapter summarizes the administrative procedures for implementing the Master Development Plan, including infrastructure improvements, development standards, and design guidelines presented in the Plan. These procedures are intended to ensure that implementation will progress in a comprehensive and coordinated manner that is responsive to changing circumstances and market conditions.
8.2 Administrative Procedures
8.2.1 Entitlements and Approvals
The following actions are anticipated to have taken place prior to or concurrent with the approval of this Master Development Plan:
• Certification of the Final Environmental Impact Report. • Consolidation of Existing Use Permits and Revocation of Use Permits no longer necessary for the Medical Center;
• Tentative Parcel Map
• Public Facilities Financing Plan;
• Development Agreement;
• Demolition Permits (including review by Cultural Heritage Board of buildings proposed for demolition that are over 50 years old);
• Temporary Activity Permits, and;
• Administrative Use Permits (as may be needed).
As to both Temporary Activity Permits and Administrative Use Permits, the Community Development Director may consider approval of additional permits of this nature after approval of the Master Development Plan as may be necessary to accommodate minor changes to facilitate implementation of the Plan.
Applications to the City of Stockton and processing requirements shall be in accordance with the Municipal Code and other regulations, except to the extent such ordinances and other regulations are modified by the terms and conditions of the approved Master Development Plan or the accompanying Development Agreement. Subject to the flexibility allowed for by this Master Development Plan, all subsequent phases, development projects, public improvements, and other activities shall be consistent with this Plan and, by extension, the Development Agreement, and all applicable City of Stockton policies, requirements, and standards. In acting to approve a subsequent portion of the Project or permit, the City of Stockton may impose reasonable and necessary conditions to ensure that the Project is in compliance with this Plan and all applicable plans, ordinances, and regulations. The intent of administration of this Plan is to achieve a
Planning Commission Submittal September 2023 Revised 9.18.2023 8-2 comprehensive, cohesive and consistent look and feel to the Medical Center, with new buildings integrating into the existing uses and design of the campus.
The Community Development Director shall be the City Review Authority responsible for enforcing the regulations, site development standards, and procedures set forth in this Plan, except as expressly identified and subject to the right to appeal as provided below.
8.2.2 Site Plan Review - Application Requirements
Site Plan review, in compliance with Chapter 16.152 of the Municipal Code, as amended from time to time, is required to implement all or any portion of this approved Master Development Plan. The Site Master Plan depicted in Figure 4.1-1 and 4.1-2 provides the initial framework for Site Plan Review, while acknowledging the flexibility in ultimate location of buildings that is described elsewhere in this Master Development Plan.
The application for final Site Plan Review is to be made in writing on forms provided by the City Community Development Department, and be accompanied by such data and information as may be prescribed for that purpose in Chapter 16.152 of the Municipal Code to demonstrate consistency with this Plan. The applicant will be advised by City staff of any application deficiencies that must be rectified to deem an application complete. If an amendment to this Plan is warranted, pursuant to the criteria set forth in this Chapter, a request to amend the Plan may be submitted. Any request for such an amendment must provide adequate justification for the proposed change(s). Refer to Section 8.4, “Substantial Conformity and Amendments,” for a discussion of the procedures for filing and processing applications for amendments.
8.2.3 Application Processing
Applications will be analyzed by City staff for consistency with this Master Development Plan. The Director of the Community Development Department shall have the authority to issue an implementing Site Plan Review that is consistent with the adopted Plan as provided for in Section
16.140.110F of the Municipal Code. Consistency with the Plan may be demonstrated in several ways:
• consistency with policy language (principles, vision, goals, objectives, policies, standards, and guidelines);
• consistency with land use designations and internal circulation (both roadways and bike paths);
• consistency with the Development Standards and Design Guidelines as defined in the Plan; • consistency with figures and tables; and
• consistency with the Development Agreement and other relevant implementation documents.
Consistency is also required with the Mitigation Monitoring and Reporting Program identified by the FEIR, infrastructure plans and other implementing documents of the Plan, and the Public Facilities Financing Plan.
Planning Commission Submittal September 2023 Revised 9.18.2023 8-3
8.2.4 Administrative Interpretations
Although every effort has been made to include clear, succinct standards and requirements in this Plan, the necessity of interpreting such provisions in light of specific and unusual circumstances will occur from time to time. Interpretations are judgments that apply the principles, vision, goals, objectives, policies, standards and guidelines as indicative of the intent of this Master Development Plan to specific issues and situations related to land use decisions and development.
Interpretations are generally expected to be limited to details where the requirements and guidelines of the Plan may appear to provide conflicting guidance or are or appear to be in conflict with the requirements of other agencies.
The Community Development Director shall have the Review Authority to make an interpretation.
The Community Development Director shall also have the Review Authority to interpret the precise language of the Plan to determine if a proposed use, while not expressly listed as an allowable use, would be consistent with and share the same or similar characteristics of an allowed use identified in this Plan.
At the request of St. Joseph’s, impartial experts in technical fields may be consulted (at the expense of St. Joseph’s) to provide guidance on matters of technical interpretation within the Master Development Plan policies. The Community Development Director retains the authority to refer matters to the Planning Commission when allowed by applicable procedures of the Municipal Code. However, the objective with interpretations of the Plan is to achieve resolution at the administrative level, including informal review of a decision of the Community Development Director by any combination of the City Manager, City Engineer, or City Attorney, as may be appropriate.
After exhausting the procedures identified above, decisions by the Community Development Director (or other Review Authority) may be appealed as provided for in Municipal Code Section
16.100. All appeals shall be subject to the procedures and timelines set forth in that Chapter, which is made applicable to Master Development Plans by Section 16.140.110.
8.3 Environmental Review
8.3.1 Subsequent Environmental Review
All applications for a development entitlement that are submitted after approval of the Plan shall be reviewed by the Planning Department for conformity with the Plan and for compliance with the California Environmental Quality Act (CEQA). The FEIR, certified concurrent with the approval of the Plan, shall serve as the base environmental document for subsequent entitlement approvals within the plan area.
The rules governing the extent of any future environmental review are set forth in Sections 15162 through 15164 of the State CEQA Guidelines, as may be amended from time to time. Under these provisions, no subsequent EIR or supplement to the FEIR will be required for actions carrying out or amending the Plan unless the proposed actions or amendments, or substantial changes in circumstances, require major revisions of the FEIR due to the involvement of new significant environmental effects or a substantial increase in the severity of previously identified significant
Planning Commission Submittal September 2023 Revised 9.18.2023 8-4 effects. If some changes or additions to the Plan as described in the FEIR are necessary but none of the conditions requiring the preparation of a subsequent EIR or a supplement to the FEIR have occurred, an addendum to the FEIR could be required.
8.3.2 Mitigation Monitoring
CEQA requires all state and local agencies to establish reporting and monitoring programs for projects approved by a public agency whenever the approval involves adoption of either a “mitigated negative declaration” or specified environmental findings related to EIRs. The Mitigation Monitoring and Reporting Program is intended to satisfy the requirements of CEQA as it relates to the FEIR. This monitoring program is intended to be used by City staff and the Project builders and managers to ensure compliance with adopted mitigation measures during Project implementation. Monitoring and documentation of the implementation of mitigation measures will be coordinated by City staff according to the City’s Municipal Code.
8.4 Substantial Conformity and Amendments
Implementation of the Master Development Plan is anticipated to occur over several years and even decades. It is acknowledged that dynamic market conditions and changes in circumstances, such as continued innovation in medical technology, impacts to medical services that arise from pandemics (e.g., the required use of temporary tents or trailers to provide medical screening, testing or vaccination services), and the delivery of healthcare to patients, as well as unanticipated health, social and economic events, may warrant changes to the Plan, including, for example:
• changes to one or more of the Plan elements;
• changes to capacity requirements related to the delivery of care or facilities; • changes to the intensity or density of land uses (including public facilities); • relocation of uses within or between buildings in the Plan area; • changes in the boundaries of the Plan area; or
• changes in policies.
The Director is authorized to approve Minor Changes to the Plan pursuant to Municipal Code Section
16.140.110(B). For the purposes of implementation, changes to the Plan shall be categorized as either satisfying the requirements of a Determination of Substantial Conformity, or giving rise to a Major Change, as described below.
8.4.1 Substantial Conformity
The administrative process for a Determination of Substantial Conformity is applicable to those proposed changes determined to be consistent with the spirit and intent of the vision, goals, and policies of the Plan. The Plan is intended to identify maximum proposed construction for the Medical Center campus expansion. St. Joseph’s retains the discretion to modify building scope and size provided that the Project impacts remain within the technical analysis and scope of the EIR. A reduction in size of the total anticipated building footprint or total square footage, or a determination to retain an existing structure in lieu of demolition and replacement with new buildings, is within the discretion of St. Joseph’s and conforms to the Plan. No further determination of Substantial Conformity shall be required in such situations.
Planning Commission Submittal September 2023 Revised 9.18.2023 8-5 For proposed increases in size of building footprints or other modifications to the Development Standards in the Plan a Determination of Substantial Conformity shall be made for requests that conform to one or more of the following circumstances:
• amendments to the Development Standards or Design Guidelines that do not significantly change the anticipated physical characteristics, goals, and intent of the Plan (and are within the range of impacts evaluated in the FEIR as noted in more detail below); • requests for an increase in the total square footage associated with the Medical Center expansion that represent 10% or less of quantifiable or measurable standards contained in the Plan, (excluding any proposed adjustments to height of the Parking Structure or any proposed increase of parking spaces in the Parking Structure above 1,400, including EV parking spaces), the Development Standards or Design Guidelines, and for such other requests, including those that are not readily quantifiable or measurable, that the Community Development Director determines in his or her discretion are minor; • changes to land use diagram shapes, to the alignment of streets, or entrances or exits from buildings that maintain the general land use pattern or provide a circulation system consistent with the intent and direction of the vision, goals, and policies expressed in the Plan;
• changes not expected to significantly increase environmental impacts beyond the levels identified in the certified FEIR, as determined by the Community Development Director; and,
• relocation of existing or planned uses within and between existing and planned buildings and facilities as depicted on the Plan.
8.4.2 Major Changes
A Major Change is any change proposed to the Plan that could significantly increase the nature or scope of environmental impacts identified in the certified FEIR or other changes the Community Development Director determines do not fall within the criteria for a Determination of Substantial Conformity. A Major Change is the appropriate procedure where changes to the Plan are proposed that meet one or more of the following criteria:
• a new category of land use not expressly identified in the Plan, subject to Section 8.2.4 above;
• significant changes to the distribution of land uses inconsistent with the intent and direction of the visions, goals and policies expressed in the Plan; • density adjustments or transfers or other changes affecting land uses that substantially affect the Plan; or,
• changes to the Development Standards and/or Design Guidelines that, if adopted, would substantially change the physical character of the Project as envisioned by the Plan.
Major Changes require approval by the Review Authority that originally approved the Plan, consistent with provisions of Chapter 16.140 of the Municipal Code.
Planning Commission Submittal September 2023 Rev. 9.18.2023 A Appendix
Attachment 1
Code Application Notice, Facilities Development Division, Office of Statewide Health Planning and Development “OSHPD” Jurisdiction”
Attachment 2
W. Holmes “Background and History of the Seismic Hospital Program in California." Attachment 3
HCAI Program Overview. Structural Performance Category (SPC) Ratings & Definitions Attachment 4
HCAI Program Overview. Non-structural Performance Categories (NPC) Ratings & Definitions.
Attachment 5
ALTA Survey, Morton & Pitalo, January 2022
Attachment 6
City Council Resolution No. 35,707
Attachment 7
Preliminary Drainage Report, Morton & Pitalo, November 15, 2022 Attachment 8
Water Supply Assessment, Morton & Pitalo, October 5, 2022 Attachment 9
Domestic Water Demand Calculations, Capital Engineering Consultants Inc, March 18,2022 Attachment 10
Fire Protection Systems Narrative, Sacramento Engineering Consultants, February 24, 2022 Attachment 11
Report from The Fire Consultants, Inc, October 7, 2021
Attachment 12
Fire Flow Analysis for St. Joseph Medical Center, Morton & Pitalo, April 21, 2022 Attachment 13
Collection System Impacts of Proposed St. Joseph’s Medical Center Expansion, West Yost, January 12, 2023
Planning Commission Submittal September 2023 Rev. 9.18.2023 B Attachment 14
City of Stockton Proposed Streetscape Master Plan, July 2021 Attachment 15
Hospital Expansion Project Parking Plan, September 2023 Attachment 16
Hospital Expansion Project Parking Structure Study, August 16, 2022 Attachment 17
200-Year Flood Protection – Urban Level of Flood Protection Technical Memorandum St. Joseph’s Medical Center Expansion, Morton & Pitalo, September 28, 2022
ORDINANCE NO.
AN ORDINANCE APPROVING THE DEVELOPMENT AGREEMENT FOR THE ST. JOSEPH’S MEDICAL CENTER OF STOCKTON HOSPITAL EXPANSION
PROJECT
BE IT ORDAINED BY THE CITY COUNCIL OF THE CITY OF STOCKTON, AS FOLLOWS:
SECTION I. Findings
Pursuant to Stockton Municipal Code section 16.128.080, the City Council of the City of Stockton hereby finds:
a. The Development Agreement is in the best interests of the City, as it would promote the expansion of the hospital development and employment opportunities associated with those uses.
b. The Development Agreement complies with the City Development Code and other applicable ordinances and regulations, particularly the regulations of Chapter 16.128 pertaining to development agreements.
c. The Development Agreement is consistent with the general land uses, objectives, policies, and programs of the General Plan, any applicable specific plan or master development plan. The Master Development Agreement provides St. Joseph’s the opportunity to expand their operations in Stockton, consistent with the General Plan goals and policies, including the creation of jobs.
d. The Development Agreement will not endanger, jeopardize, or otherwise constitute a hazard to the public convenience, health, interest, safety, or general welfare in that projects constructed pursuant to it are required to comply with all health and safety regulations, zoning requirements, infrastructure provision, and General Plan policies.
e. The Development Agreement complies with the conditions, requirements, restrictions, and terms of section 16.128.060(B) (Preparation and Content - Proposed Development Agreement).
f. The Development Agreement complies with the provisions of the California Environmental Quality Act (CEQA) and the City’s CEQA Guidelines in that evaluation of potential impacts have been completed and mitigation measures have been incorporated to mitigate all identified impacts to a less-than-significant level.
//
790
2 SECTION II. Development Agreement
Pursuant to Stockton Municipal Code section 16.128.070, the Stockton City Council has conducted a public hearing on September 26, 2023, and hereby approves the Development Agreement for the St. Joseph’s Medical Center of Stockton Hospital Expansion Project, attached as Exhibit 1 in substantially the form to be executed, based on the above findings.
SECTION III. Effective Date
This Ordinance shall take effect and be in full force thirty (30) days after its passage.
ADOPTED:
EFFECTIVE:
KEVIN J. LINCOLN II
Mayor of the City of Stockton
ATTEST:
ELIZA R. GARZA, CMC
City Clerk of the City of Stockton
791
RECORDING REQUESTED BY
AND WHEN RECORDED RETURN TO:
City of Stockton
425 N. El Dorado Street, 1st Floor
Stockton, CA 95202
Attention: City Clerk
Record for the Benefit of
The City of Stockton
Pursuant to Government Code Section 2783
Space Above Reserved for Recorder’s Use Only
DEVELOPMENT AGREEMENT
BY AND BETWEEN
CITY OF STOCKTON, a
California municipal corporation
AND
Port City Operating Company, LLC,
doing business as St. Joseph’s Medical Center of Stockton a California nonprofit limited liability company
Effective Date: , 20
EXHIBIT 1 - Development Agreement
792
i
TABLE OF CONTENTS
Page
Article 1 – Definitions.................................................................................................................8 Article 2 – Representations and Warranties..........................................................................12
2.1 City Representations and Warranties ...........................................................................12
2.1.1 Corporate Formation and Powers ....................................................................13
2.1.2 Duly Authorized ..............................................................................................13
2.1.3 Valid Obligation ..............................................................................................13
2.2 SJMC Representations and Warranties ......................................................................13
2.2.1 Company Formation and Powers.....................................................................13
2.2.2 Duly Authorized ..............................................................................................13
2.2.3 Valid Obligation ..............................................................................................13
2.2.4 SJMC’s Property Interest.................................................................................13
2.2.5 No Bankruptcy.................................................................................................13 Article 3 – Effective Date and Term........................................................................................14
3.1 Effective Date.............................................................................................................14
3.2 Term ..........................................................................................................................14
3.2.1 Initial Term of Agreement ..............................................................................14
3.2.2 Extensions of Initial Term ...............................................................................14
3.2.3 Memorandum of Extension .............................................................................15 Article 4 – Development of the Property ................................................................................15
4.1 Vested Rights .............................................................................................................15
4.1.1 Application of Vested Rights to Future Expansion .........................................16
4.1.2 Exceptions to Vested Rights............................................................................16
4.1.2.1 City Impact Fees ..................................................................................16
4.2 Applicable City Regulations ......................................................................................16
4.2.1 Project Approvals and Agreement...................................................................17
4.2.2 City Rules as of Effective Date........................................................................17
4.2.3 Procedural Rules..............................................................................................17
4.2.4 Building Codes ................................................................................................17
4.2.5 Public Health and Safety..................................................................................17
4.2.6 New City Laws Not in Conflict .......................................................................17
4.2.7 New City Laws Mandated by Changes in Applicable Law.............................17
4.2.8 Other New City Laws ......................................................................................17
4.2.9 State Laws That Apply to Medical Facilities...................................................17
4.3 Life of Project Approvals...........................................................................................18
4.4 Timing of Development .............................................................................................18
4.5 Changes in Applicable Law .......................................................................................18
4.6 Sanitary Sewer and Potable Water .............................................................................19
4.6.1 State Regulatory Requirements Regarding Wastewater Storage and Conveyance...............................................................................................19 EXHIBIT 1 - Development Agreement
793
ii
4.7 Location of Public and Private Utilities .....................................................................20
4.8 Modular Structures .....................................................................................................20 Article 5 – Fees, Exactions, and Impact Fee Credits.............................................................20
5.1 Impact Fees.................................................................................................................20
5.2 Processing Fees ..........................................................................................................21
5.3 Consultant Fees ..........................................................................................................21
5.4 Connection Fees .........................................................................................................21
5.5 Other Agency Fees .....................................................................................................21
5.6 Exactions ....................................................................................................................21
5.7 Public Facilities Fees and Credits ..............................................................................21
5.8 Area of Benefit ...........................................................................................................22
5.9 Oversized Improvements............................................................................................22
5.10 Taxes and Assessments ..............................................................................................22 Article 6 – Financing and Public Improvements ...................................................................22
6.1 Financing Tools for Public Improvement Capital Costs............................................22
6.2 Financing Mechanisms for Private Improvements.....................................................22
6.3 Roadway Improvements.............................................................................................22
6.3.1 Fair Share Contribution Limitation..................................................................22
6.3.2 Intentionally Omitted.......................................................................................23
6.3.3 Intentionally Omitted.......................................................................................23
6.3.4 Interior Private Streets .....................................................................................23
6.4 Oversized Utility Improvements ................................................................................23
6.5 Phasing of Required Improvements ...........................................................................23
6.6 Intentionally Omitted .................................................................................................23
6.7 Acquisition of Land Owned by Third Parties ............................................................23
6.8 Intentionally Omitted .................................................................................................24
6.9 Public Improvement Agreements...............................................................................24
6.10 Services and Maintenance..........................................................................................24
6.10.1 Maintenance of Sewer Improvements .............................................................24 Article 7 – Development Standards and Requirements ........................................................24
7.1 Compliance with Applicable Law..............................................................................24
7.2 Prevailing Wage Requirements ..................................................................................24
7.2.1 Public Works Subject to Prevailing Wage.......................................................24
7.2.2 SJMC Indemnity..............................................................................................25
7.3 Community Benefit ....................................................................................................25 Article 8 – Cooperation and Implementation.........................................................................25
8.1 Annexation into Districts............................................................................................25
8.2 Subsequent Approvals................................................................................................26
8.2.1 Subsequent Ministerial Approvals...................................................................26
8.2.2 Subsequent Discretionary Approvals...............................................................26
8.3 Processing Applications for Subsequent Approvals ..................................................26
8.3.1 SJMC Covenant to Timely Submit Complete Applications............................26 EXHIBIT 1 - Development Agreement
794
iii
8.3.2 City Covenant to Timely Process Complete Applications ..............................27
8.3.3 Processing Consistent with Vested Rights ......................................................27
8.3.4 City Discretion.................................................................................................27
8.3.5 City Review of Future Expansion of Medical Center......................................28
8.3.6 Use Permits and Changes to the Approved Master Development Plan...........28
8.4 Mitigation Measures...................................................................................................28
8.5 Other Agency Subsequent Approvals; Authority of City ..........................................28
8.5.1 City Cooperation in Connection with State HCAI Approval of Design, Construction And Sequencing of Certain Buildings at the Medical Center ....29
8.6 Subsequent CEQA Review ........................................................................................29 Article 9 – Third Party Legal Challenge, Indemnity and Insurance ...................................29
9.1 Cooperation in the Event of Legal Challenge ............................................................29
9.1.1 Cooperation by Parties.....................................................................................29
9.1.2 Potential Joint Defense ....................................................................................29
9.1.3 Potential Separate Defense ..............................................................................30
9.1.4 Cost Awards and Proposed Settlements ..........................................................30
9.2 Indemnity....................................................................................................................30
9.3 Insurance ....................................................................................................................30 Article 10 – Annual Review......................................................................................................31
10.1 Periodic Review .........................................................................................................31
10.2 Failure to Conduct Annual Review............................................................................31 Article 11 – Mortgagee Protection...........................................................................................31
11.1 Mortgagee Protection .................................................................................................31
11.2 Mortgagee Not Obligated...........................................................................................32
11.3 Notice of Default to Mortgagee..................................................................................32
11.4 No Supersedure ..........................................................................................................32 Article 12 – Amendment of Agreement ..................................................................................32
12.1 Amendment by Written Consent................................................................................32
12.2 Major Modification to Agreement .............................................................................33
12.3 Minor Modification ....................................................................................................33
12.4 Requirement for Writing ............................................................................................33 Article 13 – Assignment............................................................................................................33
13.1 General .......................................................................................................................33
13.2 Notice of Assignment.................................................................................................33
13.3 Assignment Processing...............................................................................................34
13.4 Release of Transferring Developer.............................................................................34
13.5 Intentionally Omitted .................................................................................................34
13.6 Partial Assignment .....................................................................................................34
13.7 Successive Assignment ..............................................................................................34
13.8 Other Permitted Transfers ..........................................................................................34 EXHIBIT 1 - Development Agreement
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iv
Article 14 – Default; Remedies; Termination ........................................................................35
14.1 Breach and Default.....................................................................................................35
14.2 Withholding of Permits ..............................................................................................35
14.3 Termination ................................................................................................................35
14.4 Specific Performance for Violation of a Condition....................................................36
14.5 Legal Actions .............................................................................................................36
14.5.1 Institution of Legal Actions .............................................................................36
14.5.2 Acceptance of Service of Process....................................................................36
14.6 Rights and Remedies Are Cumulative .......................................................................36
14.7 No Damages ...............................................................................................................36
14.8 Surviving Provisions ..................................................................................................37 Article 15 – Miscellaneous Provisions.....................................................................................37
15.1 Incorporation of Recitals, Exhibits and Introductory Paragraph................................37
15.2 Covenants Binding on Successors and Assigns and Run with the Land....................37
15.3 Notice .........................................................................................................................37
15.4 Permitted and Litigation Related Delay .....................................................................38
15.4.1 Permitted Delay ...............................................................................................38
15.4.2 Litigation Delay ...............................................................................................39
15.4.3 Building Moratorium .......................................................................................39
15.5 Counterparts ...............................................................................................................39
15.6 Waivers.......................................................................................................................39
15.7 Construction of Agreement ........................................................................................39
15.8 Headings.....................................................................................................................40
15.9 Severability.................................................................................................................40
15.10 Time is of the Essence................................................................................................40
15.11 Extension of Time Limits...........................................................................................40
15.12 Signatures ...................................................................................................................40
15.13 Entire Agreement .......................................................................................................40
15.14 Estoppel Certificate ....................................................................................................40
15.15 Recordation of Termination .......................................................................................41
15.16 City Approvals and Actions ......................................................................................41
15.17 Negation of Partnership..............................................................................................41
15.18 No Third Party Beneficiaries......................................................................................41
15.19 Standard for Consents and Approvals ........................................................................41
15.20 Governing State Law..................................................................................................41
15.21 Exhibits.......................................................................................................................41 EXHIBIT 1 - Development Agreement
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DEVELOPMENT AGREEMENT
This Development Agreement (“Agreement”) dated for reference purposes as of _______, 2023 (“Agreement Date”), is entered into by and between Port City Operating Company, LLC, a California nonprofit limited liability company, doing business as St. Joseph’s Medical Center of Stockton (“SJMC”) and the City of Stockton, a California municipal corporation (“City”). SJMC and City are sometimes referred to individually herein as a “Party” and collectively as the “Parties.”
RECITALS
This Agreement is entered into on the basis of the following facts, understandings and intentions of the Parties. The following recitals are a substantive part of this Agreement; capitalized terms used herein and not otherwise defined are defined in Article 1 of this Agreement.
A. In order to strengthen the public planning process, encourage private participation in comprehensive planning and reduce the economic costs and risks of development, the Legislature of the State of California enacted section 65864 et seq. of the Government Code (“Development Agreement Statute”), which authorizes a city and an entity having a legal or equitable interest in real property to enter into a binding, long-term development agreement, establishing certain development rights in the property.
B. In accordance with the Development Agreement Statute, the City Council has adopted a development agreement ordinance codified as Chapter 16.128 of the City’s Municipal Code (“Development Agreement Ordinance”), which authorizes the execution of development agreements and sets forth the required contents and form of those agreements. The provisions of the Development Agreement Statute and the City’s Development Agreement Ordinance are collectively referred to herein as the “Development Agreement Law.” C. Port City Operating Company, LLC is the fee owner of several properties consisting of approximately 18.7 acres combined that are located within the City, bounded by E.
Cleveland Street on the north, E. Harding Way on the south, N. California Street on the west, and Cemetery Lane on the east and designated by the following APNs:
1. APN 127-190-32
2. APN 127-190-10
3. APN-127-190-09
4. APN 127-190-08
5. APN 127-180-44
6. APN 127-174-30
7. APN 127-173-28
8. APN 127-164-22
9. APN 127-164-15
10. APN 127-164-06
11. APN 127-164-08
12. APN 127-164-07
13. APN 127-150-33
EXHIBIT 1 - Development Agreement
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14. APN 127-150-32
15. APN 127-150-31
16. APN 127-150-30
17. APN 127-150-29
18. APN 127-150-28
19. APN 127-164-16
These properties are collectively referred to in this Agreement as the “Existing Medical Center.” Port City Operating Company, LLC also owns additional land across the street from the Existing Medical Center at the corner of N. California Street, E. Maple Street, and on Chestnut Street, consisting of the following APNs:
20. APN 127-150-49
21. APN 127-150-24
22. APN 127-150-25
23. APN 127-150-48
24. APN 127-150-23
25. APN 127-180-16
26. APN 127-140-16
Three additional properties are owned by a related entity, Dignity Health Medical Foundation, are also used for surface parking to support medical services or directly for medical services, and are intended to be included within the scope of the Master Development Plan, consisting of the following APNs:
27. APN 127-172-11
28. APN 127-172-12
29. APN 127-172-16
The properties listed in subparagraphs 20-29, inclusive, are collectively referred to in this Agreement as the “Off-site Lands.”
One additional property, owned by Port City Operating Company, LLC, is used for behavioral health services, is in the vicinity of the Existing Medical Center and Off-site Lands and also is intended to be included within the scope of the Master Development Plan as one of the “Off-site Lands,” consisting of the following APN:
30. APN 125-360-15
Each of the foregoing parcels comprising the Existing Medical Center and the Off-site Lands is more particularly described and depicted in Exhibits A and B attached hereto and incorporated herein and are collectively referenced as the “Property.” D. SJMC is a primary provider of a comprehensive array of medical services to the City of Stockton and San Joaquin County. SJMC traces its roots to 1899, with the opening of a 25- bed hospital at the same N. California Street location where the Existing Medical Center resides EXHIBIT 1 - Development Agreement
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today. Over more than 120 years of operation, SJMC has gradually expanded through the construction of multiple buildings to support emergency services, acute care, neonatal intensive care, outpatient services, comprehensive cardiovascular and oncology care, and a women’s and children’s health center.
E. Since 1899, pursuant to multiple permits issued and/or amended by the City (the “Use Permits”) over time and prior to the Project Approvals (as defined in Article 1), SJMC has continuously provided “Medical Services” (as that phrase is defined in the City’s Municipal Code, Title 16 (the “Development Code”), Section 16.240.020 (Definitions Section)) within buildings located on the Existing Medical Center that were built and, in some cases, remodeled over this period of continuous operation. The Use Permits are identified by APN, date and building description on Exhibit C attached hereto and incorporated herein. Over the years, SJMC also has served as a teaching hospital, which is a “Medical-Related Service” through Graduate Medical Education on the Property. Graduate Medical Education includes traditional medical and graduatelevel medical training (including residency programs). Additional training for schools of nursing, pharmacy, physical therapy, and technical professionals also is offered and will be offered on the Property. The Graduate Medical Education and other training are collectively referred to herein as “GMET.” The Medical Services and GMET together are the “Existing Uses,” all within the Property.
F. SJMC currently operates a heliport (used by helicopters and unmanned aerial vehicles (“drones”) on top of the southeast wing of the Main Hospital, i.e., APN 127-180-44, pursuant to Use Permit S27-86 (dated June 16, 1986 and July 8, 1986) (the “Heliport Use Permit”). The Heliport Use Permit will remain in place and will be amended to include additional heliport locations on the Planned Expansion (as defined in Recital, G, below).
G. The Existing Medical Center presently is utilized to maximum capacity with little room for expansion to meet the growing medical service needs of the City and surrounding community. SJMC also has determined that seismic retrofit improvements and/or replacements are necessary for some buildings at the Existing Medical Center, pursuant to Senate Bill 1953 as amended (the Alfred E. Alquist Hospital Seismic Safety Act of 1983), and SJMC intends to meet seismic requirements and also take the opportunity to modernize and expand facilities to enhance the Existing Uses provided on the Property (“Planned Expansion”). The Planned Expansion will require the demolition of some, but not all of the existing buildings to accommodate a more efficient use of the Existing Medical Center to provide Medical Services and expand such Medical Services. The Planned Expansion will also require the use of the Off-site Lands for modular structures both during and after construction, and also as part of the Planned Expansion. Off-site Lands also may be proposed for different uses for later phases of implementation of the Planned Expansion. The Planned Expansion also will require the relocation of existing public utilities as well as the location of new public and private utilities in public roads in order to maximize the physical footprint of the Planned Expansion.
H. The continued amendment or issuance of Use Permits to allow for the remodeling of existing buildings and/or construction of new buildings does not facilitate a long-term flexible plan for SJMC’s use of the Property for Medical Services and GMET and parking for facilities during both construction and after completion of the Planned Expansion. SJMC intends to use the Master Development Plan process authorized by the City’s Municipal Code Chapter 16.140 (the EXHIBIT 1 - Development Agreement
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“Master Development Plan”) to provide (1) a comprehensive framework for the continued use, development and expansion of the Property for Medical Services (including but not limited to hospital buildings, medical offices, support structures, modular structures, parking and temporary uses), (2) flexibility in future uses, (3) expanding heliport uses (including drones) under the Heliport Use Permit, and (4) maintaining the validity of the Use Permits that will not be affected by the Planned Expansion.
I. Through the Master Development Plan, SJMC seeks to meet certain objectives, including but not limited to: (1) add additional emergency, acute care and intensive care beds to accommodate anticipated growth through at least 2050; (2) continue the modernization of existing facilities to accommodate new clinical technology; (3) provide flexibility to allow for patient needs and services that will evolve over time; (4) expand facilities for local residency and other professional training programs (i.e., the GMET); (5) optimize the use of available land for Medical Services and GMET by consolidating surface parking into a multi-level parking structure and/or suitable off-site parking; (6) increase in-patient bed capacity for patients in early phases of the Planned Expansion by completing new facilities that will then allow for structural retrofits of buildings that will remain in use in the later phases of the Planned Expansion, thereby avoiding any interruption in acute care hospital services; and (7) provide for flexible design that will better accommodate surges in health care needs during emergency situations such as was experienced during the public health emergency known as the “COVID-19 Pandemic” that is believed to have originated in 2019, and was officially declared a world-wide pandemic in 2020. SJMC submitted to the City an application for a Master Development Plan, including a Site Master Plan, Development Standards and Design Guidelines, and a Phasing Plan, (collectively, the “Project”).
This Agreement is intended to meet the requirements of the Master Development Plan Ordinance, Section 16.140.060(C).
J. The City Council has determined that flexibility is required under the Master Development Plan for future uses of the Property to provide Medical Services and GMET as well as an extended term to allow for such development because development of the Property as proposed by the Master Development Plan presents significant benefits to the City and the region, and the unique characteristics in the buildout of the buildings on the Property as follows:
1. Development of the Property will occur over many years, with a phased timeline for construction and potential adjustments to physical structures as health care delivery systems change over time;
2. The California Department of Health Care Access and Information (State HCAI) (previously known as the Office of Statewide Health Planning and Development) is required to approve the hospital building design and construction (including fire safety requirements), which may result in required changes to the design of and construction standards for the buildings and related structures;
3. A significant capital investment is required for the buildings on the Property;
4. SJMC is a nonprofit limited liability company; and
5. The Project will provide needed expansion of access to health care services, EXHIBIT 1 - Development Agreement
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local education of medical personnel, and significant employment opportunities for all income levels, including but not limited to under-served communities that comprise a significant portion of patients served by SJMC.
K. This Agreement sets forth, among other things, the applicable fees, policies, and zoning requirements that apply to development of the Project and provides SJMC with a vested right to develop the Project on the Property in accordance with the City’s General Plan (as defined in Article 1 of this Agreement), and the land use designations and zoning applicable to the Property, each as in effect as of the Effective Date (as defined in Section 3.1 of this Agreement).
Consistent with State policy expressed by Government Code section 65864, this Agreement is intended to reduce the uncertainty of the planning and entitlement process which can result in waste of resources and escalation of construction costs; provide certain assurances to SJMC that upon approval of the Master Development Plan, SJMC may proceed with development of the Project in accordance with the Project Approvals and Applicable Law (as defined herein) and subject to the terms of this Agreement; strengthen the public planning process; encourage private participation in comprehensive planning; and reduce the economic costs of development.
L. The City has prepared a draft environmental impact report for the Project (“DEIR”) and held hearings pursuant to the California Environmental Quality Act (“CEQA”) (Public Resources Code section 21000, et seq.). The City published a public Notice of Availability (NOA) for the Draft EIR on , inviting comment from the general public, agencies, organizations, and other interested parties. The NOA was filed with the State Clearinghouse (SCH # ), the County Clerk, and a newspaper of regional circulation pursuant to the public noticing requirements of CEQA. The public review period was from through (45 days). The City published a Final Environmental Impact Report consisting of the DEIR, the comments submitted on the DEIR, and the City’s Responses to Comments on the DEIR on , 20__ (the “FEIR”).
M. The Planning Commission on , 20 , recommended the
following action by adoption of Resolutions Nos., , , and to the City Council: certification of the FEIR, approval of the Master Development Plan (including the Site Master Plan, the Development Standards and Design Guidelines, and the Phasing Plan, and all appendices and attachments thereto), and approval of this Agreement.
N. Prior to or concurrently with approval of this Agreement, the City has taken or will take the following actions to review and plan for the future development and use of the Project (collectively, the “Project Approvals”):
1. Certification of the FEIR and approval of the Mitigation Monitoring and Reporting Program (“MMRP”) by Resolution No. adopted by the City Council on , 20 and
2. Approval of the Master Development Plan (which includes the Site Master Plan, the Development Standards and Design Guidelines, all variances identified in the Master Development Plan, the Phasing Plan, all Use Permits (or modifications to existing Use Permits, including but not limited to the Heliport Use Permit), all required Temporary Use or Temporary Activity Permits, Demolition Permits or Administrative Permits), and all appendices and EXHIBIT 1 - Development Agreement
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attachments thereto, dated _____, 202__ (the “Master Development Plan”) by Resolution No. ____adopted by the City Council on , 20 _.
O. SJMC also intend to submit to the City for consideration and approval a parcel merger application (the “Parcel Merger”) that is intended to result in the merger of the APNs listed and depicted on Exhibit D attached hereto and incorporated herein and a tentative parcel map that will combine the parcels listed and depicted on Exhibit E attached hereto and incorporated herein (the “Parcel Map”). It is anticipated that the Parcel Merger and Parcel Map applications will be considered and acted upon by the City after approval of the Master Development Plan.
P. Under this Agreement, SJMC will provide substantial community benefits in connection with the Project as more specifically described herein, including:
1. Providing additional capacity for acute care treatment for patients of all income levels and all payer sources.
2. Enhancing building capacity for utilization of technology in the provision of health care services.
3. Modernizing and upgrading the Existing Medical Center to meet seismic retrofit requirements and maintain functionality of buildings.
4. Improving flexibility of patient bed arrangements to meet surges in need for medical care such as was experienced with the COVID-19 Pandemic.
5. Increasing the quantity and quality of space for graduate educational services with the goal of retaining physicians and other medical professional technical staff trained at the Medical Center within San Joaquin County.
6. Improving the quantity, quality and proximity of parking for patients, visitors and staff.
7. Changing internal site circulation to complement City objectives of increasing reliance upon bicycle travel both around and into the site, as well as enhancing emergency access for paramedics and patients transported by other third parties and focusing nonpatient access to the rear of the Medical Center.
8. Update existing utility connections to accommodate enhanced medical services and provide sufficient emergency back-up for expanded capacity.
9. Providing open space and gathering areas for respite during stressful times, including pedestrian pathways to connect to open space and gathering areas.
10. Providing the City with reasonable assurances for maintenance of landscaping for public lands dedicated to the City consistent with City standards, including the option to annex into the City’s existing Landscape Maintenance Assessment District.
EXHIBIT 1 - Development Agreement
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11. Continuing the long history of investments by SJMC in the community that support healthy lifestyles for underserved populations through access to expanded and modernized health care facilities.
12. Creating both short-term construction jobs related to Property development, including Property grading, infrastructure and building construction, and permanent employment-generating uses as a result of the enhanced health care facilities that are proposed as part of the Project, consistent with City objectives for creation of employment opportunities for residents.
Q. To the extent requested in the future by SJMC, the Parties intend to work in good faith to consider potential use of public financing (at the sole and exclusive discretion of SJMC) for certain Public Benefit Facilities needed in connection with the Project and as identified in Section 6.1.2 under the Statewide Community Infrastructure Program, a program created to facilitate tax exempt financing of eligible impact fee and public improvement costs (“SCIP”) (or other similar program established by the California Statewide Community Development Authority (“CSCDA”)) or the Mello-Roos Community Facilities Act of 1982 (Government Code sections 53311 et seq.) (“Mello-Roos Act”). The financing of such items through SCIP (or other similar CSCDA program) or a Mello-Roos Act community facilities district (“CFD”) would fulfill the express legislative goals of the Development Agreement Statute; strengthen the public planning process by linking development rights to financing of public facilities; encourage participation by private landowners in the comprehensive planning required by such financing; reduce economic risk and costs of development by spreading the costs of needed facilities over time; and allow SJMC, in exchange for voluntary participation in such financing programs, to proceed with development in accordance with City policies, rules and regulations.
R. The City has determined that the development of the Project will be consistent with the City’s fiscal policies. Unless alternative or supplemental funding is identified to the satisfaction of the City, SJMC will fund the required public improvements that have been identified as mitigation measures in the EIR. The Project also does not add any residential units to the City.
As such, the City has determined that no Public Facilities Finance Plan (“PFFP”) or related administrative guidelines are required for the Project.
S. The City has further determined that by entering into this Agreement, the City will further the purposes set forth in the Development Agreement Ordinance and the City will benefit from an increased range of employment options and enhanced Medical Services created by the Project for residents of the City.
T. For the reasons recited herein, the City and SJMC have determined that the Project is a development for which this Agreement is appropriate. This Agreement will eliminate uncertainty regarding Project Approvals, thereby encouraging planning for, investment in, and commitment to use and development of the Property. Development of the Property in accordance with the terms of this Agreement will in turn provide substantial public benefits to the City, thereby achieving the goals and purposes for which the Development Agreement Law was enacted.
U. The terms and conditions of this Agreement have undergone review by City staff, the Planning Commission and the City Council at publicly noticed meetings, and have been found EXHIBIT 1 - Development Agreement
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to be fair, just and reasonable, in conformance with the Development Agreement Law and consistent with the goals, policies, standards and land use designations specified in the General Plan, and consistent with the requirement under Government Code Section 65867.5, and further, the City Council finds that the economic interests of the City’s citizens and the public health, safety and welfare will be best served by entering into this Agreement.
V. The City has approved this Agreement by Ordinance No. , adopted by the City Council on , 20 (“Enacting Ordinance”).
AGREEMENT
ARTICLE 1.
DEFINITIONS
“Agreement” means this Development Agreement and all Exhibits hereto. “Agreement Date” means the reference date identified in the preamble to this Agreement. “Annual Review” is defined in Section 10.1.
“Applicable City Regulations” is defined in Section 4.2. “Applicable Law” means the Applicable City Regulations and all State and Federal laws and regulations applicable to the Property and the Project as such State and Federal laws are enacted, adopted, and amended from time to time, as more particularly described in Section 4.5. “Assignee” is defined in Section 13.3.
“Assignment” is defined in Section 13.2.
“Buildout” is defined in Section 3.2.2.
“Building Moratorium” is defined in Section 15.4.3.
“CEQA” is defined in Recital L.
“CEQA Guidelines” means the State CEQA Guidelines (California Code of Regulations, Title 14, section 15000, et seq.), as amended from time to time.
“CFD” is defined in Recital Q.
“Changes in Applicable Law” is defined in Section 4.5.
“City” means the City of Stockton, a California municipal corporation. “City Council” means the City Council of the City of Stockton.
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“City Manager” means the City’s City Manager or his or her designee. “City Parties” means and includes City and its elected and appointed officials, officers, agents, employees, contractors and representatives.
“Claims” means liabilities, obligations, orders, claims, damages, fines, penalties and expenses, including attorneys’ fees and costs.
“Connection Fees” means those fees charged by City on a citywide basis or by a utility provider to utility users as a cost for connecting water, sanitary sewer, and other applicable utilities, except for any such fee or portion thereof that constitutes an Impact Fee, as defined below. “Consultant Fees” is defined in Section 5.3.
“Continuing Use Permits” is defined in Section 8.3.6.
“COVID-19 Pandemic” is defined in Recital I.
“CSCDA” is defined in Recital Q.
“Default” is defined in Section 14.1.
“DEIR” is defined in Recital L.
“Development Agreement Law” is defined in Recital B.
“Development Agreement Ordinance” is defined in Recital B. “Development Agreement Statute” is defined in Recital A. “Development Code” is defined in Recital E.
“Effective Date” means the date that this Agreement becomes effective as determined under Section 3.1.
“Enacting Ordinance” refers to the Ordinance identified in Recital V. “Exactions” means financial requirements or dedications that have been imposed by the City under this Agreement or in connection with the Project Approvals, including requirements for acquisition, dedication or reservation of land, and obligations to construct on-site or off-site public and private infrastructure improvements such as roadways, utilities or other improvements necessary to support the Project, whether such exactions constitute subdivision improvements, mitigation measures in connection with environmental review of the Project, or impositions made under Applicable City Regulations. The term “Exactions” also includes future financial requirements or dedications imposed by the City in connection with the issuance of Subsequent Approvals provided such future financial requirements or dedications are contemplated by the Project Approvals or otherwise permitted by the terms of this Agreement. For purposes of this EXHIBIT 1 - Development Agreement
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Agreement, Exactions do not include Impact Fees.
“Existing Medical Center” is defined in Recital C.
“Extension Term” is defined in Section 3.2.2.
“FEIR” is defined in Recital L.
“Final” means the date on which (1) all applicable appeal periods for the filing of any administrative appeal challenging the issuance or effectiveness of each of the Project Approvals and this Agreement shall have expired and no such appeal shall have been filed; (2) in the event of any administrative appeal or Litigation Challenge challenging any of the Project Approvals and/or this Agreement, that the administrative appeal or Litigation Challenge is settled or there is a final determination or judgment upholding the Project Approvals and this Agreement, as applicable, and the administrative appeal or Litigation Challenge is no longer subject to appeal. “Future Expansion” is defined in Section 4.1.1, and includes the expansion identified in the Master Development Plan as both “Phase 5” and “Future Expansion.” “General Plan” means the Envision Stockton 2040 General Plan of the City of Stockton adopted by the City Council on December 4, 2018.
“GMET” is defined in Recital E.
”Heliport Use Permit” is defined in Recital F.
“Impact Fees” means the monetary amount charged by the City in connection with a development project for the purpose of defraying all or a portion of the cost of mitigating the impacts of the development project or development of the public facilities related to the development project, including, any “fee” as that term is defined by Government Code section 66000(b). For purposes of this Agreement, a fee that meets both the definitions of an Impact Fee and an Exaction will be considered to be an Impact Fee. Impact Fees do not include Other Agency Fees. “Impact Fee Lock Period” is defined in Section 5.1.
“Initial Term” is defined in Section 3.2.1.
“Litigation Challenge” is defined in Section 9.1.1.
“Litigation Delay” is defined in Section 15.4.2.
“Major Modification” is defined in Section 12.2.
“Master Development Plan” is defined in Recital H, as approved by City Council Resolution No. _______.
“Medical Services” is defined in Recital E.
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“Minor Modification” is defined in Section 12.3.
“MMRP” is defined in Recital N(1).
“Mortgage” means any mortgage, deed of trust, security agreement, and other like security instrument encumbering all or any portion of the Property, or any of SJMC’s rights under this Agreement.
“Mortgagee” means the holder of any Mortgage, and any successor, assignee or transferee of any such Mortgage holder.
“Municipal Code” means and refers to the Municipal Code of the City of Stockton, as amended from time to time.
“New City Laws” means and includes any ordinances, resolutions, orders, rules, official policies, standards, specifications, guidelines or other regulations, which are promulgated or adopted by the City (including but not limited to any City agency, body, department, officer or employee) or its electorate (through their power of initiative or otherwise) after the Effective Date and which apply City-wide or to a portion of the City that includes the Property. “Notice of Breach” is defined in Section 14.1.
“Off-site Lands” is defined in Recital C.
“Other Agency Fees” means fees and charges imposed by other governmental agencies which in some cases are collected by the City on behalf of such other agencies. “Parcel Map” is defined in Recital O and depicted on Exhibit E. “Parcel Merger” is defined in Recital O and depicted on Exhibit D. “Party/Parties” is defined in the introductory paragraph preceding the Recitals of this Agreement. “Permitted Delay” is defined in Section 15.4.1.
“PFFP” is defined in Recital R.
“PFF Credits” is defined in Section 5.7.3.
“Planned Expansion” is defined in Recital G.
“Planning Commission” means the Planning Commission of the City of Stockton. “Prevailing Wage Laws” is defined in Section 7.2.1.
“Processing Fees” means all fees charged on a City-wide basis to cover the cost of City processing of Subsequent Approvals and further including any required supplemental or further EXHIBIT 1 - Development Agreement
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environmental review, plan checking, inspection and monitoring at the rates which are in effect at the time those permits, approvals, parcel and/or subdivision maps, entitlements, reviews or inspections are applied for or requested.
“Project” is defined in Recital I.
“Project Approvals” means all of the approvals identified in Recital N, the Use Permits (unless otherwise terminated or as amended by the Project Approvals) and, when and as approved in accordance with the terms of this Agreement, and any Subsequent Approvals. Project Approvals shall also include the Parcel Merger and the Parcel Map identified in Recital O, and any and all Temporary Use or Temporary Activity Permits, Administrative Permits, or Demolition Permits that may be required to implement the Master Development Plan. “Property” is defined in Recital C, and may also include properties approved for any “Future Expansion” as defined in Section 4.1.1.
“Sanitary Sewer Capacity Assessment” is defined in Section 4.6. “SCIP” is defined in Recital Q.
“SJMC” means Port City Operating Company, LLC, a California nonprofit limited liability company, doing business as St. Joseph’s Medical Center of Stockton and its permitted successors and assigns.
“State HCAI” is defined in Recital J(2).
“Subdivision Map Act” means California Government Code sections 66410 through 66499.58, as it may be amended from time to time.
“Subsequent Approvals” is defined in Section 8.2.
“Subsequent Discretionary Approvals” is defined in Section 8.2.2. “Subsequent Ministerial Approvals” is defined in Section 8.2.1. “Term” is defined in Section 3.2.1.
“Use Permits” is defined in Recital E and with reference to Exhibit C. “Water Supply Assessment” is defined in Section 4.6.
ARTICLE 2.
REPRESENTATIONS AND WARRANTIES
2.1 City Representations and Warranties. The City represents and warrants to SJMC that:
2.1.1 Corporate Formation and Powers. The City is a municipal corporation, EXHIBIT 1 - Development Agreement
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and has all necessary powers under the laws of the State of California to enter into and perform the undertakings and obligations of the City under this Agreement.
2.1.2 Duly Authorized. The execution and delivery of this Agreement and the performance of the obligations of the City hereunder have been duly authorized by all necessary City Council action and all necessary approvals have been obtained.
2.1.3 Valid Obligation. This Agreement is a valid obligation of the City and is enforceable in accordance with its terms.
The foregoing representations and warranties are made as of the Agreement Date. During the Term of this Agreement, the City shall, upon learning of any fact or condition which would cause any of the warranties and representations in this Section 2.1 not to be true, immediately give written notice of such fact or condition to SJMC.
2.2 SJMC Representations and Warranties. SJMC represents and warrants to the City that:
2.2.1 Company Formation and Powers. SJMC is duly organized, validly existing and in good standing under the laws of the State of California and is authorized to conduct business in California and has all necessary powers under the laws of the State of California to own property and in all other respects enter into and perform the undertakings and obligations of the Landowner under this Agreement.
2.2.2 Duly Authorized. The execution and delivery of this Agreement and the performance of the obligations of SJMC hereunder have been duly authorized by all necessary corporate, partnership or company action and all necessary shareholder, member or partner approvals, as applicable, have been obtained.
2.2.3 Valid Obligation. This Agreement is a valid obligation of SJMC and is enforceable in accordance with its terms.
2.2.4 SJMC’s Property Interest. SJMC has a legal or equitable interest in each of the parcels comprising the Property, except for those parcels identified in Recital C as owned by Dignity Health Medical Foundation (APNs 127-172-11, -12, and -16). SJMC has obtained consent to file this application for a development agreement.
2.2.5 No Bankruptcy. SJMC has not (a) made a general assignment for the benefit of creditors; (b) filed any voluntary petition in bankruptcy or suffered the filing of any involuntary petition by SJMC’s creditors; (c) suffered the appointment of a receiver to take possession of all, or substantially all, of SJMC’s assets; (d) suffered the attachment or other judicial seizure of all, or substantially all, of SJMC’s assets; or (e) admitted in writing its inability to pay its debts as they come due.
The foregoing representations and warranties are made as of the Agreement Date.
During the Term of this Agreement, SJMC shall, upon learning of any fact or condition which would cause any of the warranties and representations in this 2.3 not to be true, immediately give written notice of such fact or condition to the City.
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ARTICLE 3.
EFFECTIVE DATE AND TERM
3.1 Effective Date. The Effective Date of this Agreement (“Effective Date”) shall be the later of (a) the date that is thirty (30) days after the date the Enacting Ordinance is adopted, or (b) the date this Agreement is fully executed by the Parties. The Parties acknowledge that section 65868.5 of the Development Agreement Statute requires that this Agreement be recorded with the County Recorder no later than ten (10) days after the City enters into this Agreement, and that the burdens of this Agreement shall be binding upon, and the benefits of this Agreement shall inure to, all permitted successors in interest to the Parties to this Agreement. The City Clerk shall cause such recordation.
3.2 Term.
3.2.1 Initial Term of Agreement. Subject to extension for Litigation Delay as provided in Section 15.4.2 below, the “Initial Term” of this Agreement shall commence on the Effective Date and shall not expire until 20 (twenty) years from the Effective Date, unless extended or earlier terminated as provided herein. As used herein “Term” means the Initial Term, plus any Extension Terms (defined in Section 3.2.2). The Term of the Agreement has been determined by the City to be necessary based upon the showing by SJMC of (a) the potential for an extended, and likely beyond 20 (twenty) year time frame for full build-out of the Project (including Future Expansion as defined in Section 4.1.1), (b) the significant investment by SJMC in preparing a Master Development Plan that will guide the build-out of the Project, (c) the character of the Project as an in-fill project that requires significant and costly planning and on-site infrastructure improvements to more effectively use otherwise under-utilized areas of the Project site, (d) the fact that medical service delivery and the types of facilities that are needed for new service delivery models is subject to significant fluctuations over time, (e) the constraints on construction schedules that occur due to the parallel funding requirements to satisfy State seismic upgrade requirements, and (f) St. Joseph’s is the only major medical facility that is proposing an expansion of this significance and which will provide significant benefits to the residents of Stockton and the surrounding region. The duration of Vested Rights is defined and limited in some cases in Section
4.1 and 4.1.2 of this Agreement.
3.2.2 Extensions of Initial Term. Construction of a Medical Center presents unique challenges (in terms of financing, phasing, evolving health care needs that affect building design and lay-out, the need to minimize disruption to ongoing health care services during construction, state mandated construction requirements and the level of oversight of both design and construction by State HCAI), each of which requires additional time for the completion of the Project. The intent of the Parties is to extend the Initial Term of this Agreement as may be necessary to allow the Build Out of the Project pursuant to the Master Development Plan. For purposes of this Agreement, “Build Out” shall mean and include (1) the issuance of a certificate of occupancy on the last structure identified in the Master Development Plan, including any structures that are identified for either construction or expansion (whether permanent or temporary) in all phases identified in the Master Development Plan (i.e., Phases 1-5 plus any Future Expansion that may be approved under the procedures established by the Master EXHIBIT 1 - Development Agreement
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Development Plan) and (2) demolition (either as part of the Planned Expansion or as may be determined to be necessary as part of any Future Expansion). Therefore, the Initial Term shall be extended by two successive eight (8) year increments from the date of expiration of the applicable Term (with each extension being an “Extension Term”), provided that at the end of the Initial Term:
(a) SJMC is not, at the time, in Default of any of its obligations hereunder following notice and expiration of applicable cure periods;
(b) the applicable SJMC warranties and representations in Section 2.2 above continue to be true and correct; and
(c) Prior to the start of the start of the first (8) year Extension Term, SJMC has begun construction on the Acute Care Hospital Tower identified in the Master Development Plan.
(d) Prior to the start of the second eight (8) year Extension Term, SJMC has begun construction of phase 4 as identified in the Master Development Plan, or has otherwise provided to the City satisfactory confirmation that the deadline for seismic improvements identified in phase 4 has been extended by the State, in which case the extension will still be automatic.
No extensions beyond the two successive eight (8) year increments identified above shall be granted unless SJMC applies for and receives approval of an extension in accordance with Stockton Municipal Code Section 16.128.120.
Following the expiration of the Term or the earlier Build Out of the Project (including all Phases identified in the Master Development Plan) and satisfaction of all of SJMC’s obligations in connection therewith, this Agreement shall be deemed terminated and of no further force and effect.
3.2.3 Memorandum of Extension. If an Extension Term is granted, the City and SJMC agree to execute, acknowledge and record in the Official Records of San Joaquin County a separate memorandum evidencing approval of each Extension Term. The failure to file the Memorandum of Extension shall not affect or otherwise void the validity of the Extension Term.
ARTICLE 4.
DEVELOPMENT OF THE PROPERTY
4.1 Vested Rights. The Property is hereby made subject to the provisions of this Agreement, including but not limited to the Exceptions to Vested Rights stated in Section 4.1.2.
Subject to the Exceptions to Vested Rights, SJMC shall have the vested right to develop the Property and the Project in accordance with and subject to the Project Approvals (as defined in Article 1 and specifically referenced in Recitals N and O), any Subsequent Approvals and any administrative amendments to any of the Project Approvals or Subsequent Approvals, Applicable Law and this Agreement, which shall control the permitted uses, density and intensity of use of the Property; rate of development; the maximum height and size of buildings on the Property, EXHIBIT 1 - Development Agreement
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setbacks, and square footage; parking (both permanent and temporary, and on-site or off-site); use of modular structures (whether temporary or long-term); heliport quantity, location and approaches; all signage (inclusive of spiritual symbolism and any digital communication signage); provisions for reservation or dedication of land for public purposes and location and relocation of public utilities and public improvements; temporary uses and structures; and rights to demolish buildings.
4.1.1 Application of Vested Rights to Future Expansion. The City acknowledges that the Master Development Plan identifies both Phase 5 and Future Expansion for the Medical Center, with the Development of both Phase 5 and Future Expansion potentially occurring either on the Property or off-site. (The phrase “Future Expansion” shall include both the expansion identified in the Master Development Plan as Phase 5 and Future Expansion.) For some off-site properties, SJMC does not presently have ownership or otherwise control the property for development. In the event that SJMC is successful in acquiring property from private parties or determining that Future Expansion on properties owned by SJMC or related entities (e.g., the Offsite Lands) is feasible, upon completion of any necessary Environmental Review for the demolition or construction of buildings identified for Future Expansion, and issuance of Subsequent Approvals under the applicable procedures of Section 8.2 of this Agreement, the Vested Rights and Exceptions to Vested Rights, identified in this Article shall thereafter apply to Future Expansion. To implement this extended scope of Vested Rights and Exceptions to Vested Rights, the City and SJMC shall execute an amendment to this Agreement that adds additional lands within the definition of “Property” described and depicted in Exhibits A and B. Provided that Subsequent Approvals have been issued for Future Expansion, the addition of lands to the definition of “Property” will constitute a Minor Modification of this Agreement and will be subject to the procedures in Section 12.3.
4.1.2 Exceptions to Vested Rights. The City and SJMC specifically agree that the term of Vested Rights for each of the provisions identified below is limited as set forth herein:
4.1.2.1 City Impact Fees: The City Impact Fees referenced in Section 5.1 of this Agreement shall be limited to those City Impact Fees in effect as of the Effective Date of this Agreement, and shall be vested at the rate in effect as of the Effective Date of this Agreement and for a period of ten (10) years thereafter (referenced as the “Impact Fee Lock Period” in Section
5.1). Upon the expiration of the Impact Fee Lock Period, the Impact Fees shall be charged at the rate then in effect and shall be subject to periodic increases pursuant to standard City updates to City Impact Fees thereafter.
4.2 Applicable City Regulations. The City and SJMC acknowledge and agree that per the Development Agreement Statute, the City is restricted in its authority to limit its police power by contract and that the particular limitations, reservations and exceptions set forth in this Agreement are intended to reserve to the City those selected police powers that cannot be so limited. Notwithstanding the foregoing reservations and exceptions, it is the intent of the City and SJMC that this Agreement be construed to provide SJMC with rights afforded by law, including but not limited to, the Development Agreement Statute. Therefore, the laws, rules, regulations, official policies, standards, and specifications of the City in effect as of the date of the initial Project Approvals to the development of the Property and Project shall be, collectively, the following “Applicable City Regulations”:
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4.2.1 Project Approvals and Agreement. Those rules, regulations, official policies, standards, and specifications of the City set forth in the Project Approvals and this Agreement, except to the extent any rules, regulations, official policies, standards or specifications of the City have been modified by the Master Development Plan;
4.2.2 City Rules as of Effective Date. With respect to matters not addressed by and not otherwise inconsistent with the Project Approvals and this Agreement, those laws, rules, regulations, official policies, standards and specifications (including City ordinances and resolutions) in force and effect on the Effective Date governing permitted uses, building locations, timing and manner of construction, densities, intensities of uses, heights and sizes, setbacks, square footage, heliport location and approach, signage, subdivisions and requirements for on- and offsite infrastructure and public improvements, temporary uses and structures, demolition of buildings, and including the City’s zoning development standards applicable to the Project and the Property.
4.2.3 Procedural Rules. New City Laws that relate to hearing bodies, petitions, applications, notices, findings, records, hearings, reports, recommendations, appeals and any other matter of procedure imposed at any time, provided such New City Laws are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties;
4.2.4 Building Codes. New City Laws that revise the City’s uniform construction codes, including the City’s building code, plumbing code, mechanical code, electrical code, fire code, grading code and other uniform construction codes, as of the date of permit issuance, provided, that such New City Laws are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties and are not inconsistent with requirements or standards imposed by State HCAI.
4.2.5 Public Health and Safety. New City Laws that are necessary to protect physical health and safety of the public; provided, that such New City Laws are uniformly applied on a City-wide basis to all substantially similar types of development projects and properties and are not inconsistent with requirements or standards imposed by State HCAI;
4.2.6 New City Laws Not in Conflict. New City Laws that do not materially interfere with SJMC’s vested rights under this Agreement or the Project Approvals;
4.2.7 New City Laws Mandated by Changes in Applicable Law. New City Laws mandated by Changes in Applicable Law as provided in Section 4.5 below provided that such Changes in Applicable Law are not inconsistent with requirements or standards imposed by State HCAI; and
4.2.8 Other New City Laws. New City Laws that do not apply to the Property and/or the Project due to the limitations set forth above, but which the Parties mutually agree in writing shall be incorporated into the Applicable City Regulations.
4.2.9 State Laws that Apply to Medical Facilities. The City acknowledges that (and as further stated in Section 4.5 of this Agreement), any New City Laws will only apply to the extent those laws are not in conflict with State laws, rules or regulations that pre-empt local EXHIBIT 1 - Development Agreement
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regulation of medical and hospital facilities, including but not limited to laws, rules or regulations imposed by State HCAI that pertain to emergency storage of wastewater or potable water for medical and hospital facilities.
4.3 Life of Project Approvals. The term of any and all Project Approvals shall automatically be extended for the longer of the Term of this Agreement or the term otherwise applicable to such Project Approvals. Without limiting the generality of the foregoing, pursuant to the Subdivision Map Act, any vesting or tentative maps heretofore or hereafter approved in connection with development of the Project or the Property shall be extended for the Term (and may be subject to other extensions provided under the Subdivision Map Act). In addition, and based on the factors set forth in Section 3.2.1 of this Agreement, nothing in this Section is intended to limit the application of common law vested rights to the Project Approvals from and after the Term of this Agreement, as set forth in Avco Community Developers, Inc. v. South Coast Regional Commission, 17 Cal 3d 785 (1976), cert denied, 429 US 1083 (1977). In the event that this Agreement is terminated prior to the expiration of the Term, the term of any Project Approval and the vesting period for any subdivision map approved as a Project Approval shall be the term otherwise applicable to the approval, which shall commence to run on the date that the Project Approval was issued. The City acknowledges and agrees that this is an upgrade of an existing site upon which Medical Services have been provided for more than twelve decades. As such, even if SJMC does not develop the entirety of the Property consistent with this Agreement and the Project Approvals (including phasing and timing of development and Build Out of the Project), the underlying zoning for the Property shall remain in place so long as the Property is used to provide Medical Services.
4.4 Timing of Development. The City and SJMC acknowledge that SJMC cannot at this time predict what portions of the Project will be included within any phase of the Project, when or the rate at which the phases will be developed or the order in which each phase will be developed. Such decisions can depend upon numerous factors that are not within the control of SJMC, such as State requirements for hospital services (including design, construction and sequencing of buildings), funding available for the Medical Center, patient needs, market orientation and demand, interest rates, availability of financing and other similar factors. In particular, and not in any limitation of any of the foregoing, since the California Supreme Court held in Pardee Construction Co. v. The Town of Camarillo, 37 Cal.3d 465 (1984), that the failure of the parties therein to consider and expressly provide for the timing of development resulted in a later-adopted initiative restricting the timing of development prevailing over such parties’ agreement, it is the desire to avoid that result by acknowledging that, except as otherwise provided for in this Agreement (including with respect to phasing of the Public Benefit Facilities and other public improvements and community benefits), SJMC’s vested rights under this Agreement include the right to develop the Property (including any Future Expansion) and the Project in such order and at such rate and at such times as SJMC deems appropriate in the exercise of its discretion, subject to the terms, requirements and conditions of the Project Approvals and this Agreement, including provisions addressing required phasing of on- and off- site public improvements.
4.5 Changes in Applicable Law. As provided in Section 65869.5 of the Development Agreement Law, this Agreement shall not preclude the applicability to the Project of changes in laws, regulations, plans or policies, to the extent that such changes are specifically mandated and EXHIBIT 1 - Development Agreement
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required by (i) changes in State or Federal laws or (ii) any regional governmental agency that, due to the operation of State law (and not the act of the City through a memorandum of understanding, joint exercise of powers authority, or otherwise that is undertaken or entered into following the Effective Date) (“Changes in Applicable Law”). In the event Changes in Applicable Law prevent or preclude compliance with one or more provisions of this Agreement, the Parties shall meet and confer in good faith in order to determine whether such provisions of this Agreement shall be modified or suspended, or performance thereof delayed, as may be necessary to comply with Changes in Applicable Law. Following the meeting between the Parties, the provisions of this Agreement may, to the extent legally feasible, and upon mutual agreement of the Parties, be modified or suspended, but only to the minimum extent necessary to comply with such Changes in Applicable Law. In such event, this Agreement together with any required modifications shall continue in full force and effect. Nothing in this Agreement shall preclude SJMC from contesting by any available means (including administrative or judicial proceedings) such Changes in Applicable Law or their applicability to the Project.
4.6 Sanitary Sewer and Potable Water. The California Water Service Company Stockton District has found there will be sufficient potable water and the City has found there will be sufficient sanitary sewer capacity to serve the Existing Uses, future development contemplated by the General Plan, including the Project, based upon the findings of the California Water Service Company Stockton District on October 26, 2022 approving the revised Water Supply Assessment submitted by SJMC and dated October 5, 2022 (“Water Supply Assessment”) and the “Collection System Impacts of Proposed St. Joseph’s Medical Center Expansion,” prepared for the City’s Municipal Utility Department by West Yost and dated January 12, 2023 (“Sanitary Sewer Capacity Assessment”). Both the Water Supply Assessment and the Sanitary Capacity Sewer Assessment are incorporated as technical appendices as part of the approved Master Development Plan. The City acknowledges SJMC’s reliance on the finding of availability of necessary water and sewer capacity to serve the Medical Center, as confirmed in the EIR for the Project, the Water Supply Assessment, and the Sanitary Sewer Capacity Assessment. The City acknowledges that the estimate of California Water Service Company Stockton District water supply in the Water Supply Assessment is now included in the baseline analysis of water usage for the City and the analysis of necessary sewer capacity is now included in the baseline analysis of sanitary sewer capacity for the City. The City further acknowledges that SJMC will provide essential medical services throughout the Medical Center and that, in the event of a City-wide water shortage, the California Water Service Company Stockton District will need to consider the water requirements for essential medical services in any future action that may be necessary to address a water shortage.
Subject to this provision and a reasonable requirement to preserve water and sewer capacity for essential medical services, nothing in this Agreement is intended to exempt the Project from any water use rationing requirements that may be imposed on a City-wide basis from time to time in the future or be construed as a specific reservation of any existing sanitary sewer or potable water capacity.
4.6.1 State Regulatory Requirements Regarding Water Supply, Fuel, and Wastewater Storage and Conveyance. The Master Development Plan (Section 4.6) includes reference to State requirements for water supply, fuel, and wastewater storage on-site, sufficient to support up to 72-hours of emergency operations at the Medical Center as part of seismic upgrade requirements. The Master Development Plan also includes potential locations for the on-site holding tanks for water supply fuel, and wastewater. City will coordinate with SJMC to include EXHIBIT 1 - Development Agreement
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appropriate references in the City’s Emergency Response Plan regarding the removal of wastewater to the extent feasible during any emergency storage event. SJMC acknowledges that it will need to contract with local septic haulers in case of emergencies. In event of an emergency, the City may be addressing treatment facilities as a priority.
4.7 Location of Public and Private Utilities. SJMC has presented to the City a conceptual plan for the relocation of public utilities that are impacted by the Medical Center Expansion and also a conceptual plan to locate public and private utilities within public rights of way that will be necessary to serve the Project. The final plan for public and private utility easements will be presented to the City with final improvement plans and will be subject to review and approval by the City Engineer. Attached as Exhibit F and incorporated herein is the Conceptual Plan for Public and Private Utilities within and along Cemetery Lane, E. Maple Street, E. Cleveland Street. and N. California Street, which shall form the basis for the final improvement plans that will be submitted to the City Engineer, and which have been included in the Master Development Plan as conceptual public and private utility relocation/location plans. Upon approval of the final improvement plans by the City Engineer, City and SJMC shall jointly prepare and execute any and all easements, encroachment agreements, rights of way, licenses, other agreements or approvals that may be necessary to implement the final plans approved for public and private utilities. In the event the Parties determine that existing private utilities within public rights of way are not presently supported by easements, the Parties shall work cooperatively to prepare and have approved the necessary easements, without the need to relocate any existing private utilities.
4.8 Modular Structures. The Master Development Plan allows for the use of modular structures, including required landscaping improvements, on identified sites both during and after construction, subject to the approval by the Community Development Director of the Administrative Use Permit. In light of the significant financial investment in modular structures, the Administrative Use Permit shall extend the term of the use of modular structures for not less than twenty (20) years. At the time of the application for the Administrative Use Permit, SJMC shall demonstrate to the satisfaction of the Community Development Director compliance with the landscaping requirements of the Master Development Plan, and with respect to the modulars proposed for the site bounded by E. Harding, Cemetery Lane, and Maple Street, landscaping shall be sufficient to provide screening from public visibility of adjacent streets.
ARTICLE 5.
FEES, EXACTIONS, AND IMPACT FEE CREDITS
5.1 Impact Fees. For the period commencing on the Effective Date and continuing until 2033 (“Impact Fee Lock Period”), SJMC shall pay when due any and all fees charged by City for impacts from commercial (medical) uses and/or light industrial support buildings (as identified in Exhibit G and referred to collectively as the “Impact Fees”) that are in effect as of the Effective Date of this Agreement. The total Impact Fees payable by SJMC with respect to each commercial (medical) building and/or light industrial support buildings for which a building permit is obtained during the Impact Fee Lock Period shall be capped at the rate in effective as of the Effective Date of this Agreement. If, at any time during the Impact Fee Lock Period, the total amount of Impact Fees then in effect exceeds the applicable maximum Impact Fee amount, the City shall allocate the actual Impact Fees paid by SJMC proportionately to then applicable Impact EXHIBIT 1 - Development Agreement
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Fees as the City may determine in its reasonable discretion, and SJMC agrees that the City shall not be bound by the requirements of the Mitigation Fee Act (Government Code § 66000 et seq.) with respect to such Impact Fees. SJMC hereby further waives and releases any claims it may have to challenge the legality of the imposition, use or expenditure of the Impact Fees collected by the City during the Impact Fee Lock Period on the grounds that the City’s imposition, use or expenditure of such fees violates one or more requirements or limitations imposed by the Mitigation Fee Act or any other provision of Applicable Law. Following expiration of the Impact Fee Lock Period, the City may charge and, subject to SJMC’s right to pay under protest and pursue a challenge in law or equity to any new or increased Impact Fees, SJMC shall pay any and all Impact Fees imposed by the City, including new Impact Fees adopted after the Effective Date; provided, however, the City shall only require SJMC to pay new Impact Fees (including increases in existing Impact Fees) that are uniformly applied by the City to all substantially similar types of development projects and properties.
5.2 Processing Fees. The City may charge, and SJMC agrees to pay, all uniformly applied Processing Fees for land use approvals, parcel and/or subdivision maps, grading and building permits, general plan maintenance fees, and other entitlements and permits that are applied for on any or all portions of the Project.
5.3 Consultant Fees. In addition to charging the foregoing Processing Fees, the City, in its reasonable discretion and following consultation and agreement with SJMC, may contract with one or more outside inspectors, engineers or consultants to perform all or any portion of the monitoring, inspection, testing and evaluation services to be performed in connection with construction and development of the Project (“Consultant Fees”). SJMC shall pay to the City, within thirty (30) days following the City’s written demand therefor and the City’s submission of invoices, the full amount of all Consultant Fees, plus a fifteen percent (15%) administration charge.
The Consultant Fees, together with the associated administrative charge, shall be in addition to, and not in lieu of, the Processing Fees; provided, however, the City agrees not to double-charge SJMC (through the imposition of both a Processing Fee and Consultant Fee) for any individual monitoring, inspection, testing or evaluation service.
5.4 Connection Fees. SJMC shall pay Connection Fees lawfully adopted by the City, and/ or any Connection Fees assessed by third-party utility providers and other agencies assessing such fees at the rates in effect from time to time.
5.5 Other Agency Fees. Nothing in this Agreement shall preclude the City from collecting from SJMC Other Agency Fees, which the City is required or has agreed to collect pursuant to Applicable Law.
5.6 Exactions. The City may impose and SJMC shall comply with those Exactions required by this Agreement and the Project Approvals. In addition, the City may impose Exactions in connection with the Subsequent Approvals provided such Exactions are contemplated by the Project Approvals or otherwise permitted by the terms of this Agreement.
5.7 Public Facilities Fees and Credits. Intentionally omitted. If at any future time SJMC believes it is entitled to credits or reimbursements as a result of construction of off-site improvements, the City and SJMC will meet and confer, with City’s standard provisions for EXHIBIT 1 - Development Agreement
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credits or reimbursements will be relied upon, if applicable.
5.8 Area of Benefit. SJMC shall be subject to future Areas of Benefit only as required by Municipal Code section 16.72.050. If at any future time SJMC believes it is constructing offsite improvements that will benefit other properties, the City and SJMC will meet and confer, with the City applying “Area of Benefit” provisions consistent with that Municipal Code section.
5.9 Oversized Improvements. SJMC is not required as part of the Project Approvals to oversize any public facilities. If at any future time SJMC believes it is constructing oversized improvements, the City and SJMC will meet and confer, and the City’s standard provisions for reimbursement for oversized improvements will be relied upon, if applicable.
5.10 Taxes and Assessments. SJMC is a nonprofit entity and, as such, does not pay property taxes on the Property. To the extent otherwise applicable, SJMC covenants and agrees to pay prior to delinquency all existing taxes and assessments and any and all new taxes or assessments that are adopted after the Effective Date, which are applicable under California law to a nonprofit, and which conform to the terms of this Agreement, including Section 6.1 below.
Nothing herein shall be deemed to limit SJMC’s right to pay any new or increased taxes or assessments under protest and pursue a challenge in law or equity to any such new or increased taxes or assessments.
ARTICLE 6.
FINANCING AND PUBLIC IMPROVEMENTS
6.1 Financing Tools for Public Improvement Capital Costs. Intentionally omitted.
If SJMC determines at a future time to propose any public facilities financing, the City and SJMC will meet and confer, and the City’s usual policies related to public financing will be relied upon, if applicable.
6.2 Financing Mechanisms for Private Improvements. City agrees to use best efforts to assist SJMC in identifying and securing local, regional, state or federal grant funding or other public financing sources that will cover all or a portion of the cost of the fire sprinkler and 200-year Urban Level of Flood Protection Improvements identified in Section 6.5 of this Agreement.
6.3 Roadway Improvements. Except as set forth in Section 6.3.1, SJMC, at its expense, shall design, construct, and thereafter dedicate to the City the roadway improvements identified in Conditions of Approval, in accordance with the timeframes identified in the Conditions of Approval. In the event that SJMC does not complete construction in accordance with the time periods established in the Conditions of Approval, the City Manager or his or her designee has the right to withhold future building permits until the construction of the improvement is completed. In recognition of the fact that the Project consists of medical facilities to provide Medical Services, prior to the exercise of this right, the City Manager or his or her designee shall provide written notice of the intention to withhold future building permits, with a thirty (30) day period for the Parties to meet and confer to agree upon an acceptable schedule for the construction of the improvement.
6.3.1 Fair Share Contribution Limitation. If the Project Approvals (and EXHIBIT 1 - Development Agreement
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specifically the Conditions of Approval) identify only a fair share contribution by SJMC toward a particular roadway improvement, SJMC shall be entitled to credit or reimbursement for any payment in excess of that fair share, under the City’s standard procedures.
6.3.2 Intentionally omitted.
6.3.3 Intentionally omitted.
6.3.4 Interior Private Streets. Notwithstanding anything herein to the contrary and unless otherwise approved by the Community Development Director, SJMC shall complete all new private interior streets within the Property prior to occupancy of the Acute Care Hospital Tower . The improvements shall provide safe and reasonable access to interior streets, reflecting the conditions of approval set forth in the Project Approvals, and shall be improved and upgraded as needed for the duration of construction to reflect changed conditions as construction progresses.
The interim improvements shall be shown on a plan approved by a civil engineer licensed to practice in the State of California and shall be reviewed and approved by the City Engineer or his designee prior to implementation.
6.4 Oversized Utility Improvements. None required.
6.5 Phasing of Required Improvements. The Master Development Plan and the MMRP identify improvements (both public and private) that are required to serve the Project and mitigate environmental impacts from the Project. As the Project will be constructed over several years and in phases, the City has agreed (though the Conditions of Approval that implement the environmental mitigation requirements and other terms of the Master Development Plan) to the phased construction of identified improvements to correspond with identified phases of construction of the Project (the “Phased Improvements”). The Phased Improvements specifically include, but are not limited to the timing of implementation of fire sprinklers in existing hospital buildings (i.e., as renovations to existing buildings occur) and the implementation of drainage improvements to achieve a 200-year Urban Level of Flood Protection in the existing below grade structure (i.e., as and when funding becomes available to finance this improvement).
6.6 Intentionally omitted.
6.7 Acquisition of Land Owned by Third Parties. In any instance where SJMC is required or elects to construct any public improvement on land not owned by SJMC, at its sole cost and expense, subject to the potential reimbursement as provided in standard City policies, or oversizing reimbursement pursuant to an Area of Benefit or Municipal Utilities Department reimbursement as provided in Sections 5.8 and 5.9 above, shall acquire or fund the acquisition of, the real property interests necessary for the construction of such public improvements. If requested by SJMC, where the affected property owner has rejected an offer by SJMC based upon market value as determined by an appraisal prepared by a City approved appraiser in cooperation with the City, and upon SJMC ’s provision of adequate funding, the City shall promptly and timely negotiate and seek the purchase of the necessary real property interests to allow SJMC to construct the public improvements as required by the Project Approvals. Under these circumstances, in accordance with the procedures established by law, including Government Code section 66462.5(a), requiring approval of a final map where neither the subdivider nor public agency has EXHIBIT 1 - Development Agreement
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an interest in land sufficient to allow off-site improvements to be constructed or installed where the City fails to acquire the necessary property interests by negotiation, the City shall consider use of its power of eminent domain to acquire such real property interests. SJMC shall pay all costs associated with such acquisition or condemnation proceedings. The City shall provide reasonable documentation to SJMC evidencing such costs at the time of invoicing SJMC. Nothing herein is intended to or shall prejudge or commit the City regarding any findings and determinations required to be made in connection with adoption of a resolution of necessity.
6.8 Intentionally omitted.
6.9 Public Improvement Agreements. SJMC’s obligation to construct the Public Benefit Facilities and other on- and off-site public improvements shall be set forth in one or more public improvement agreements to be entered into by the Parties on or before approval of a final subdivision map for the applicable portion of the Project, or if no map is required, permit conditions of approval for the applicable portion of the Project. The public improvement agreements shall be in a form provided by the City Engineer and approved by the City Attorney.
Upon acceptance of the public improvements, or components thereof, the City shall release to SJMC any bonds or other security posted in connection with performance thereof, other than warranty period security, as more fully provided in the applicable improvement agreements between the City and SJMC.
6.10 Services and Maintenance. Except for the improvements identified in Section
6.10.1, all public improvements dedicated to the City shall be serviced and maintained by the City.
6.10.1 Maintenance of Sewer Improvements. The relocated and new sewer improvements are depicted on Exhibit G, attached hereto and incorporated herein, and will be located partially within Cemetery Lane (a public street) and partially on land owned by SJMC.
The Parties have agreed that the portion of the sewer improvements extending from the SJMC property line to Cemetery Lane, beginning at “# 1 New Manhole”, through Cemetery Lane to “#2 New Manhole,” and continuing to “#3 New Private Lift Station,” which lift station is located on SJMC property, shall be maintained by SJMC. This area is generally depicted on Exhibit G as “Area A.” Extending from #3 New Private Lift Station to “#4 New Manhole,” which is located on E. Cleveland Street, as depicted on Exhibit G, shall be maintained by SJMC. This area is generally depicted on Exhibit G as “Area B.”
ARTICLE 7.
DEVELOPMENT STANDARDS AND REQUIREMENTS
7.1 Compliance with Applicable Law. SJMC, at its sole cost and expense, shall comply with requirements of, and obtain all permits and approvals required by Applicable Law, including requirements of regional, State and Federal agencies having jurisdiction over the Project.
7.2 Prevailing Wage Requirements.
7.2.1 Public Works Subject to Prevailing Wage. SJMC acknowledges and agrees that certain public improvements paid for directly or indirectly with the proceeds of CFD Bonds or other public funds will, under applicable California law, constitute construction, alteration, EXHIBIT 1 - Development Agreement
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demolition, installation, or repair work done under contract and paid for in whole or in part out of public funds as provided under California Labor Code section 1720. To the extent required under California law, SJMC shall comply with, and cause its contractors and subcontractors to comply with, all State Labor Code requirements and implementing regulations of the Department of Industrial Relations pertaining to “public works,” including the payment of prevailing wages in connection with development of the Project (collectively, “Prevailing Wage Laws”) with respect to those public works, only. SJMC shall require the contractor for the Project or any portion thereof involving only such publicly financed improvements, to submit, upon request by the City, certified copies of payroll records to the City, and to maintain and make records available to the City and its designees for inspection and copying to ensure compliance with Prevailing Wage Laws. SJMC shall also include in each of its contractor agreements, a provision in form acceptable to the City, obligating the contractor to require its contractors and/or subcontractors to comply with Prevailing Wage Laws (but only where applicable under this Section), and to submit, upon request by the City, certified copies of payroll records to the City and to maintain and make such payroll records available to the City and its designees for inspection and copying during regular business hours at the Property or at another location within the City.
7.2.2 SJMC Indemnity. SJMC shall defend (with counsel reasonably acceptable to the City), indemnify, assume all responsibility for, and hold harmless the City and its officers, officials, employees, volunteers, agents and representatives from and against any and all present and future liabilities, obligations, orders, claims, damages, fines, penalties and expenses (including attorneys’ fees and costs) arising out of or in any way connected with SJMC’s or its contractors’ obligations to comply with all Prevailing Wage Laws, including any and all Claims that may be made by contractors, subcontractors or other third party claimants pursuant to Labor Code sections 1726 and 1781.
7.3 Community Benefit. SJMC shall satisfy the requirement for a “community amenity” set forth in Municipal Code section 16.140.070(D) by continuing the long-standing history of financial and in-kind contributions to programs and services that support and promote community health, with special focus on the underserved and vulnerable population of the City and surrounding communities. Such support is expected to take the form of (1) provision of medical and mental health services to those who are uninsured, underinsured, ineligible for a government program, or otherwise unable to pay; (2) funding for community health programs that improve health outcomes for the underserved and vulnerable; (3) funding and in-kind support for initiatives to support the homeless; (4) funding and in-kind support for regional health-equity initiatives; (5) partnership with other community nonprofit organizations to provide grants that achieve objectives outlined by the San Joaquin County Community Health Needs Assessment; or (6) other programs that support positive health outcomes (including both physical and mental health) in the City and surrounding region. At the request of City, SJMC shall provide a report, no more frequently than annually, to identify the financial and in-kind contributions made pursuant to this Section.
ARTICLE 8.
COOPERATION AND IMPLEMENTATION
8.1 Annexation into Districts. Intentionally omitted.
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8.2 Subsequent Approvals. Certain subsequent land use approvals, entitlements, and permits other than the Project Approvals (collectively, “Subsequent Approvals”), will be necessary or desirable for implementation of the Project. The Subsequent Approvals may include the following ministerial and discretionary applications and permits: amendments of the Project Approvals, grading permits, building permits, sewer and water connection permits, certificates of occupancy, parcel mergers lot line adjustments, site plans, development plans, land use plans, building plans and specifications, parcel maps and/or subdivision maps, commission use permits, design review, demolition permits (if not part of the Project Approvals or for Future Expansion), improvement agreements, encroachment permits, and any amendments to, or repealing of, any of the foregoing. In connection with any Subsequent Approvals, the City shall exercise its discretion in accordance with Applicable Law, the Project Approvals and, as provided by this Agreement, including the reservations of authority set forth herein.
8.2.1 Subsequent Ministerial Approvals. “Subsequent Ministerial Approvals” are permits or approvals that are required by the Master Development Plan or, if not addressed in the Master Development Plan, by Applicable Law, and that are to be issued upon compliance with uniform, objective standards, and regulations, including but not limited to the Development Standards and Design Guidelines in the Master Development Plan. Any future change to the Master Development Plan itself may be considered Subsequent Ministerial Approvals if within the definitions established in the Master Development Plan and, if so, shall be governed by the administrative procedures set forth in Chapter 8 of the Master Development Plan. In the event of any conflict with procedures in Chapter 16.104 (Changes to an Approved Project) of the City’s Development Code, Chapter 8 of the Master Development Plan shall control. Subsequent Ministerial Approvals shall also include all approvals identified in the Master Development Plan as Ministerial Approvals, including but not limited to any review of phases identified in the Master Development Plan (including Future Expansion) for conformance with the Site Master Plan or the application of the Development Standards and Design Guidelines to each planned phase of the Medical Center. Subsequent Ministerial Approvals shall also include design review for each building within the Master Development Plan, lot line adjustments, parcel mergers, applications for road construction permits or authorizations; grading and excavation permits; building permits, including electrical, plumbing, mechanical, Title 24 Electrical, and Title 24 Handicap permits or approvals; certificates of occupancy; encroachment permits; water connection permits; and any other similar permits required for the development and operation of the Project.
8.2.2 Subsequent Discretionary Approvals. “Subsequent Discretionary Approvals” are all other Subsequent Approvals, including amendments of the Project Approvals, site development plan or development area plan approvals that are not within the definition of Ministerial Approvals in the Master Development Plan, improvement agreements, use permits (if required under the Master Development Plan), subdivision maps, re-zonings, or permits that are not defined in Section 8.2.1 as Subsequent Ministerial Approvals. Any re-subdivisions, any amendments to, or repealing of, any of the approvals identified as Subsequent Discretionary Approvals are also Subsequent Discretionary Approvals unless otherwise provided for in the Subsequent Approval.
8.3 Processing Applications for Subsequent Approvals.
8.3.1 SJMC Covenant to Timely Submit Complete Applications. SJMC EXHIBIT 1 - Development Agreement
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acknowledges that the City cannot begin processing applications for Subsequent Approvals until SJMC submits complete applications on a timely basis. SJMC shall use its best efforts to (i) provide to the City in a timely manner any and all documents, applications, plans, and other information necessary for the City to carry out its obligations hereunder; and (ii) cause SJMC’s planners, engineers, and all other consultants to provide to the City in a timely manner all such documents, applications, plans and other materials required under Applicable Law. It is the express intent of SJMC and the City to cooperate and diligently work to obtain any and all Subsequent Approvals. The City acknowledges that SJMC is a non-profit medical services provider and that timing of commencement of the Project and submittal of information necessary for the City to process any Subsequent Approvals will depend upon funding availability for the Planned Expansion.
8.3.2 City Covenant to Timely Process Complete Applications. Upon submission by SJMC of all appropriate applications and processing fees for any Subsequent Approval, the City shall, to the full extent allowed by law, promptly and diligently, subject to City ordinances, policies and procedures regarding hiring and contracting, commence and complete all steps necessary to act on SJMC’s then pending Subsequent Approval applications including: (i) providing at SJMC’s expense and subject to SJMC’s request and prior approval, reasonable overtime staff assistance, additional staff and/or staff consultants for concurrent, expedited planning and processing of each pending Subsequent Approval application; (ii) if legally required, providing notice and holding public hearings; and (iii) acting on any such pending Subsequent Approval application.
8.3.3 Processing Consistent with Vested Rights. With the Project Approvals, the City has made a final policy decision that the Project is in the best interests of the public health, safety and general welfare. Applications for Subsequent Ministerial Approvals that are consistent with this Agreement and the Project Approvals shall be processed and considered in a manner consistent with the vested rights granted by this Agreement and shall be deemed to be tools to implement those final policy decisions and shall be approved by the City so long as they are consistent with this Agreement and the Project Approvals. While the City expressly reserves its discretion with respect to all Subsequent Discretionary Approvals, the City agrees that it shall not use its authority in considering any application for a Subsequent Discretionary Approval to change the policy decisions reflected by the Project Approvals, including by reducing the density or number of buildings or changing the permitted uses of the Property or the permitted rate of development, or otherwise to prevent development of the Project as set forth in the Project Approvals.
8.3.4 City Discretion. Nothing herein shall limit the ability of the City to require the necessary reports, analyses, or studies to assist in determining that the requested Subsequent Ministerial Approval is consistent with this Agreement and the Project Approvals. If the City determines that an application for a Subsequent Ministerial Approval is not consistent with this Agreement or the Project Approvals and should be processed as an application for a Subsequent Discretionary Approval rather than a Subsequent Ministerial Approval, the City shall specify in writing the reasons for such determination and may propose a modification which would be processed as a Subsequent Ministerial Approval. SJMC shall then either modify the application to conform to this Agreement and the Project Approvals, as the case may be, or the City shall process the application as an application for a Subsequent Discretionary Approval.
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8.3.5 City Review of Future Expansion of Medical Center. The Master Development Plan identifies a phase identified as “Phase 5” on the Site Master Plan as well as general references to other potential Future Expansion (with both referenced collectively in this Agreement as the “Future Expansion”). The Future Expansion in the Master Development Plan includes concepts, only, for possible future construction of additional medical or acute care hospital buildings, along with a recognition that additional parking (whether on-site or off-site) to serve the additional buildings and continued operation of the Medical Center will likely be required. The Project Approvals include this Future Expansion as part of the Site Master Plan. The Parties acknowledge and agree that the Project Approvals include Future Expansion, subject to the administrative requirements in Chapter 8 of the Master Development Plan. In the event SJMC seeks to implement Future Expansion (as defined in this Agreement), the City will process that application as consistent with the Project Approvals, subject to the completion of any additional environmental review as may be necessary. The Parties also acknowledge and agree that if additional properties are acquired or come under the control of SJMC that are proposed for all or any part of the Future Expansion that that the procedures for Subsequent Approvals in this Section
8.3 shall apply.
8.3.6 Use Permits and Changes to the Approved Master Development Plan.
Certain Use Permits identified on Exhibit C pertain to existing buildings and will remain in place and in use at the Medical Center (the “Continuing Use Permits”). The Continuing Use Permits are incorporated into and now considered a part of the Master Development Plan. Any future change to the Master Development Plan, including the Continuing Use Permits, shall be governed by the administrative procedures set forth in Chapter 8 of the Master Development Plan. In the event of any conflict with procedures in Chapter 16.104 (Changes to an Approved Project) of the Development Code, Chapter 8 of the Master Development Plan shall control.
8.4 Mitigation Measures. SJMC shall comply with the mitigation measures in the MMRP, which reflect the mutually agreed-upon timing of specified improvements and SJMC’s pro rata share of funding, where applicable. SJMC shall compensate the City for its use of any outside expertise required to review and make a determination on any submitted phase-specific greenhouse gas emissions reports, feasibility reports, and compliance reports.
8.5 Other Agency Subsequent Approvals; Authority of City. Other public agencies not within the control of the City may possess authority to regulate aspects of the development of the Property separately from or jointly with the City, and this Agreement does not limit the authority of such other public agencies. Nevertheless, the City shall be bound by, and shall abide by, its covenants and obligations under this Agreement in all respects when dealing with any such agency regarding the Property. The City shall cooperate with SJMC, to the extent appropriate and as permitted by law, in SJMC’s efforts to obtain, as may be required, Other Agency Subsequent Approvals.
8.5.1 City Cooperation in Connection with State HCAI Approval of Design, Construction and Sequencing of Certain Buildings at the Medical Center. The City acknowledges that SJMC will be required to obtain approval from State HCAI of the design, construction and sequencing of certain buildings and utility and infrastructure improvements at the Medical Center.
Review by State HCAI will also include standards related to fire safety, which will control over EXHIBIT 1 - Development Agreement
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any standards or regulations of the City. The buildings subject to State HCAI approval are identified in the Master Development Plan. This approval may result in required changes to, among other things, building structure, fenestration, awnings, setbacks, and other physical features of the hospital building and/or layout of the Project on the Property, including utility and infrastructure improvements. The City shall evaluate and process any such changes pursuant to the administrative procedures in Chapter 8 of the Master Development Plan, including the processing of such changes as a Subsequent Ministerial Approval if such changes qualify for ministerial approval under the Master Development Plan. Buildings on the Site Master Plan that require State HCAI approval shall be exempt from City design review.
8.6 Subsequent CEQA Review. The City has certified the FEIR, which evaluates the environmental effects of full development, operation and use of the Project, including to the extent the design and impacts are known the Future Expansion, and has imposed all feasible mitigation measures to reduce the significant environmental effects of the Project. The Parties understand that the FEIR is intended to be used not only in connection with the Project Approvals, but also, to the extent legally permitted, in connection with necessary Subsequent Approvals and development of any Future Expansion. However, the Parties acknowledge that certain Subsequent Approvals and development of Future Expansion may legally require additional analysis under CEQA. For example, a change in the Project could require additional analysis under CEQA if the triggering conditions identified in CEQA Guidelines section 15162 are met. In the event supplemental or additional CEQA review is required for a Subsequent Approval, the City shall limit such supplemental or additional CEQA review to the scope of analysis mandated by CEQA in light of the scope of City’s discretion to be exercised in connection with the Subsequent Approval. SJMC acknowledges that, if the City determines based upon supplemental or additional CEQA review that the Project will result in new significant effects or substantially increase the severity of effects that were identified in the EIR, the City may require additional feasible mitigation measures necessary to mitigate such impacts. In the event further mitigation measures are identified by such additional environmental review, the City may require, and SJMC shall comply at its expense (subject to any fair share contribution by other responsible parties or agencies) with, all feasible mitigation measures necessary to substantially lessen new or substantially more severe significant environmental impacts of the Project, which were not foreseen at the time of execution of this Agreement.
ARTICLE 9.
THIRD PARTY LEGAL CHALLENGE, INDEMNITY AND INSURANCE
9.1 Cooperation in the Event of Legal Challenge.
9.1.1 Cooperation by Parties. The City and SJMC shall cooperate in the defense of any court action or proceeding instituted by a third party or other governmental entity or official challenging the validity of any provision of this Agreement or the Project Approvals (“Litigation Challenge”), and the Parties shall keep each other informed of all developments relating to such defense, subject only to confidentiality requirements that may prevent the communication of such information.
9.1.2 Potential Joint Defense. If SJMC desires to contest or defend a Litigation Challenge and the Parties determine to undertake a joint defense or contest of such Litigation EXHIBIT 1 - Development Agreement
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Challenge: (i) the Parties will cooperate in the joint defense or contest of such challenge; ii) SJMC shall select the attorney(s) to undertake such defense, subject to the City’s approval, which shall not be unreasonably withheld; iii) SJMC will take the lead role in defending such Litigation Challenge; iv) upon SJMC’s request, the City shall enter into a joint defense agreement in a form reasonably acceptable to the City Attorney to facilitate the sharing of materials and strategies related to the defense of such Litigation Challenge without waiver of attorney client privilege; v) SJMC shall reimburse the City, within forty-five (45) days following the City’s written demand therefor, which may be made from time to time during the course of such litigation, all reasonable costs incurred by the City in connection with the Litigation Challenge.
9.1.3 Potential Separate Defense. If SJMC desires to contest or defend any Litigation Challenge and if at any time one or both of the Parties determine that they require separate representation: i) SJMC shall take the lead role in defending such Litigation Challenge; ii) SJMC shall be separately represented by legal counsel of its choice; iii) in any action or proceeding, the City shall be separately represented by the legal counsel of its choice, selected after consultation with SJMC (including consultation as to the scope and budget for such separate representation), with reasonable costs of such representation to be paid by SJMC; iv) SJMC shall reimburse the City, within forty-five (45) days following the City’s written demand therefor, which may be made from time to time during the course of such litigation, all reasonable costs incurred by the City in connection with the Litigation Challenge; v) prior to exceeding any previously established budget for the separate City legal representation, the City shall confer with and obtain SJMC’s input on any proposed budget augmentation or scope revision; and vi) upon SJMC’s request, the City shall enter into a joint defense agreement in a form reasonably acceptable to the City Attorney to facilitate the sharing of materials and strategies related to the defense of such Litigation Challenge without waiver of attorney client privilege.
9.1.4 Cost Awards and Proposed Settlements. SJMC shall indemnify, defend, and hold harmless City Parties from and against any damages, attorneys’ fees or cost awards, assessed or awarded against the City by way of judgment, settlement, or stipulation entered in connection with a Litigation Challenge. Any proposed settlement of a Litigation Challenge by a Party shall be subject to the approval of the other Party, such approval not to be unreasonably withheld, conditioned or delayed. If the terms of the proposed settlement would constitute an amendment or modification of this Agreement or any Project Approvals, the settlement shall not become effective unless such amendment or modification is approved by the City in accordance with Applicable Law, and the City reserves its full legislative discretion with respect thereto.
9.2 Indemnity. SJMC shall indemnify, at the City’s request defend, and hold the City Parties harmless from and against any and all Claims arising directly as a result of SJMC’s acts, omissions, negligence or willful misconduct in connection with SJMC’s performance under this Agreement or arising directly as a result of SJMC’s (or SJMC’s contractors, subcontractors, agents, or employees) work performed in connection with the development of the Property or the Project, including without limitation, Claims involving bodily injury, death or property damage.
SJMC’s indemnification obligations set forth in this Section shall not apply to the extent any such Claims are the result of the sole negligence or willful misconduct of any City Party.
9.3 Insurance. Prior to commencement of construction of a portion of the Project that encroaches on the public right of way, SJMC shall procure and maintain, or cause its contractor(s) EXHIBIT 1 - Development Agreement
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to procure and maintain, until the earlier of (a) the expiration of the Term; or (b) the completion of the improvement under construction, a commercial general liability policy in an amount required by the City under standard City policies for private construction of improvements in public rights of way. Alternatively, City agrees to consider self-insurance provided by SJMC or a general contractor in an equivalent amount on terms approved by the City’s Risk Management division. If SJMC desires to satisfy the foregoing insurance requirements through its contractor, then SJMC shall require in its construction contract with the general contractor that said general contractor comply with all of the requirements of this Section 9.3. SJMC or its contractor shall furnish at the City’s request appropriate certificate(s) of insurance evidencing the insurance coverage required hereunder, and City Parties shall be named as additional insured parties in such policies. The certificate of insurance shall contain a statement of obligation on the part of the carrier to notify the City of any material change, cancellation or termination of the coverage at least thirty (30) days in advance of the effective date of any such material change, cancellation or termination (ten (10) days advance notice in the case of cancellation for nonpayment of premiums) where the insurance carrier provides such notice to the SJMC. Coverage provided hereunder by SJMC or its contractor shall be primary insurance and shall not be contributing with any insurance, self-insurance or joint self-insurance maintained by the City, and the policy shall contain such an endorsement. The insurance policy or the endorsement shall contain a waiver of subrogation for the benefit of the City.
ARTICLE 10.
ANNUAL REVIEW
10.1 Periodic Review. As required by California Government Code Section 65865.1 and pursuant to Section 16.128.110 of the Development Agreement Ordinance, the City of Stockton Planning Commission shall review this Agreement and all actions taken pursuant to the terms of this Agreement with respect to the development of the Project every twelve (12) months at a duly noticed public hearing to determine good faith compliance with this Agreement (“Annual Review”). Specifically, the Annual Review shall be conducted for the purposes of determining good faith compliance with the terms and/or conditions of this Agreement, including compliance with mitigation measures in the MMRP. Each Annual Review shall also document the status of Project development. In the event the Planning Commission recommends modification or termination of this Agreement in connection with such Annual Review, the action to effectuate such modification or termination must be taken by City Council.
10.2 Failure to Conduct Annual Review. Failure of the City to conduct an annual review shall not constitute a waiver by the City of its rights to otherwise enforce the provisions of this Agreement nor shall SJMC have or assert any defense to such enforcement by reason of any such failure to conduct an annual review.
ARTICLE 11.
MORTGAGEE PROTECTION
11.1 Mortgagee Protection. Neither entering into this Agreement nor a breach hereof shall defeat, render invalid, diminish, or impair the lien of any Mortgage made in good faith and for value. Nothing in this Agreement shall prevent or limit SJMC, at its sole discretion, from granting one or more Mortgages encumbering all or a portion of SJMC’s interest in the Property EXHIBIT 1 - Development Agreement
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or portion thereof or improvement thereon as security for one or more loans or other financing, but all of the terms and conditions contained in this Agreement shall be binding upon and effective against and shall run to the benefit of Mortgagee who acquires title or possession to the Property, or any portion thereof, by foreclosure, trustee’s sale, deed in lieu of foreclosure or otherwise. SJMC shall provide the City with a copy of the deed of trust or mortgage within ten (10) days after its recording in the official records of San Joaquin County; provided, however, that SJMC’s failure to provide such document shall not (i) affect any Mortgage, including without limitation, the validity, priority, or enforceability of such Mortgage, or (ii) affect the validity of this Agreement or constitute an event of Default, provided the relevant documentation is provided to the City within the time periods for the Cure stated in Section 14.1.
11.2 Mortgagee Not Obligated. No Mortgagee (including one who acquires title or possession to the Property, or any portion thereof, by foreclosure, trustee’s sale, deed in lieu of foreclosure or otherwise) shall have any obligation to construct or complete construction of improvements, or to guarantee such construction or completion; provided, however, that a Mortgagee shall not be entitled to devote the Property to any use except in full compliance with this Agreement and the other Project Approvals nor to construct any improvements thereon or institute any uses other than those uses or improvements provided for or authorized by this Agreement, or otherwise under the Project Approvals. Except as otherwise provided in this Section
11.2, all of the terms and conditions contained in this Agreement and the other Project Approvals shall be binding upon and effective against and shall run to the benefit of any person or entity, including any Mortgagee, who acquires title or possession to the Property, or any portion thereof.
11.3 Notice of Default to Mortgagee. If the City receives a notice from a Mortgagee requesting a copy of any Notice of Default given SJMC hereunder and specifying the address for service thereof, then the City agrees to use its diligent, good faith efforts to deliver to such Mortgagee, concurrently with service thereon to SJMC, any Notice of Default given to SJMC.
Each Mortgagee shall have the right during the same period available to SJMC to cure or remedy, or to commence to cure or remedy, the event of Default claimed, or the areas of noncompliance set forth in the City’s Notice of Default. If a Mortgagee is required to obtain possession in order to cure any Default, the time to cure shall be tolled so long as the Mortgagee is attempting to obtain possession, including by appointment of a receiver or foreclosure, but in no event may this period exceed 120 days from the date the City delivers the Notice of Default to SJMC.
11.4 No Supersedure. Nothing in this Article 11 shall be deemed to supersede or release a Mortgagee or modify a Mortgagee’s obligations under any subdivision or public improvement agreement or other obligation incurred with respect to the Project outside this Agreement, nor shall any provision of this Article 11 constitute an obligation of the City to such Mortgagee, except as to the notice requirements of Section 11.3.
ARTICLE 12.
AMENDMENT OF AGREEMENT
12.1 Amendment by Written Consent. Except as otherwise expressly provided herein (including Article 10 relating to the City’s annual review and Article 14 relating to termination in the event of a breach), this Agreement may be terminated, modified, or amended only by mutual written consent of the Parties hereto or their successors in interest or assignees and in accordance EXHIBIT 1 - Development Agreement
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with the provisions of Government Code sections 65967, 65867.5 and 65868, and City Municipal Code Section 16.128.
12.2 Major Modifications to Agreement. Except where flexibility is allowed under the Master Development Plan for any of the following modifications, any amendment to this Agreement which affects or relates to (a) the Term; (b) permitted uses of the Property; (c) provisions for the reservation or dedication of land; (d) conditions, terms restrictions or requirements for subsequent discretionary actions; (e) the type, location, density and intensity of the use of the Property or the maximum height or size of proposed buildings; or (f) monetary contributions or providing of other community benefits by SJMC, shall be deemed a “Major Modification” and shall require giving of notice and a public hearing before the Planning Commission and City Council. Any amendment which is not a Major Modification shall be deemed a “Minor Modification” and shall not, except to the extent otherwise required by Applicable Law, require notice of public hearing before the Parties may execute an amendment hereto. The City Manager or his or her designee shall have the authority to determine if an amendment is a Major Modification or a Minor Modification.
12.3 Minor Modification. The City Manager or his or her designee shall have the authority to review and approve amendments to this Agreement provided that such amendments are not Major Modification. No public notice shall be required for a Minor Modification.
12.4 Requirement for Writing. No modification, amendment or other change to this Agreement or any provision hereof shall be effective for any purpose unless specifically set forth in a writing which refers expressly to this Agreement and is signed by duly authorized representatives of both the City and SJMC.
ARTICLE 13.
ASSIGNMENT
13.1 General. Because of the necessity to coordinate development of the entirety of the Property pursuant to plans for the Project, particularly with respect to the provision of on- and offsite public improvements and public services and benefits, certain restrictions on the right of SJMC to assign or transfer its interest under this Agreement with respect to the Property, or any portion thereof, are necessary in order to assure the achievement of the goals, objectives and public benefits of the Project and this Agreement. SJMC agrees to and accepts the restrictions set forth in this Article 13 as reasonable and as a material inducement to the City to enter into this Agreement.
13.2 Notice of Assignment. SJMC shall provide the City with written notice of any proposed transfer or assignment of SJMC’s rights or obligations hereunder (each, an “Assignment”) at least thirty (30) days prior to such Assignment and request the City’s consent to such Assignment, as provided herein. Each such notice of proposed Assignment shall be accompanied by evidence of the corporate, limited liability company or other legal entity’s existence and good standing and a proposed form of Assignee’s assumption of SJMC’s obligations hereunder substantially in the form of Exhibit H, which would be recorded in the Official Records of San Joaquin County concurrent with the transfer. SJMC shall pay the actual costs borne by the City in connection with its review of the proposed Assignment, including the costs incurred by the City Attorney’s Office.
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13.3 Assignment Processing. Notwithstanding any other limitations in this Article 13, SJMC may, upon provision of Notice, execution of an agreement documenting such Assignment in accordance with Section 13.2, and provision of evidence of entity formation and good standing, at any time, assign its rights and obligations under this Agreement with respect to all or any portion of the Property without the consent of the City to any person, partnership, joint venture, firm, company, corporation or other entity (any of the foregoing, an “Assignee”) acquiring all or a portion of the Property.
13.4 Release of Transferring Developer. Upon a transfer of all or a portion of the Property, SJMC shall be released from any further liability or obligations hereunder with respect to the portion so transferred and the Assignee shall be deemed to be the “Successor Owner” under this Agreement with respect to such transferred Property as specified in the assignment and assumption agreement provided: (i) neither SJMC nor Assignee is in default under this Agreement at the time of such transfer; (ii) SJMC and Assignee have executed and acknowledged and delivered to the City for recordation in the Official Records of the County an assignment and assumption agreement substantially in the form of Exhibit I attached hereto; and (iii) the Assignee has expressly assumed for the benefit of the City the obligations of SJMC as to the portion of the Property so transferred. No release of SJMC shall be effective unless and until each of the above conditions has been met. Notwithstanding anything to the contrary contained in this Agreement, if an Assignee Defaults under this Agreement, such Default shall not constitute a Default by SJMC (or any other Assignee) with respect to any other portion of the Property hereunder and shall not entitle the City to terminate or modify this Agreement with respect to such other portion of the Property.
13.5 Intentionally omitted.
13.6 Partial Assignment. Subject to the limitations set forth in this Article 13, in the event of a transfer of a portion of the Property, SJMC shall have the right to assign its rights, duties and obligations under this Agreement that are applicable to the transferred portion, and retain all rights, duties and obligations applicable to the retained portions of the Property. Upon SJMC’s request, the City, at SJMC’s expense, shall cooperate with SJMC and any proposed Assignee to allocate rights, duties and obligations under this Agreement and the Project Approvals between the assigned portion of the Property and the retained Property. Assignee shall succeed to the rights, duties, and obligations of SJMC only with respect to the parcel or parcels, or portion of the Property so purchased, transferred, ground leased or assigned, and SJMC shall continue to be obligated under this Agreement with respect to any remaining portions of the Property retained by SJMC and not assigned.
13.7 Successive Assignment. In the event there is more than one Assignment under the provisions of this Article 13, the provisions of this Article 13 shall apply to each successive Assignment and Assignee.
13.8 Other Permitted Transfers. The provisions in this Article 13 shall not be deemed to prohibit or otherwise restrict SJMC from (i) granting easements or licenses or modifying existing easements to facilitate development of the Property consistent with the Project Approvals; encumbering the Property or any portion hereof or of the improvements thereon by a Mortgage EXHIBIT 1 - Development Agreement
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securing financing with respect to the Property or Project; (iii) transferring all or a portion of the Property pursuant to a foreclosure, conveyance in lieu of foreclosure, or other remedial action in connection with a Mortgage, or to any transferee from a Mortgagee or owner of the Property upon foreclosure or after a conveyance in lieu of foreclosure; or (iv) transfer within related entities.
ARTICLE 14.
DEFAULT; REMEDIES; TERMINATION
14.1 Breach and Default. Subject to Permitted Delays or by mutual consent in writing, and except as otherwise provided by this Agreement, breach of, failure, or delay by either Party to perform any term or condition of this Agreement shall constitute a “Default.” In the event of any alleged Default of any term, condition, or obligation of this Agreement, the Party alleging such Default shall give the defaulting Party notice in writing specifying the nature of the alleged Default and the manner in which the Default may be satisfactorily cured (“Notice of Breach”). The defaulting Party shall cure the Default within thirty (30) days following receipt of the Notice of Breach, provided, however, if the nature of the alleged Default is non-monetary and such that it cannot reasonably be cured within such thirty (30) day period, then the commencement of the cure within such time period, and the diligent prosecution to completion of the cure thereafter at the earliest practicable date, shall be deemed to be a cure, provided that if the cure is not diligently prosecuted to completion, then no additional cure period shall be provided. If the alleged failure is cured within the time provided above, then no Default shall exist, and the noticing Party shall take no further action to exercise any remedies available hereunder. If the alleged failure is not cured, then a Default shall exist under this Agreement and the non-defaulting Party may exercise any of the remedies available under this Agreement. As provided in Section 13.6 above, following transfer of a portion of the Property and partial assignment of this Agreement to an Assignee, a Default by such Assignee under this Agreement shall not constitute a Default by SJMC (or any other Assignee) with respect to any other portion of the Property hereunder and shall not entitle the City to terminate or modify this Agreement with respect to such other portion of the Property. the City expressly acknowledges that SJMC may raise in defense to an alleged Default the requirements, standards or obligations that may be imposed by State HCAI and, if found applicable, the requirements, standards or obligations of State HCAI will control.
14.2 Withholding of Permits. In the event of a Default by SJMC (where the determination of such Default has been made by the City Council based on substantial evidence presented at a noticed public hearing), the City shall have the right to refuse to issue any permit or other Subsequent Approvals to which SJMC would otherwise have been entitled pursuant to this Agreement until such Default is cured. This provision is in addition to and shall not limit any actions that the City may take to enforce the conditions of the Project Approvals.
14.3 Termination. In the event of a Default by a Party, the non-defaulting Party shall have the right to terminate this Agreement upon giving notice of intent to terminate pursuant to Government Code section 65868 and regulations of the City implementing such section. Following notice of intent to terminate, the matter shall be scheduled for consideration and review in the manner set forth in Government Code section 65867 and the City regulations implementing said section. Following consideration of the evidence presented in said review before the City Council, a Party alleging Default by the other Party may give written notice of termination of this Agreement to the other Party. Termination of this Agreement shall be subject to the provisions of EXHIBIT 1 - Development Agreement
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Section 14.9. Where SJMC is the defaulting Party and SJMC has previously conveyed portions of the Property and partially assigned this Agreement to one or more third party transferees, the City’s right to terminate this Agreement shall be limited to those portion(s) of the Property then owned by SJMC.
14.4 Specific Performance for Violation of a Condition. If the City issues a Project Approval pursuant to this Agreement in reliance upon a specified condition being satisfied by SJMC in the future, and if SJMC then fails to satisfy such condition, the City, in addition to its other rights and remedies available under public improvement agreements, performance bonds or other instruments, shall be entitled to specific performance through legal action filed pursuant to Section 14.5.1, and subject to any defenses to such action that may be raised by SJMC, for the purpose of causing SJMC to satisfy such condition. By entering into this Agreement, SJMC is under no legal obligation to develop the Property and SJMC shall not otherwise be obligated to install any improvements or facilities separate or independent from the development of the Property pursuant to the Project Approvals.
14.5 Legal Actions.
14.5.1 Institution of Legal Actions. In addition to any other rights or remedies and subject to the limitation of damages in Section 14.7, a Party may institute legal action to cure, correct or remedy any Default, to enforce any covenants or agreements herein, to enjoin any threatened or attempted violation thereof, or to obtain any other remedies consistent with the purpose of this Agreement. Any such legal action shall be brought in the Superior Court for San Joaquin County, California, except for actions that include claims in which the Federal District Court for the Eastern District of the State of California has original jurisdiction, in which case the Eastern District of the State of California shall be the proper venue.
14.5.2 Acceptance of Service of Process. In the event that any legal action is commenced by SJMC against the City, service of process on the City shall be made by personal service upon the City Clerk of the City or in such other manner as may be provided by law. In the event that any legal action is commenced by the City against SJMC, service of process on SJMC be made by personal service upon CT Corporation System, SJMC’s registered agent for service of process, or in such other manner as may be provided by law.
14.6 Rights and Remedies Are Cumulative. The rights and remedies of the Parties are cumulative, and the exercise by a Party of one or more of such rights or remedies shall not preclude the exercise by it, at the same or different times, of any other rights or remedies for the same Default or any other Default by the other Party, except as otherwise expressly provided herein.
14.7 No Damages. In no event shall a Party, or its boards, commissions, officers, agents, or employees, be liable in damages, including without limitation, actual, consequential, or punitive damages, for any Default under this Agreement. It is expressly understood and agreed that the sole legal remedy available to a Party for a breach or violation of this Agreement by the other Party shall be an action in mandamus, specific performance or other injunctive or declaratory relief to enforce the provisions of this Agreement by the other Party, or to terminate this Agreement. This limitation on damages shall not preclude actions by a Party to enforce payments of monies or the performance of obligations requiring an obligation of money from the other Party under the terms EXHIBIT 1 - Development Agreement
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of this Agreement including, but not limited to, obligations to pay attorneys’ fees and obligations to advance monies or reimburse monies. In connection with the foregoing provisions, each Party acknowledges, warrants and represents that it has been fully informed with respect to, and represented by counsel of such Party’s choice in connection with, the rights and remedies of such Party hereunder and the waivers herein contained, and after such advice and consultation has presently and actually intended, with full knowledge of such Party’s rights and remedies otherwise available at law or in equity, to waive and relinquish such rights and remedies to the extent specified herein, and to rely to the extent herein specified solely on the remedies provided for herein with respect to any breach of this Agreement by the other Party.
14.8 Surviving Provisions. In the event this Agreement is terminated pursuant to the provisions stated herein, neither Party shall have any further rights or obligations hereunder.
ARTICLE 15.
MISCELLANEOUS PROVISIONS
15.1 Incorporation of Recitals, Exhibits and Introductory Paragraph. The Recitals contained in this Agreement, the introductory paragraph preceding the Recitals and the Exhibits attached hereto are hereby incorporated into this Agreement as if fully set forth herein.
15.2 Covenants Binding on Successors and Assigns and Run with Land. Except as otherwise more specifically provided in this Agreement, this Agreement and all of its provisions, rights, powers, standards, terms, covenants and obligations, shall be binding upon the Parties and their respective successors (by merger, consolidation, or otherwise) and assigns, and all other persons or entities acquiring the Property, or any interest therein, and shall inure to the benefit of the Parties and their respective successors and assigns, as provided in Government Code section 65868.5.
15.3 Notice. Any notice, demand or request which may be permitted, required or desired to be given in connection herewith shall be given in writing and directed to the City and SJMC as follows:
If to the City: City Clerk
City of Stockton
425 N. El Dorado St, 1st Floor
Stockton , CA 95202
Telephone: (209) 937-8458
with copies to: City Manager
City of Stockton
425 N. El Dorado St, 2nd Floor
Stockton , CA 95202
Telephone: (209) 937-8212
City Attorney
City of Stockton
425 N. El Dorado St, 1st Floor
Stockton, CA 95702
Telephone: (209) 937-8333
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If to SJMC: CommonSpirit Health
3200 N. Central Avenue
23rd Floor
Phoenix, AZ 65012
Attention: Senior Vice President
National Real Estate Services
Telephone: (602) 307-2435
with a copy to: CommonSpirit Health
3400 Data Drive
Rancho Cordova, CA 95670
Attention: National Real Estate
Services
Telephone: (916) 631-3314
with a copy to: CommonSpirit Health
3200 N. Central Avenue
23rd Floor
Phoenix, AZ 65012
Attention: Legal Team
(602) 406-5117
with a copy to: President and CEO
St. Joseph’s Medical Center
1800 N. California Street
Stockton, CA 95204
Notices are deemed effective if delivered by certified mail, return receipt requested, or commercial courier, with delivery to be effective upon verification of receipt. Any Party may change its respective address for notices by providing written notice of such change to the other Parties.
15.4 Permitted and Litigation Related Delays.
15.4.1 Permitted Delay. Performance by either of the Parties of an obligation hereunder shall be excused during any period of “Permitted Delay.” Permitted Delay shall mean delay beyond the reasonable control of a Party caused by (a) calamities, including without limitation earthquakes, floods, and fire; (b) civil commotion; (c) riots or terrorist acts; (d) strikes or other forms of material labor disputes; (e) shortages of materials or supplies; (f) public health emergency, or (g) vandalism. Except as may be caused by a public health emergency, a Party’s financial inability to perform or obtain financing or adverse economic conditions generally shall not be grounds for claiming a Permitted Delay. The Party claiming a Permitted Delay shall notify the other Party of its intent to claim a Permitted Delay, the specific grounds of the same and the anticipated period of the Permitted Delay within thirty (30) business days after the occurrence of EXHIBIT 1 - Development Agreement
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the conditions which establish the grounds for the claim. If notice by the Party claiming such extension is sent to the other Party more than thirty (30) days after the commencement of the cause, the period shall commence to run only thirty (30) days prior to the giving of such notice. The period of Permitted Delay shall last no longer than the conditions preventing performance. In no event shall any Permitted Delay extend the Term of this Agreement.
15.4.2 Litigation Delay. If, as a result of a Litigation Challenge, this Agreement or any of the Project Approvals are not Final (a “Litigation Delay”), then the Initial Term of this Agreement and the time within which each Party shall be required to perform any act under this Agreement shall be extended until the date on which the Project Approvals and this Agreement all become Final. Any obligations imposed on SJMC shall be tolled until the Project Approvals are Final.
15.4.3 Building Moratorium. If as a result of the adoption or implementation of a building moratorium this Agreement or any of the Project Approvals are not Final (a “Building Moratorium”), then the Initial Term of this Agreement and the time within which each Party shall be required to perform any act under this Agreement shall be extended until the date on which Project Approvals and this Agreement shall become Final. Any obligations imposed on SJMC shall be tolled until the Project Approvals are Final. If a Building Moratorium is imposed during the Term of the Agreement but after this Agreement is Final, SJMC may apply to the City for an additional extension of the Term (as defined in Section 3.2.2) to complete construction that is co-equal to the period of any Building Moratorium. An extension of a Term due to a Building Moratorium shall only extend the time period then applicable under Section 3.2.2 at the time of the Building Moratorium (i.e., there is no addition of automatic extensions, but only the extension of a then applicable original term or extended term).
15.5 Counterparts. This Agreement may be executed in one or more counterparts, each of which shall be deemed an original, but all of which together shall constitute one and the same instrument.
15.6 Waivers. Notwithstanding any other provision in this Agreement, any failures or delays by any Party in asserting any of its rights and remedies under this Agreement shall not operate as a waiver of any such rights or remedies or deprive any such Party of its right to institute and maintain any actions or proceedings which it may deem necessary to protect, assert or enforce any such rights or remedies. A Party may specifically and expressly waive in writing any condition or breach of this Agreement by the other Party, but no such waiver shall constitute a further or continuing waiver of any preceding or succeeding breach of the same or any other provision.
Consent by one Party to any act by the other Party shall not be deemed to imply consent or waiver of the necessity of obtaining such consent for the same or similar acts in the future.
15.7 Construction of Agreement. All Parties have been represented by counsel in the preparation and negotiation of this Agreement and this Agreement shall be construed according to the fair meaning of its language. The rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not be employed in interpreting this Agreement. Unless the context clearly requires otherwise, (a) the plural and singular numbers shall each be deemed to include the other; (b) the masculine, feminine, and neuter genders shall each be deemed to include the others; (c) “shall,” “will,” or “agrees” are mandatory, and “may” is permissive; (d) “or” is not EXHIBIT 1 - Development Agreement
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exclusive; (e) “includes” and “including” are not limiting; and (f) “days” means calendar days unless specifically provided otherwise.
15.8 Headings. Section headings in this Agreement are for convenience only and are not intended to be used in interpreting or construing the terms, covenants, or conditions of this Agreement.
15.9 Severability. If any term or provision of this Agreement, or the application of any term or provision of this Agreement to a specific situation, is found to be invalid, or unenforceable, in whole or in part for any reason, the remaining terms and provisions of this Agreement shall continue in full force and effect unless an essential purpose of this Agreement would be defeated by loss of the invalid or unenforceable provisions, in which case any Party may terminate this Agreement by providing written notice thereof to the other Party.
15.10 Time is of the Essence. Time is of the essence of this Agreement. All references to time in this Agreement shall refer to the time in effect in the State of California.
15.11 Extension of Time Limits. The time limits set forth in this Agreement may be extended by mutual consent in writing of the Parties in accordance with the provisions of this Agreement, including but not limited to the provisions for extension of the Term in Section 3.2.2.
15.12 Signatures. The individuals executing this Agreement represent and warrant that they have the right, power, legal capacity, and authority to enter into and to execute this Agreement on behalf of the respective legal entities of SJMC and the City.
15.13 Entire Agreement. This Agreement (including all exhibits attached hereto, each of which is fully incorporated herein by reference), integrates all of the terms and conditions mentioned herein or incidental hereto, and constitutes the entire understanding of the Parties with respect to the subject matter hereof, and all prior or contemporaneous oral agreements, understandings, representations and statements, and all prior written agreements, understandings, representations, and statements are terminated and superseded by this Agreement.
15.14 Estoppel Certificate. SJMC or its lender may, at any time, and from time to time, deliver written notice to the City requesting the City to certify in writing that: (a) this Agreement is in full force and effect; (b) this Agreement has not been amended or modified or, if so amended or modified, identifying the amendments or modifications; and (c) SJMC is not in Default of the performance of its obligations, or if in Default, to describe therein the nature and extent of any such Defaults. SJMC shall pay, within thirty (30) days following receipt of City’s invoice, the actual costs borne by the City in connection with its review of the proposed estoppel certificate, including the costs expended by the City Attorney’s Office in connection therewith. The Community Development Director shall be authorized to execute any certificate requested by SJMC hereunder. The form of estoppel certificate shall be in a form reasonably acceptable to the City Attorney. The Community Development Director shall execute and return such certificate within thirty (30) days following SJMC’s request therefor. SJMC and the City acknowledge that a certificate hereunder may be relied upon by tenants, assignees, investors, partners, bond counsel, underwriters, bond holders and Mortgagees. The request shall clearly indicate that failure of the City to respond within the thirty-day period will lead to a second and final request. Failure to respond to the second and final request within fifteen (15) days of receipt thereof shall be deemed EXHIBIT 1 - Development Agreement
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approval of the matters set forth in the estoppel certificate.
15.15 Recordation of Termination. Upon completion of performance of the Parties or termination of this Agreement, a written statement acknowledging such completion or termination shall be recorded by the City in the Official Records of San Joaquin County.
15.16 City Approvals and Actions. Whenever a reference is made herein to an action or approval to be undertaken by the City, the City Manager or his or her designee is authorized to act on behalf of the City, unless specifically provided otherwise or the context requires otherwise.
15.17 Negation of Partnership. The Parties specifically acknowledge that the Project is a private development, that no Party to this Agreement is acting as the agent of any other in any respect hereunder, and that each Party is an independent contracting entity with respect to the terms, covenants and conditions contained in this Agreement. None of the terms or provisions of this Agreement shall be deemed to create a partnership between or among the Parties in the businesses of SJMC, the affairs of the City, or otherwise, or cause them to be considered joint venturers or members of any joint enterprise.
15.18 No Third-Party Beneficiaries. This Agreement is made and entered into for the sole protection and benefit of the signatory Parties and their successors and assigns, including Mortgagees. No other person shall have any right of action based upon any provision in this Agreement.
15.19 Standard for Consents and Approvals. In cases where the written consent or approval of a party is required hereunder and a standard of review and/or timeline for the granting or withholding of such consent or approval is not set forth, such consent or approval shall not be unreasonably withheld, conditioned or delayed.
15.20 Governing State Law. This Agreement shall be construed in accordance with the laws of the State of California, without reference to its choice of law provisions.
15.21 Exhibits. The following exhibits are attached to this Agreement and are hereby incorporated herein by this reference for all purposes as if set forth herein in full:
Exhibit A Property Description
Exhibit B Depiction of the Property
Exhibit C Use Permits
Exhibit D Parcel Merger
Exhibit E Parcel Map
Exhibit F Conceptual Plan for Location of Public and Private Utilities Exhibit G Impact Fees Subject to Impact Fee Lock Period Exhibit H Form of Assignment and Assumption Agreement
EXHIBIT 1 - Development Agreement
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IN WITNESS WHEREOF, the City and SJMC have executed this Agreement as of the Effective Date.
CITY:
CITY OF STOCKTON,
a California municipal corporation
By:
[Signature must be notarized]
ATTEST:
By:
ELIZA R. GARZA, CMC
CITY CLERK
APPROVED AS TO FORM:
By:
LORI ASUNCION
CITY ATTORNEY
PORT CITY OPERATING COMPANY
LLC doing business as St. Joseph’s Medical
Center of Stockton:
By:
Name:
Its:
[Signatures must be notarized]
APPROVED AS TO FORM:
By:
MARTHA CLARK LOFGREN
BREWER LOFGREN LLP
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EXHIBIT LIST
A
B
C
D
E
F
G
H
Property Descriptions
Property Depiction
Use Permits
Parcel Merger
Parcel Map
Conceptual Public and Private Utility Plan
Impact Fees Subject to Impact Fee Lock Period
Form of Assignment and Assumption Agreement
EXHIBIT 1 - Development Agreement
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EXHIBIT A
Property Descriptions
REAL PROPERTY IN THE CITY OF STOCKTON, COUNTY OF SAN JOAQUIN, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS:
PROPERTIES 1-19 “EXISTING MEDICAL CENTER”
1. APN 127-190-32:
BEING LOTS 7 THROUGH 10 AND A PORTION OF LOTS 1 THROUGH 6 AND THE WEST ONE-HALF OF LOT 11 OF NORTH PARK ADDITION TO THE CITY OF STOCKTON, BLOCK 1 OF OFFICIAL MAP AS FILED FOR RECORD SEPTEMBER 26, 1892, IN VOLUME 2 OF MAPS AND PLATS, PAGE 21, SAN JOAQUIN COUNTY RECORDS, AND LOTS 4 AND 5 OF SUPPLEMENTAL MAP OF MCCLOUD ADDITION TO THE CITY OF STOCKTON, BLOCK "P", FILED FOR RECORD AUGUST 30, 1892, IN VOLUME 2 OF MAPS AND PLATS, PAGE 15, SAN JOAQUIN COUNTY RECORDS, IN THE CITY OF STOCKTON, SAN JOAQUIN COUNTY, CALIFORNIA AND BEING MORE PARTICULARLY DESCRIBED AS:
LOTS 4 AND 5 IN BLOCK "P", AS SHOWN UPON MAP ENTITLED, SUPPLEMENTAL MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON, FILED FOR RECORD AUGUST 30, 1892, IN VOLUME 2 OF MAPS AND PLATS, PAGE 15, SAN JOAQUIN COUNTY RECORDS.
TOGETHER WITH:
BEGINNING AT THE NORTHEAST CORNER OF LOT 5 IN BLOCK 1 IN NORTH PARK ADDITION, AS SAID LOT
AND BLOCK ARE SO DESIGNATED AND DELINEATED UPON THAT CERTAIN MAP OR PLAT ENTITLED, MAP OF NORTH PARK ADDITION TO THE CITY OF STOCKTON AS FILED FOR RECORD SEPTEMBER 26, 1892 IN VOLUME 2 OF MAPS AND PLATS, PAGE 21, SAN JOAQUIN COUNTY RECORDS; THENCE SOUTH 11° 54' EAST, ALONG THE EAST LINE OF LOTS 5 AND 6 IN SAID BLOCK 1 OF NORTH PARK ADDITION, A DISTANCE OF 90.00 FEET TO A POINT ON THE EXISTING NORTH LINE OF HARDING WAY (FORMERLY KNOWN AS NORTH STREET); THENCE SOUTH 78° 08' 30" WEST, ALONG SAID EXISTING NORTH LINE OF HARDING WAY, A DISTANCE OF 68.01 FEET TO A POINT; THENCE NORTHWESTERLY ON A CURVE TO THE RIGHT, RADIUS 20.00 FEET, THE LONG CHORD OF WHICH BEARS NORTH 56° 52' 45" WEST, 28.27 FEET, AN ARC DISTANCE OF 31.40 FEET TO A POINT; THENCE NORTH 11° 54' WEST, A DISTANCE OF 70.01 FEET TO A POINT ON THE NORTH LINE OF SAID LOT 5; THENCE NORTH 78° 08' 30" EAST ALONG THE SAID NORTH LINE OF LOT 5, A DISTANCE OF 88.00 FEET TO A POINT, SAID POINT AS HERE IN BEFORE REFERRED TO THE POINT OF BEGINNING.
TOGETHER WITH:
LOT 4 IN BLOCK 1 OF NORTH PARK ADDITION TO STOCKTON AS FILED FOR RECORD SEPTEMBER 26, 1892 IN VOLUME 2 OF MAPS AND PLATS, PAGE 21, SAN JOAQUIN COUNTY RECORDS.
EXCEPTING THEREFROM A PORTION OF SAID LOT 4 AS DESCRIBED IN THE DEED TO THE CITY OF STOCKTON RECORDED AUGUST 10, 1973, IN BOOK OF OFFICIAL RECORDS, VOLUME 3792, PAGE 523, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHWEST CORNER OF LOT 4 OF BLOCK 1 NORTH PARK ADDITION TO STOCKTON AS FILED FOR RECORD SEPTEMBER 26, 1892 IN VOLUME 2 OF MAPS AND PLATS, PAGE 21, SAN JOAQUIN COUNTY RECORDS; THENCE NORTH 77° 48' 00" EAST, ALONG THE NORTH LINE OF LOT 4 A DISTANCE OF 11.48 FEET; THENCE SOUTH 12° 17' 15" EAST, A DISTANCE OF 40.00 FEET TO THE POINT OF INTERSECTION WITH THE SOUTH LINE OF SAID LOT 4; THENCE SOUTH 77° 48' 00" WEST, ALONG THE SOUTH LINE OF SAID LOT 4 A DISTANCE A DISTANCE OF 11.64 FEET TO THE SOUTHWEST CORNER OF BEFORE SAID LOT 4, SAID SOUTHWEST CORNER EXHIBIT 1 - Development Agreement
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BEING ON THE EAST LINE OF CALIFORNIA STREET; THENCE NORTH 12° 03' 30" WEST ALONG THE WEST LINE OF LOT 4 A DISTANCE OF 40.00 FEET TO THE HERE IN BEFORE SAID POINT OF BEGINNING.
TOGETHER WITH:
LOTS 1, 2, 3, 7, 8, 9, 10, AND THE WEST ½ OF LOT 11 IN BLOCK 1 OF NORTH PARK ADDITION TO THE CITY OF STOCKTON, ACCORDING TO THE OFFICIAL MAP THEREOF FILED FOR RECORD SEPTEMBER 26, 1892 IN VOLUME 2 OF MAPS AND PLATS, PAGE 21, SAN JOAQUIN COUNTY RECORDS.
EXCEPTING THEREFROM:
BEGINNING AT A POINT ON THE NORTHWEST CORNER OF LOT 1 OF BLOCK 1 OF NORTH PARK ADDITION TO THE CITY OF STOCKTON, AS FILED FOR RECORD SEPTEMBER 26, 1892 IN VOLUME 2 OF MAPS AND PLATS, PAGE 21, SAN JOAQUIN COUNTY RECORDS, SAID NORTHWEST CORNER BEING THE SOUTHEAST CORNER OF THE INTERSECTION OF CALIFORNIA STREET AND MAPLE STREET; THENCE NORTH 77° 48' 00" EAST ALONG THE NORTH LINE OF LOT 1 A DISTANCE OF 11.00 FEET, SAID NORTH LINE BEING THE SOUTH LINE OF SAID MAPLE STREET; THENCE SOUTH 12° 17' 15" EAST, A DISTANCE OF 120.00 FEET TO THE POINT OF INTERSECTION WITH THE SOUTH LINE OF LOT 3, BLOCK 1 OF SAID SUBDIVISION; THENCE SOUTH 77° 48' 00" WEST, ALONG THE SOUTH LINE OF SAID LOT 3 A DISTANCE OF 11.48 FEET TO THE SOUTHWEST CORNER OF BEFORE SAID LOT 3, SAID SOUTHWEST CORNER BEING ON THE EAST LINE OF CALIFORNIA STREET; THENCE NORTH 12° 03' 30" WEST, ALONG THE WEST LINE OF LOTS 3, 2, AND 1 OF SAID BLOCK 1, SAID WEST LINE BEING THE EAST LINE OF SAID CALIFORNIA STREET, A DISTANCE OF 120.00 FEET TO THE HERE IN BEFORE SAID POINT OF BEGINNING.
THIS LEGAL DESCRIPTION IS PURSUANT TO "NOTICE OF LOT MERGER PA-07-02" RECORDED SEPTEMBER 26, 2007 AS INSTRUMENT NO. 2007-168636 OF OFFICIAL RECORDS.
2. & 3. APNs 127-190-09 and 127-190-10:
LOT 15 AND THE WEST 34.9 FEET OF LOT 16 IN BLOCK 1 OF NORTH PARK ADDITION TO THE CITY OF STOCKTON ACCORDING TO THE OFFICIAL MAP THEREOF FILED IN BOOK OF MAPS, VOLUME 2, PAGE 21, SAN JOAQUIN COUNTY RECORDS.
4. APN 127-190-08:
LOTS 17 AND 18 AND THE EAST 5.1 FEET OF LOT 16 IN BLOCK 1 NORTH PARK ADDITION TO STOCKTON FILED FOR RECORD SEPTEMBER 26, 1892 IN BOOK OF MAPS AND PLATS, VOL. 2, PAGE 21, SAN JOAQUIN COUNTY RECORDS.
5. & 6. A PORTION OF APN 127-174-30 AND ALL OF APN 127-180-44:
PARCEL ONE: (A PORTION OF APN 127-174-30)
LOTS 10, 11, 12, 13, 14, 15, 16, 17 AND 18 IN BLOCK N, SUPPLEMENTAL MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON FILED FOR RECORD AUGUST 30, 1892 IN BOOK OF MAPS AND PLATS, VOLUME 2, PAGE 15, SAN JOAQUIN COUNTY RECORDS.
EXCEPT THAT PORTION OF LOTS 10 AND 11 DESCRIBED IN DEED TO THE CITY OF STOCKTON RECORDED SEPTEMBER 10, 1976 IN BOOK OF OFFICIAL RECORDS, VOLUME 4178, PAGE 377, SAN JOAQUIN COUNTY RECORDS.
PARCEL TWO: (A PORTION OF APN 127-180-44)
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LOTS 1 THROUGH 10 INCLUSIVE IN BLOCK O, SUPPLEMENTAL MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON FILED FOR RECORD AUGUST 30, 1892 IN BOOK OF MAPS AND PLATS, VOLUME 2, PAGE 15, SAN JOAQUIN COUNTY RECORDS.
EXCEPT THAT PORTION DESCRIBED IN DEED TO THE CITY OF STOCKTON RECORDED JULY 26, 1961 IN BOOK OF OFFICIAL RECORDS, VOLUME 2440, PAGE 264, SAN JOAQUIN COUNTY RECORDS.
PARCEL THREE: (A PORTION OF APN 127-180-44)
A PORTION OF SECTION 19 OF C. M. WEBER GRANT, DESCRIBED AS FOLLOWS:
COMMENCING AT THE INTERSECTION OF THE EASTERLY LINE OF CALIFORNIA STREET WITH THE
NORTHERLY LINE OF WALNUT STREET AS SHOWN UPON MAP OF NORTH PARK ADDITION TO
STOCKTON ACCORDING TO THE OFFICIAL MAP THEREOF FILED IN BOOK OF MAPS AND PLATS, VOLUME 2, PAGE 21, SAN JOAQUIN COUNTY RECORDS; THENCE EASTERLY ALONG THE NORTHERLY LINE OF WALNUT STREET TO THE WESTERLY LINE OF CEMETERY LANE; THENCE NORTHERLY ALONG
THE WESTERLY LINE OF CEMETERY LANE TO THE SOUTHERLY LINE OF BLOCK O AS SHOWN UPON
MAP ENTITLED SUPPLEMENTAL MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON ACCORDING TO THE OFFICIAL MAP THEREOF FILED IN BOOK OF MAPS AND PLATS, VOLUME 2, PAGE 15, SAN JOAQUIN COUNTY RECORDS; THENCE WESTERLY ALONG THE SOUTHERLY LINE OF BLOCK O TO THE EASTERLY LINE OF CALIFORNIA STREET; THENCE SOUTHERLY ALONG SAID EASTERLY LINE OF CALIFORNIA STREET TO THE POINT OF COMMENCEMENT.
EXCEPT THAT PORTION TO THE CITY OF STOCKTON BY DEED RECORDED JULY 26, 1961 IN BOOK OF OFFICIAL RECORDS, VOLUME 2440, PAGE 264, SAN JOAQUIN COUNTY RECORDS.
TOGETHER WITH THE NORTH 1/2 OF ABANDONED WALNUT STREET LYING BETWEEN THE EASTERLY AND WESTERLY BOUNDARY LINE OF SAID PARCEL TWO IF EXTENDED SOUTHERLY.
EXCEPT THAT PORTION OF ABOVE DESCRIBED ABANDONED WALNUT STREET WHICH LIES WITHIN THE BOUNDARIES OF SECOND AMENDED PARCEL MAP FILED FOR RECORD APRIL 17, 1975 IN BOOK OF PARCEL MAPS, VOLUME 1, PAGE 140, SAN JOAQUIN COUNTY RECORDS.
PARCEL FOUR: (A PORTION OF APN 127-180-44)
LOTS 6, 8, 10, 11, 12, 13, 14, 15, 16, 17, 18, 19, 20, 21, 22, 23, 24 AND 25 IN BLOCK 2 OF NORTH PARK ADDITION TO STOCKTON FILED FOR RECORD SEPTEMBER 26, 1892 IN BOOK OF MAPS AND PLATS, VOLUME 2, PAGE 21, SAN JOAQUIN COUNTY RECORDS.
TOGETHER WITH THE SOUTH 1/2 OF ABANDONED WALNUT STREET LYING BETWEEN THE EASTERLY AND WESTERLY BOUNDARY LINE OF ABOVE BLOCK 2, IF EXTENDED NORTHERLY.
EXCEPT THEREFROM THAT PORTION LYING WITHIN THE BOUNDARIES OF SECOND AMENDED PARCEL MAP FILED FOR RECORD APRIL 17, 1975 IN BOOK OF PARCEL MAPS, VOLUME 1, PAGE 140, SAN JOAQUIN COUNTY RECORDS.
PARCEL FIVE: (A PORTION OF APN 127-180-44)
UNIT NOS. 1, 2, 3, 4, 5, 6 AND 7 AS SHOWN UPON SECOND AMENDED PARCEL MAP, ST. JOSEPH'S
HOSPITAL MEDICAL OFFICE BUILDING, A CONDOMINIUM PROJECT AS SAID MAP WAS FILED FOR RECORD APRIL 17, 1975 IN BOOK OF PARCEL MAPS, VOLUME 1, PAGE 140, SAN JOAQUIN COUNTY RECORDS.
EXHIBIT 1 - Development Agreement
842
TOGETHER WITH AN APPURTENANT INTEREST IN THE COMMON PROPERTY FOR EACH OF THE AFORESAID UNITS AS DEFINED BY THE AMENDED DECLARATION RECORDED JUNE 05, 1975 IN BOOK OF OFFICIAL RECORDS, VOLUME 3990, PAGE 56, SAN JOAQUIN COUNTY RECORDS;
AN INTEREST IN THE IMPROVEMENTS LOCATED UPON COMMON PROPERTY AS SHOWN ON SECOND AMENDED PARCEL MAP, ST. JOSEPH'S HOSPITAL MEDICAL OFFICE BUILDING, A CONDOMINIUM PROJECT AS SAID MAP WAS FILED FOR RECORD APRIL 17, 1975 IN BOOK OF PARCEL MAPS, VOLUME 1, PAGE 140, SAN JOAQUIN COUNTY RECORDS.
PARCEL SIX: (PORTIONS OF APN 127-180-44 & 127-174-30)
ALL THAT PORTION OF MCCLOUD AVENUE (A 60 FOOT WIDE STREET) LYING BETWEEN THE EAST LINE
OF CALIFORNIA STREET AND THE WEST LINE OF CEMETERY LANE, AS SAID STREETS ARE SHOWN
UPON THE SUPPLEMENTAL MAP OF MCCLOUD ADDITION TO THE CITY OF STOCKTON, SAID SUPPLEMENTAL MAP BEING FILE IN VOLUME 2, PAGE 15 OF THE BOOK OF MAPS AND PLATS, SAN JOAQUIN COUNTY RECORDS.
6. A PORTION OF APN 127-174-30:
ALL OF LOTS 1, 2, 3, 4, 5, 6, 7, 8 AND 9 IN BLOCK "N" AS SAID LOTS AND BLOCK ARE SHOWN AND
DELINEATED UPON THAT CERTAIN MAP ENTITLED, SUPPLEMENTAL MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON FILED FOR RECORD AUGUST 30, 1892 IN BOOK OF MAPS AND PLATS, VOLUME 2, PAGE 15, SAN JOAQUIN COUNTY RECORDS; AND ALL THAT PORTION OF HAWTHORNE
STREET AS SHOWN UPON SAID ABOVE REFORMED MAP AS THE SAME WAS ABANDONED BY THE STOCKTON CITY COUNCIL RECORDED JULY 27, 1987 RECORDER'S INSTRUMENT NO. 87070382, SAN JOAQUIN COUNTY RECORDS.
EXCEPTING FROM SAID LOTS 8 AND 9 ABOVE REFERRED TO THAT PORTION OF SAID LOTS 8 AND 9
DESCRIBED IN DEEDS TO THE CITY OF STOCKTON, A MUNICIPAL CORPORATION RECORDED OCTOBER 03, 1978 IN BOOK OF OFFICIAL RECORDS, VOLUME 4456, PAGE 463, SAN JOAQUIN COUNTY RECORDS AND RECORDED OCTOBER 31, 1978 IN BOOK OF OFFICIAL RECORDS, VOLUME 4468, PAGE 323, SAN JOAQUIN COUNTY RECORDS.
7. APN 127-173-28:
ALL OF LOTS 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, 11, 12, 13, 14, 15, 16, 17 AND 18 IN BLOCK M AS THE SAME
ARE SHOWN AND DELINEATED ON THAT CERTAIN MAP ENTITLED SUPPLEMENTAL MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON WHICH MAP WAS FILED FOR RECORD AUGUST 30, 1892 IN BOOK OF MAPS AND PLATS, VOLUME 2, PAGE 15, SAN JOAQUIN COUNTY RECORDS; AND ALL THAT
PORTION OF WYANDOTTE STREET AS SHOWN UPON SAID REFERENCE MAP AS THE SAME WAS ABANDONED BY THE STOCKTON CITY COUNCIL RECORDED APRIL 19, 1991, RECORDER'S INSTRUMENT NO. 91033824, SAN JOAQUIN COUNTY RECORDS. EXCEPTING FROM LOTS 8, 9, 10 AND 11 SO MUCH
OF SAID LOTS AS LIE WITHIN THE EXTERIOR BOUNDARIES OF CALIFORNIA STREET AS SAID STREET IS NOW TRAVELED AND ESTABLISHED.
ALSO EXCEPTING FROM THE EAST 12 1/2 FEET OF LOT 13 AND THE WEST 1/2 OF LOT 14 HEREIN ALL OIL, GAS, MINERALS AND OTHER HYDROCARBON SUBSTANCES LYING BELOW A DEPTH OF 500 FEET
BELOW THE SURFACE OF SAID LOTS AS THE SAME WERE RESERVED IN THE DEED RECORDED JUNE 22, 1988 RECORDER'S INSTRUMENT NO. 88051979, SAN JOAQUIN COUNTY RECORDS.
8. APN 127-164-22:
EXHIBIT 1 - Development Agreement
843
THE LAND SHOWN IN NOTICE OF LOT MERGER RECORDED SEPTEMBER 27, 2007 AS INSTRUMENT NO. 2007-169319, OF OFFICIAL RECORDS OF SAN JOAQUIN COUNTY, CALIFORNIA. ALSO DESCRIBED IN THE DOCUMENT AS FOLLOWS:
BEING LOTS 3 THROUGH 5 AND LOTS 10 THROUGH 13 AND A PORTION OF LOTS 6 THROUGH 9 IN
BLOCK L OF THE MAP ENTITLED SUPPLEMENT MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON, AS FILED FOR RECORD AUGUST 30, 1892 IN VOLUME 2 OF MAPS AND PLATS, PAGE 15,
SAN JOAQUIN COUNTY RECORDS, IN THE CITY OF STOCKTON, SAN JOAQUIN COUNTY, CALIFORNIA AND BEING MORE PARTICULARLY DESCRIBED AS:
LOTS 3 THROUGH 13 IN BLOCK "L", AS SHOWN UPON MAP ENTITLED, SUPPLEMENTAL MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON, FILED FOR RECORD AUGUST 30, 1892, IN VOLUME 2 OF MAPS AND PLATS, PAGE 15, SAN JOAQUIN COUNTY RECORDS.
EXCEPTING THEREFROM THAT PORTION AS DESCRIBED IN THE DEED TO THE CITY OF STOCKTON, RECORDED JANUARY 29, 1980 AS RECORDERS INSTRUMENT NUMBER 80005822 AND THE WEST 24 FEET OF SAID LOTS 7 THROUGH 9 IN BLOCK "L", AS SHOWN UPON MAP ENTITLED, SUPPLEMENTAL MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON, FILED FOR RECORD AUGUST 30, 1892, IN VOLUME 2 OF MAPS AND PLATS, PAGE 15, SAN JOAQUIN COUNTY RECORDS.
9. APN 127-164-15:
LOT 2 IN BLOCK "L", SUPPLEMENTAL MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON FILED FOR RECORD AUGUST 30, 1892 IN BOOK OF MAPS AND PLATS, VOLUME 2, PAGE 15, SAN JOAQUIN COUNTY RECORDS.
10. APN 127-164-06:
LOTS 16, 17 AND 18 IN BLOCK "L" SHOWN UPON MAP ENTITLED, SUPPLEMENT NO. 2, TO MAP OF MC CLOUDS ADDITION TO THE CITY OF STOCKTON, FILED FOR RECORD AUGUST 14, 1896, IN VOLUME 2 OF MAPS AND PLATS, PAGE 16, SAN JOAQUIN COUNTY RECORDS. AND, THE NORTH 38 FEET OF LOTS 19, 20 AND 21 IN BLOCK "L" OF MAP AND SUPPLEMENTARY MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON, FILED RECORD AUGUST 30, 1892 AND AUGUST 14, 1896.
11. APN 127-164-08:
LOT 14 IN BLOCK "L" AS SHOWN UPON MAP ENTITLED SUPPLEMENT MAP OF MC CLOUD'S ADDITION TO THE CITY OF STOCKTON FILED FOR RECORD AUGUST 30, 1892 IN BOOK OF MAPS AND PLATS, VOLUME 2, PAGE 15, SAN JOAQUIN COUNTY RECORDS.
12. APNs 127-164-07:
LOTS 15, 19, 20 AND 21 IN BLOCK "L" OF THE MAP AND SUPPLEMENTARY MAP OF MC CLOUD'S ADDITION TO THE CITY OF STOCKTON AS PER OFFICIAL MAPS FILED FOR RECORD AUGUST 30, 1892 AND AUGUST 14, 1896 RESPECTIVELY IN THE COUNTY RECORDER'S OFFICE, SAN JOAQUIN COUNTY, CALIFORNIA.
EXHIBIT 1 - Development Agreement
844
EXCEPTING THEREFROM THE NORTH 38 FEET OF LOTS 19, 20 AND 21 AS CONVEYED BY MARY
RUSSELL TO STOCKTON, CALIFORNIA COMPANY OF JEHOVAH'S WITNESSES, A CORPORATION BY DEED RECORDED DECEMBER 31, 1951, RECORDER'S INSTRUMENT NO. 40851, SAN JOAQUIN COUNTY RECORDS.
13. APN 127-150-33:
LOT 3 IN BLOCK P MC CLOUD'S ADDITION TO THE CITY OF STOCKTON, CALIFORNIA FILED FOR RECORD MAY 26, 1892 IN BOOK OF MAPS AND PLATS, VOL. 2, PAGE 14, SAN JOAQUIN COUNTY RECORDS.
14. APN 127-150-32:
LOT 2 IN BLOCK P AS SHOWN UPON MAP ENTITLED MC CLOUD'S ADDITION TO THE CITY OF STOCKTON FILED FOR RECORD AUGUST 30, 1892 IN BOOK OF MAPS AND PLATS, VOL. 2, PAGE 15, SAN JOAQUIN COUNTY RECORDS.
15. APN 127-150-31:
LOT 1 IN BLOCK P SUPPLEMENTAL MAP OF MC CLOUD'S ADDITION TO THE CITY OF STOCKTON FILED AUGUST 30, 1892.
ALSO THE FOLLOWING DESCRIBED PIECE OF LAND IN THE CITY OF STOCKTON DESCRIBED AS:
COMMENCING AT A POINT ON THE NORTH LINE OF NORTH STREET 75 FEET WEST OF INTERSECTION OF CEMETERY LANE AND NORTH STREET; THENCE NORTHERLY 95 FEET; THENCE WEST 75 FEET; THENCE SOUTHERLY 95 FEET; THENCE EAST 75 FEET TO BEGINNING.
SAVE AND EXCEPT THAT PORTION CONVEYED TO EUGENE T. AUGER AND WALTER P. NEWTON BY DEED DATED JULY 7, 1937 AND RECORDED SEPTEMBER 17, 1937 IN BOOK OF OFFICIAL RECORDS, VOL. 592, PAGE 160, SAN JOAQUIN COUNTY RECORDS.
16. APN 127-150-30:
A PARCEL OF LAND IN SECTION 19, C.M. WEBER GRANT EL RANCHO DEL CAMPO DE LOS FRANCESES, MORE PARTICULARLY DESCRIBED AS FOLLOWS, TO-WIT:
BEGINNING AT AN IRON PIN IN THE NORTH LINE OF HARDING WAY (FORMERLY NORTH STREET) SAID PIN BEARING WESTERLY 75 FEET ALONG THE NORTH LINE OF SAID HARDING WAY WITH THE WEST LINE OF THE 45 FOOT STRIP KNOWN AS CEMETERY LANE AND DESCRIBED IN DEED RECORDED IN BOOK A OF DEEDS, VOL. 15, PAGE 781, SAN JOAQUIN COUNTY RECORDS; THENCE CONTINUING WESTERLY
22.70 FEET ALONG SAID NORTH LINE OF HARDING WAY TO A POINT IN THE CENTER LINE PRODUCED SOUTHERLY OF AN 8 INCH BRICK WALL; THENCE NORTHERLY 67.05 FEET ALONG SAID CENTER LINE AND SAID CENTER LINE PRODUCED TO A ONE-HALF INCH IRON PIPE; THENCE EASTERLY 16.85 FEET TO A ONE-HALF INCH IRON ON THE WEST LINE OF THE FORMER B.M. WOODHULL PROPERTY; THENCE SOUTHERLY 67.40 FEET ALONG SAID WEST LINE OF SAID B.M. WOODHULL PROPERTY AND PARALLEL WITH SAID CEMETERY LANE TO THE POINT OF BEGINNING.
17. APN 127-150-29:
EXHIBIT 1 - Development Agreement
845
PARCEL ONE:
A TRACT OF LAND SITUATE IN SECTION 19 OF C. M. WEBER GRANT EL RANCHO DEL CAMPO DE LOS FRANCESES, MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT AN IRON PIN IN THE NORTH LINE OF HARDING WAY [FORMERLY NORTH STREET] IN THE CITY OF STOCKTON BEARING WESTERLY 75 FEET ALONG THE NORTH LINE OF SAID HARDING WAY FROM THE INTERSECTION OF THE NORTH LINE OF HARDING WAY WITH THE WEST LINE OF THE 45
FOOT STRIP KNOWN AS CEMETERY LANE AND DESCRIBED IN DEED RECORDED IN BOOK A OF DEEDS, VOLUME 15, PAGE 781, SAN JOAQUIN COUNTY RECORDS; THENCE NORTHERLY AND PARALLEL TO THE WEST LINE OF SAID CEMETERY LANE AND ALONG THE WEST LINE OF B. M. WOODHULL PROPERTY 95.0 FEET TO AN IRON PIPE AT CORNER OF SAID WOODHULL PROPERTY; THENCE WESTERLY AND PARALLEL TO THE NORTH LINE OF HARDING WAY AND ALONG THE SOUTH LINE OF WOODHULL PROPERTY 49.87 FEET TO A POINT; THENCE SOUTHERLY PARALLEL TO THE WEST LINE OF LOT 1, BLOCK "P" OF
SUPPLEMENTAL MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON AS PER MAP FILED AUGUST 30, 1892, 94.45 FEET TO A POINT IN THE NORTH LINE OF HARDING WAY; THENCE EASTERLY ALONG THE NORTH LINE OF HARDING WAY 60 FEET TO THE POINT OF BEGINNING.
EXCEPT THAT PORTION CONVEYED TO GEORGE O'NEILL AND WIFE BY DEED RECORDED APRIL 11, 1939 IN BOOK OF OFFICIAL RECORDS, VOLUME 649, PAGE 97, SAN JOAQUIN COUNTY RECORDS MORE PARTICULARLY DESCRIBED AS FOLLOWS:
BEGINNING AT AN IRON PIN IN THE NORTH LINE OF HARDING WAY [FORMERLY NORTH STREET] SAID PIN BEARING WESTERLY 75 FEET ALONG THE NORTH LINE OF SAID HARDING WAY FROM THE INTERSECTION OF THE NORTH LINE OF SAID HARDING WAY WITH THE WEST LINE OF THE 45 FOOT
STRIP KNOWN AS CEMETERY LANE AND DESCRIBED IN DEED RECORDED IN BOOK A OF DEEDS, VOLUME 15, PAGE 781, SAN JOAQUIN COUNTY RECORDS; THENCE CONTINUING WESTERLY 22.70 FEET ALONG SAID NORTH LINE OF HARDING WAY TO A POINT IN THE CENTER LINE PRODUCED SOUTHERLY OF AN 8 INCH BRICK WALL; THENCE NORTHERLY 67.05 FEET ALONG SAID CENTER LINE AND SAID CENTER LINE PRODUCED TO A ½ INCH IRON PIPE; THENCE EASTERLY 16.85 FEET TO A ½ INCH IRON PIPE ON THE WEST LINE OF THE FORMER B. M. WOODHULL PROPERTY; THENCE SOUTHERLY 67.40 FEET ALONG SAID WEST LINE OF SAID B. M. WOODHULL PROPERTY AND PARALLEL WITH SAID CEMETERY LANE TO THE POINT OF BEGINNING.
PARCEL TWO:
A PORTION OF SECTION 19 OF C. M. WEBER GRANT, EL RANCHO DEL CAMPO DE LOS FRANCESES, PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE NORTHEAST CORNER OF LOT 1 IN BLOCK "P" OF SUPPLEMENTAL MAP OF MC CLOUD ADDITION TO THE CITY OF STOCKTON FILED AUGUST 30, 1892 IN BOOK OF MAPS AND PLATS, VOLUME 2, PAGE 15, SAN JOAQUIN COUNTY RECORDS; THENCE EASTERLY PARALLEL WITH THE NORTH LINE OF HARDING WAY AND ALONG THE NORTH LINE OF PROPERTY FORMERLY OWNED BY O. M. HOOE, 86 FEET; THENCE SOUTHERLY PARALLEL WITH THE WEST LINE OF CEMETERY LANE 55 FEET; THENCE
WESTERLY PARALLEL WITH THE NORTH LINE OF HARDING WAY AND ALONG THE SOUTH LINE OF PROPERTY FORMERLY OWNED BY O. M. HOOE, 86 FEET TO A POINT ON THE LINE OF LOT 1, BLOCK "P" SUPPLEMENTAL MAP OF MC CLOUD ADDITION; THENCE NORTHERLY ALONG THE EAST LINE OF SAID LOT 1, 55 FEET TO THE POINT OF COMMENCEMENT.
18. APN 127-150-28:
EXHIBIT 1 - Development Agreement
846
A PORTION OF SECTION 19 OF C. M. WEBER'S GRANT EL RANCHO DEL CAMPO DE LOS FRANCESES, PARTICULARLY DESCRIBED AS FOLLOWS, TO WIT:
COMMENCING AT THE INTERSECTION OF THE NORTH LINE OF HARDING WAY WITH THE WEST LINE OF CEMETERY LANE; THENCE NORTHERLY ALONG THE WEST LINE OF CEMETERY LANE, 150 FEET; THENCE WESTERLY PARALLEL WITH THE NORTH LINE OF HARDING WAY, 150 FEET; THENCE SOUTHERLY PARALLEL WITH THE WEST LINE OF CEMETERY LANE, 55 FEET; THENCE EASTERLY PARALLEL WITH THE NORTH LINE OF HARDING WAY, 75 FEET TO THE NORTHEAST CORNER OF PROPERTY, NOW OR FORMERLY BELONGING TO ARIVE ADAMS ROBINSON;
THENCE SOUTHERLY PARALLEL WITH THE WEST LINE OF CEMETERY LANE AND ALONG THE EAST LINE OF PROPERTY, NOW OR FORMERLY OWNED BY ARIVE ADAMS ROBINSON, 95 FEET TO A POINT ON THE NORTH LINE OF HARDING WAY; THENCE EASTERLY ALONG THE NORTH LINE OF HARDING WAY, 75 FEET TO THE POINT OF COMMENCEMENT.
EXCEPTING THEREFROM THAT CERTAIN TRACT HERETOFORE CONVEYED TO TRUSTEES OF STOCKTON RURAL CEMETERY ASSOCIATION, A CORPORATION, BY DEED RECORDED MAY 27, 1912 IN BOOK "A" OF DEEDS, VOLUME 212, PAGE 139, SAN JOAQUIN COUNTY RECORDS.
EXCEPTING THEREFROM THAT PORTION OF SAID LAND AS CONVEYED TO E. T. AUGER AND W. P.
NEWTON, IN THE DEED RECORDED AUGUST 27, 1938 IN BOOK 622 OF OFFICIAL RECORDS AT PAGE 350, SAN JOAQUIN COUNTY RECORDS.
19. APN 127-164-16:
LOT 1, IN BLOCK L, SUPPLEMENTAL MAP OF "MCCLOUD ADDITION TO THE CITY OF STOCKTON", FILED FOR RECORD AUGUST 30, 1892 IN VOL. 2 OF MAPS AND PLATS, PAGE 15, SAN JOAQUIN COUNTY RECORDS.
PROPERTIES 20–26 “OFF-SITE LANDS”
20. APN 127-150-49:
THE EAST 34 FEET OF LOT 3, THE SOUTH 5 FEET OF LOT 5, ALL OF LOT 6, AND THE EAST 140 FEET OF LOT 10 IN BLOCK A OF MC CLOUD'S ADDITION TO THE CITY OF STOCKTON, FILED FOR RECORD IN BOOK OF MAPS AND PLATS, BOOK 2, PAGE 14, SAN JOAQUIN COUNTY RECORDS.
EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PROPERTY:
BEGINNING ON A POINT AT THE NORTHEAST CORNER OF BLOCK A OF MC CLOUD'S ADDITION TO THE CITY OF STOCKTON FILED IN BOOK OF MAPS AND PLATS, BOOK 2, PAGE 14, SAN JOAQUIN COUNTY RECORDS,
SAID POINT ALSO BEING AT THE SOUTHWEST CORNER OF THE INTERSECTION OF CALIFORNIA AND MAPLE STREETS; THENCE SOUTH 77° 56' 30" WEST ALONG THE NORTH LINE OF BLOCK A, A DISTANCE OF 13.00 FEET, THE NORTH LINE ALSO BEING ON THE SOUTH LINE OF MAPLE STREET; THENCE SOUTH 12° 16' 14" EAST A DISTANCE OF 170.00 FEET TO THE POINT OF BEGINNING WITH THE SOUTH LINE OF LOT 10 OF SAID BLOCK A; THENCE NORTH 77° 56' 30" EAST ALONG THE BEFORE SAID SOUTH LINE, A DISTANCE OF 12.37 FEET TO ITS POINT OF INTERSECTION WITH THE WEST LINE OF CALIFORNIA STREET; THENCE NORTH 12° 03' 30" WEST ALONG BEFORE SAID WEST LINE, THE WEST LINE OF CALIFORNIA STREET BEING THE EAST LINE OF LOTS 10, 6, 5 AND 4 OF BLOCK A, A DISTANCE OF 170.00 FEET TO THE HEREINBEFORE SAID POINT OF BEGINNING.
21. APN 127-150-24:
THE WEST 32 FEET OF LOT 2 IN BLOCK A OF MC CLOUD ADDITION TO THE CITY OF STOCKTON FILED FOR RECORD MAY 26, 1892 IN BOOK OF MAPS, BOOK 2, PAGE 14, SAN JOAQUIN COUNTY RECORDS.
EXHIBIT 1 - Development Agreement
847
22. APN 127-150-25:
THE EAST 18 FEET OF LOT 2 AND THE WEST 16 FEET OF LOT 3 IN BLOCK A OF MC CLOUD ADDITION TO THE CITY OF STOCKTON FILED MAY 26, 1892 IN BOOK OF MAPS, BOOK 2, PAGE 14, SAN JOAQUIN COUNTY RECORDS.
23. APN 127-150-48:
ALL OF LOTS 4 AND 5, EXCEPT THE SOUTH 5 FEET OF LOT 5 IN BLOCK A OF MC CLOUD'S ADDITION TO THE CITY OF STOCKTON, FILED FOR RECORD IN BOOK OF MAPS AND PLATS, BOOK 2, PAGE 14, SAN JOAQUIN COUNTY RECORDS.
EXCEPTING THEREFROM THE FOLLOWING DESCRIBED PROPERTY:
BEGINNING ON A POINT AT THE NORTHEAST CORNER OF BLOCK A OF MC CLOUD'S ADDITION TO THE CITY OF STOCKTON FILED IN BOOK OF MAPS AND PLATS, BOOK 2, PAGE 14, SAN JOAQUIN COUNTY RECORDS,
SAID POINT ALSO BEING AT THE SOUTHWEST CORNER OF THE INTERSECTION OF CALIFORNIA AND MAPLE STREETS; THENCE SOUTH 77° 56' 30" WEST ALONG THE NORTH LINE OF BLOCK A, A DISTANCE OF 13.00 FEET, THE NORTH LINE ALSO BEING ON THE SOUTH LINE OF MAPLE STREET; THENCE SOUTH 12° 16' 14" EAST A DISTANCE OF 170.00 FEET TO THE POINT OF BEGINNING WITH THE SOUTH LINE OF LOT 10 OF SAID BLOCK A; THENCE NORTH 77° 56' 30" EAST ALONG THE BEFORE SAID SOUTH LINE, A DISTANCE OF 12.37 FEET TO ITS POINT OF INTERSECTION WITH THE WEST LINE OF CALIFORNIA STREET; THENCE NORTH 12° 03' 30" WEST ALONG BEFORE SAID WEST LINE, THE WEST LINE OF CALIFORNIA STREET BEING THE EAST LINE OF LOTS 10, 6, 5 AND 4 OF BLOCK A, A DISTANCE OF 170.00 FEET TO THE HEREINBEFORE SAID POINT OF BEGINNING.
24. APN 127-150-23:
LOT 1 IN BLOCK A OF MC CLOUD ADDITION TO THE CITY OF STOCKTON ACCORDING TO THE OFFICIAL MAP OR PLAT THEREOF FILED FOR RECORD IN BOOK OF MAPS AND PLATS, BOOK 2, PAGE 14, SAN JOAQUIN COUNTY RECORDS.
25. APN 127-180-16:
LOT 15 IN BLOCK D AS SHOWN UPON MAP ENTITLED, MC CLOUD'S ADDITION FILED FOR RECORD MAY 26, 1892 IN BOOK OF MAPS AND PLATS, VOLUME 2, PAGE 14, SAN JOAQUIN COUNTY RECORDS.
26. APN 127-140-16:
LOT 14 AS SHOWN UPON MAP ENTITLED HAWTHORNE PARK FILED FOR RECORD MAY 27, 1946 IN BOOK OF MAPS AND PLATS, BOOK 11, PAGE 101, SAN JOAQUIN COUNTY RECORDS.
PROPERTIES 27–29 “OFF-SITE LANDS” (DIGNITY HEALTH MEDICAL FOUNDATION)
27. APN 127-172-11:
EXHIBIT 1 - Development Agreement
848
LOTS 12, 13 AND 14, IN BLOCK E, MAP OF THE MCCLOUD ADDITION TO THE CITY OF STOCKTON, FILED FOR RECORD MAY 26, 1892, IN BOOK 2 OF MAPS AT PAGE 14.
28. APN 127-172-12:
LOT 15, IN BLOCK E, MAP OF THE MCCLOUD ADDITION TO THE CITY OF STOCKTON, FILED FOR RECORD MAY 26, 1892, IN BOOK 2 OF MAPS AT PAGE 14.
29. APN 127-172-16:
LOTS 10 AND 11, IN BLOCK E, MAP OF THE MCCLOUD ADDITION TO THE CITY OF STOCKTON, FILED FOR RECORD MAY 26, 1892, IN BOOK 2 OF MAPS AT PAGE 14.
EXCEPTING FROM SAID LOTS 10 AND 11 IN BLOCK E ALL THAT PORTION THEREOF AS DESCRIBED AND CONVEYED IN THE DEED TO THE CITY OF STOCKTON RECORDED JUNE 19, 1978 IN BOOK 4412 OF OFFICIAL RECORDS, PAGE 386, INSTRUMENT NO. 42386, SAN JOAQUIN COUNTY RECORDS.
PROPERTY 30 “OFF-SITE LANDS”
30. APN 125-360-15:
PARCEL I:
A PORTION OF SECTION 18 C. M. WEBER GRANT, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE EAST LINE OF CALIFORNIA STREET BEARING SOUTH 17° 43' EAST 1120.63 FEET FROM THE SOUTHWEST CORNER OF LOT 1 OF OAK PARK COURT SUBDIVISION, ACCORDING TO THE OFFICIAL MAP THEREOF FILED FOR RECORD IN VOL. 11 OF MAPS, PAGE 74, SAN
JOAQUIN COUNTY RECORDS, SAID POINT OF BEGINNING BEING ON THE WEST LINE OF PARCEL I AS DESCRIBED IN DEED TO RAYMOND STIVERS, DATED MARCH 14, 1955 AND RECORDED MARCH 15, 1955 IN BOOK 1728 OF OFFICIAL RECORDS, PAGE 54, SAN JOAQUIN COUNTY RECORDS; THENCE NORTH 72° 10' 30" EAST 349.42 FEET TO THE EAST LINE OF SAID PARCEL I OF STIVERS PROPERTY; THENCE NORTH 17° 58' 10" WEST ALONG THE EAST LINE OF SAID STIVERS PROPERTY, 249 FEET; THENCE WESTERLY TO A POINT ON THE EAST LINE OF CALIFORNIA STREET, BEARING NORTH 17° 43' WEST 249 FEET FROM THE POINT OF BEGINNING; THENCE SOUTH 17° 43' EAST 249 FEET TO THE POINT OF BEGINNING.
EXCEPT ALL DEPOSITS OF MINERALS, INCLUDING OIL AND GAS IN SAID REAL PROPERTY, TOGETHER
WITH THE RIGHT TO PROSPECT OR EXTRACT AND REMOVE SUCH DEPOSITS OF MINERALS, INCLUDING
OIL AND GAS THEREFROM, AS RESERVED IN THE DEED FROM THE STATE OF CALIFORNIA, RECORDED SEPTEMBER 28, 1948 IN BOOK 1146 OF OFFICIAL RECORDS, PAGE 337, SAN JOAQUIN COUNTY RECORDS.
PARCEL II:
A PORTION OF SECTION 18 C. M. WEBER GRANT, DESCRIBED AS FOLLOWS:
BEGINNING AT THE NORTHEAST CORNER OF PARCEL I AS DESCRIBED IN DEED TO SAN JOAQUIN MEDICAL ARTS CORPORATION, RECORDED JANUARY 27, 1956 IN BOOK 1832 OF OFFICIAL RECORDS, PAGE 561, SAN JOAQUIN COUNTY RECORDS, SAID POINT BEING ALSO SOUTH 17° 43' EAST, 1120.63 FEET AND NORTH 72° 10' 30" EAST 349.42 FEET FROM THE SOUTHWEST CORNER OF LOT 1 OF OAK PARK COURT SUBDIVISION, ACCORDING TO THE OFFICIAL MAP THEREOF FILED FOR RECORD IN VOL.
EXHIBIT 1 - Development Agreement
849
11 OF MAPS, PAGE 74, SAN JOAQUIN COUNTY RECORDS; THENCE NORTH 72° 10' 30" EAST 190 FEET TO THE WEST LINE OF THE LAND DESCRIBED IN THE DEED TO E. S. PARKER, ET AL, TRUSTEES OF THE STOCKTON RURAL CEMETERY ASSOCIATION, RECORDED OCTOBER 14, 1861 IN BOOK "A" OF DEEDS, VOL. 11, PAGE 789, SAN JOAQUIN COUNTY RECORDS; THENCE NORTH 17° 58' 10" WEST ALONG SAID WEST LINE, 249 FEET; THENCE SOUTH 72° 10' 30" WEST, 190 FEET TO THE NORTHEAST CORNER OF
LAND DESCRIBED IN DEED TO OAK PARK COMMUNITY HOSPITAL, A CORPORATION, RECORDED JUNE 29, 1956 IN BOOK 1881 OF OFFICIAL RECORDS, PAGE 173, SAN JOAQUIN COUNTY RECORDS; THENCE SOUTH 17° 58' 10" EAST ALONG THE EAST LINE OF SAID LAND, 249 FEET TO THE POINT OF BEGINNING.
EXCEPT ALL DEPOSITS OF MINERALS, INCLUDING OIL AND GAS IN SAID REAL PROPERTY, TOGETHER
WITH THE RIGHT TO PROSPECT OR EXTRACT AND REMOVE SUCH DEPOSITS OF MINERALS INCLUDING
OIL AND GAS THEREFROM, AS RESERVED IN DEED FROM THE STATE OF CALIFORNIA, RECORDED SEPTEMBER 28, 1948 IN BOOK 1146 OF OFFICIAL RECORDS, PAGE 337, SAN JOAQUIN COUNTY RECORDS.
EXHIBIT 1 - Development Agreement
850
EXHIBIT B
Site Map
EXHIBIT 1 - Development Agreement
851
EXHIBIT 1 - Development Agreement
852
EXHIBIT C
USE PERMITS
Existing Use Permits That Will Remain In Place
Item
Number and
APN
Use Permit Number and
(Date)
Description
APN 127-190-32
1 UP 022-53 (5/20/1953) Addition to Main Hospital (4 floors); floors 1-3 are not affected by expansion.
2 UP 152-68 (1/17/1969)
(amended)
Addition of East Wing to McCloud
Building (not affected by expansion)
3 UP 060-75 (6/4/1975) Construct a cooling tower on the Medical Center property (not affected by
expansion)
4 UP 094-75 (8/29/1975) Addition of Southeast Wing to hospital (not affected by expansion)
5 UP 015-81 (2/17/1981) Addition of dining room and offices (interior use change; Use Permit not
affected by expansion)
7 SUP 083-84 (11/20/1984) Out-patient services building (not affected by expansion)
8 UP 081-85 (1/21/1986) Adds Outpatient Surgery and Cancer Center (not affected by expansion)
10 UP 036-94 (7/14/1994) Heart Center, Outpatient Surgery and Main Entrance (not affected by
expansion)
11 VA 001-04 (5/26/2005) Relevant to setback requirements for specified buildings (not affected by
expansion)
12 UP 017-04 (5/26/2005) Women’s and Children’s Center and parking (not affected by expansion)
APN 127-173-28
13 UP 011-82 (3/9/1982) Surface level parking bounded by Cemetery Lane, Wyandotte and
Hawthorne (to be modified by
expansion)
14 UP 063-91 Thermal Energy Storage System at
Cemetery Lane (not affected by
expansion)
APN 127-174-30
6 UP 052-82 (7/6/1982) Maintenance Building (not affected by expansion under Option B)
APN 127-180-44
9 UP S27-86 (6/26/1986 and
7/8/1986)
Heliport (not affected by expansion)
EXHIBIT 1 - Development Agreement
853
Use Permits That Are No Longer Necessary (Buildings Never Built, Previously Demolished or to be Demolished or Modified as Part of Expansion).
Item
Number and
APN
Use Permit Number and
(Date)
Description
APN 127-190-32
15 UP 01-60 (9/27/1965) Addition to Chapel at 535 Walnut Street (no longer on Site).
16 UP 046-60 (9/27/1965) Fourth floor on North and West Wing (to be demolished)
17 UP 087-66 (6/6/1966) McCloud Building addition (to be demolished)
18 UP 140-66 (9/23/1966) Old Chapel attached to McCloud building and parking (no longer on Site).
19 UP 003-70 (1/16/1970) Addition of Administrative Building and parking (to be modified by expansion)
20 UP 161-70 (11/25/1970) Addition of carpenter and machine shops to existing boiler room (no longer on
Site).
21 UP 003-74 (1/30/1974) Medical office building and parking (never constructed)
22 SUP S79-83 (12/20/1983) Addition to hospital plus related facilities (never constructed)
23 UP 029-91 (4/29/1991) Development of portion of Wyandotte Street for parking (Option XX, will be
used for new Central Utility Plant)
24 UP 041-90 (4/30/1990) Thrift Shop (no longer in existence) 25 UP 011-92 (4/30/1990) Temporary Parking Lot (no longer in existence)
APN 127-150-08
26 UP 148-66 (10/21/1966) Prior Non-Medical Use. Present use is parking.
27 UP 084-61 (11/7/1961) Prior Non-Medical Use. Present use is parking.
APN 127-150-29, APN 127-150-35*
28 UP 073-91 (9/9/1991) Thrift Shop, which no longer exists. 29 UP 41-90 (4/30/1990) Thrift Shop, which no longer exists.
APN 127-150-32
30 UP 067-63 (8/9/1963) Veterinary Hospital (no longer
present)/remodel of existing building.
Present use is parking.
EXHIBIT 1 - Development Agreement
854
Use Permits That Are No Longer Necessary (Buildings Never Built, Previously Demolished or to be Demolished or Modified as Part of Expansion). (Continued) Item
Number and
APN
Use Permit Number and
(Date)
Description
APN 127-190-08
31 UP 023-52** (4/9/1952) Parking. Includes fencing, landscaping and stall standards. Present use is parking
*This parcel was merged into APN 127-190-32 by recorded lot merger in 2007. The elimination of this Use Permit is included for purposes of clarity in City Records
** Although this use permit allows for parking, the parking and other related standards set forth in UP 023-52 are replaced with the development Standards of the Plan and hence this use permit is no longer necessary.
EXHIBIT 1 - Development Agreement
855
EXHIBIT D
PARCEL MERGER – See Attached
EXHIBIT 1 - Development Agreement
856
&9)*#*5% EXHIBIT 1 - Development Agreement
LANDS TO BEMERGED BYPARCEL MERGER
APPLICATION
857
EXHIBIT E
PARCEL MAP – See Attached
EXHIBIT 1 - Development Agreement
858
OH/E OH/E
OH/E
OH/E OH/E OH/E
OH/E
OH/E
ANDS OF WOOD LANE MEDICAL
CENTER LLC
127-150-530
T T
6" W
6" W
6" W
6" W 6" W
6" W 6" W 6" W
2" W
6" W 6" W
W
W
6" W
6" W
W
G
G
6" W 6" W
G
G
6" W
2" W
6" W
G
G
10" D
10" D
12" D
12" D 12" D
10" D
D
12" D
10" D
10" D
15" D
12" D
10" D
15" D
12" D
15" D
12" D
15" D
15" D
10" D
18" D
12" D
18" D
D 2" 1
D 12"
18" D
18" D
12" D
4" D
D
12" D
8" D
8" D
8" D 8" D 4" D
8" D 6" D
6" D
8" D 12" D
8" D
10" D
10" D
12" D
10" D
8" D
10" D
10" D
12" D 12" D
12" D
12" D 12" D
12" D
8" D
D
8" D
6" D
6" D
6" D 6" D
8" D 8" D
8" D
S 6" S
6" S
8" S
12" S
6" S
12" S
6" S
8" S
12" S 12" S
S 8" S
6" S
12" S
6" S
12" S
8" S
6" S S
S 6" S
12" S
6" S
6" S
12" S
6" S 6" S S
6" S
4" D
8" D
8" D
8" D
10" D
D D
D
4" D
8" D
12"D
W
6"W
6" W
6" W 6" W 6" W
2" W
E
E E
E
G
G
E
E
E
6" W 6" W
W
6" W
E
4" G
4" G
4" D
6" W
6" D
10" D
6" S
4" G
8" D
8" D 12" D
8" D
8" D
12" D
6" D
12" D
8" S
12" D
12" D
12" D 12" D
8" S
10" D
8" D
6" S
8" S
18" D
6" S
12" S 10" S
8" D
8" D
8" D
8" D
8" D 8" D
8" D
8" D
8" D
6" S
6" S
T
T T
T
10" D
8" D
D
6" W
8"D
D
D
6" D
4" D
4" D
10" D
D
D
12" D
6" S
6" W 6" W
D
D
10" D
4" D
8 9
10 7 6 5 4 3 2 1
7 6 5 4 3 2 1
12 13 14 15 16 17 18
8 9
10 11
7 6 5 4 3 2 1
8 9
12 13 14 15 16 17 18
10 11
M
N
O
2 9
8 10 12 14 16 18 20 22 24
6 11 13 15 17 19 21 23 25
7 1
2 3
4 5
EXISTING
POLE LINE EASEMENT 3962 OR 346
VACATED BY 3962 OR 346
FORMER WALNUT STREET
PUBLIC UTILITY & SIDEWALK ESMT
INST NO 86054342
FORMER McCLOUD AVENUE
VACATED PER 4467 OR 446
RESERVED AS A PUE & ACCESS FORMER HAWTHORNE STREET VACATED PER DOC# 87070382
RESERVED AS A PUE
FORMER WYANDOTTE STREET
VACATED BY DOC# 91033824
RESERVED AS PUE
10' PG&E ESMT.
85074847
PUBLIC UTILITY & SIDEWALK ESMT
INST NO 86054342
PUBLIC UTILITY & SIDEWALK ESMT
INST NO 86054342
127-200-00
CATHOLIC DIOCESES STOCTON CEMETERY
CEMETERY LANE
PARCEL 1
13.57± AC
N. CALIFORNIA STREET
E. MAPLE
E. WALNUT
E. CHESTNUT
McCLOUD
127-240-120
EDINGTOM ETAL
127-150-570
GILL FAMILY LIMITED PARTNESHIP
127-172-160
DIGNITY HEALTH
487'
260'
485' 60' 220'
260' 60'
392'
1390'
127-190-32
ST. JOSEPHS MED CENTER
MAPLE STREET 127-190-30 GENTRY
127-190-80,
90, 10
PORT CITY
OPER.
CO LLC
PORT CITY
OPER. CO LLC
127-190-080
127-180-490
GILL MEDICAL CENTER LLC
E. CLEVELAND STREET
127-270-020
VASTI ETAL
127-127-010
CHAPA
127-171-230
WONG
127-171-210
ISAAK
OPTION ONE
127-171-190
SERVICES LLC
127-164-220
PORT CITY OPER. CO LLC
127-162-130
OF CHRIST
CHURCH
E. HAWTHORNE
127-1164-070
PORT CITY
OPER. CO LLC
127-164-080
PORT CITY
OPER. CO LLC
127-180-440
127-174-300
127-173-280
STREET
AVENUE
STREET
STREET
STREET
VERT.HORIZ.SCALE:
1" =1" =
BENCH MARK
PROJ. ENGR.DRAWNDESIGNEDCOMPUTED
OFSHEETDATE
JOB NO.
web: www.mpengr.com
600 Coolidge Drive, Suite #140
Folsom, CA 95630
phone: (916) 984-7621
Fresno * Folsom
REVISIONS
NO. DESCRIPTION ENGR. DATE DATE E.U. APPD. APPD.
Dwg: X:\2021\21-0074-00 (DIGNITY HEALTH (STOCKTON))\DWG\PLAN\WORKING\21007400 P01-TM01.DWG | Saved: 04-19-23 01:23pm CJOAQUIN 21-0074-00
MAY 23, 2023
11 N/A
100'
TENTATIVE PARCEL MAP FOR
DIGNITY HEALTH
1800 N CALIFORNIA STREET
STOCKTON, CALIFORNIA
NOT FOR CONSTRUCTION
SCHOOL DISTRICT: STOCKTON
FIRE PROTECTION : CITY OF STOCKTONPOLICE PROTECTION: CITY OF STOCKTON STORM DRAINAGE: CITY OF STOCKTONSOLID WASTE: WASTE MANAGEMENT WATER CALIFORNIA WATER CO.
SEWER CITY OF STOCKTON
GAS AND ELECTRIC: PG&E
TELEPHONE: AT&T
CABLE TV: AT&T
ASSESSOR PARCEL NUMBERS 127-180-440, 127-174-300,
& 127-173-280
EXISTING ZONING:EXISTING & PROPOSED USE: HOSPITAL & PARKING LOT CO
PROPOSED ZONING: CO
EXISTING LAND USE: ADMINISTRATIVE PROFESSIONAL
PROPOSED LAND USE: ADMINISTRATIVE PROFESSIONAL
PHONE: (209) 467-6384PRESIDENT & CEO
CONTACT: DONALD J. WILEYSTOCKTON, CA 95204
1800 N. CALIFORNIA STREET
ST. JOSEPH'S MEDICAL CENTER OF STOCKTON
RANCHO CORDOVA, CA 95670
3400 DATA DRIVE
ST. JOSEPH'S MEDICAL CENTER
PORT CITY OPERATING COMPANY LLC
EXISTING NUMBER OF PARCELS 3 13.57 ± ACEXISTING # ACRES
UTILITY PROVIDERS
SERVICE PROVIDERS PROJECT INFORMATION OWNER/APPLICANT
SCHOOL DISTRICT: STOCKTON
FIRE PROTECTION : CITY OF STOCKTONPOLICE PROTECTION: CITY OF STOCKTON STORM DRAINAGE: CITY OF STOCKTONSOLID WASTE: WASTE MANAGEMENT WATER CALIFORNIA WATER CO.
SEWER CITY OF STOCKTON
GAS AND ELECTRIC: PG&E
TELEPHONE: AT&T
CABLE TV: AT&T
ASSESSOR PARCEL NUMBERS 127-180-440, 127-174-300,
& 127-173-280
EXISTING & PROPOSED USE: HOSPITAL & PARKING LOT EXISTING ZONING: CO PROPOSED ZONING: CO
EXISTING LAND USE: ADMINISTRATIVE PROFESSIONAL
PROPOSED LAND USE: ADMINISTRATIVE PROFESSIONAL
PORT CITY OPERATING COMPANY LLC
ST. JOSEPH'S MEDICAL CENTER
3400 DATA DRIVE
RANCHO CORDOVA, CA 95670
ST. JOSEPH'S MEDICAL CENTER OF STOCKTON
1800 N. CALIFORNIA STREET
STOCKTON, CA 95204CONTACT: DONALD J. WILEY
PRESIDENT & CEOPHONE: (209) 467-6384
EXISTING # ACRESEXISTING NUMBER OF PARCELS3 13.57 ± AC
SERVICE PROVIDERS
UTILITY PROVIDERS
PROJECT INFORMATION OWNER/APPLICANT
EMAIL: [email protected]: [email protected]: (916) 927-2400 CONTACT: KEN TOPPER / EDWIN YU
FOLSOM, CA 95630
600 COOLIDGE DRIVE, SUITE #140
MORTON & PITALO, INC.
PLANNER / ENGINEER
NOTES
PROJECT INFORMATION
3. FOR PRELIMINARY PLANNING PURPOSES ONLY. BOUNDARY, TOPO, EASEMENTS AND SITE CONDITIONS TO BE VERIFIED PRIOR TO FINAL
2. MINOR MODIFICATION MAY BE MADE TO LOT LINES AT FINAL MAP.
1. THIS EXHIBIT IS FOR TENTATIVE MAP PURPOSES ONLY. ALL SITE CHARACTERISTICS ARE TO BE VERIFIED PRIOR TO FINAL MAP.
MAP AND ENGINEERING.
4. PURSUANT TO GOVERNMENT CODE SECTION 66456.1 THE SUBDIVIDER MAY FILE MULTIPLE FINAL MAPS BASED UPON THIS TENTATIVE MAP.
THE AUTHORITY OF THE LOCAL AGENCY TO IMPOSE REASONABLE CONDITIONS RELATING TO THE FILING OF MULTIPLE FINAL MAPS.THE FILING OF A FINAL MAP ON A PORTION OF THIS TENTATIVE MAP SHALL NOT INVALIDATE ANY PART OF THIS TENTATIVE MAP, INCLUDING NTS
PROPOSED NUMBER OF PARCELS 1 13.57 ± ACPROPOSED # ACRES
VICINITY MAP
GRAPHIC SCALE
1 in = 60 ft
120 60 0 30 60
EXHIBIT 1 - Development Agreement
859
EXHIBIT F
CONCEPTUAL PUBLIC AND PRIVATE UTILITY PLAN – See Attached EXHIBIT 1 - Development Agreement
860
CEMETERY LANE
(E) MECH
YARD
(E) MAINTENANCE
BUILDING
(E) PLANT TANK
FUEL
NEW
NEW CUP & EMERGENCY
GENERTAOR BUILDING
EXPANSION
ENLARGED PLAN
LEGEND
MANHOLE/LIFT STATIONMECH TRENCHOXYGEN LINESELECTRICAL LINESWATER LINEGAS LINESSEWER LINESSTORM DRAIN
EXISTING PROPOSED
ŝŐŶŝƚLJ,ĞĂůƚŚ͛Ɛ^ƚ͘:ŽƐĞƉŚ͛ƐDĞĚŝĐĂůĞŶƚĞƌ^ƚŽĐŬƚŽŶů ŶƟƚůĞŵĞŶƚƐ Devenney Group Ltd., Architects
(E) MCCLOUD AVE E CLEVELAND ST
#1 NEW MANHOLE
#2 NEW MANHOLE
#4 NEW MANHOLE #3 NEW PRIVATE
LIFT STATION
1 2
3 4
#
AREA A
AREA B
EXHIBIT 1 - Development Agreement
861
UNDERGROUND PARKING
LEVEL 0 KEY PLAN
CEMETERY LANE
HARDING WAY
CALIFORNIA STREET
LEGEND
MECH TRENCHOXYGEN LINESELECTRICAL LINESWATER LINEGAS LINESSEWER LINESSTORM DRAIN
EXISTING PROPOSED
ŝŐŶŝƚLJ,ĞĂůƚŚ͛Ɛ^ƚ͘:ŽƐĞƉŚ͛ƐDĞĚŝĐĂůĞŶƚĞƌ^ƚŽĐŬƚŽŶů ŶƟƚůĞŵĞŶƚƐ Devenney Group Ltd., Architects
BUILDING
PAVILION OUTPATIENT
SURGERY
CENTER
HEART
EXHIBIT 1 - Development Agreement
862
10’-0”
SIDEWALK
1’-8”
TO SIDEWALK
10’-0”
SIDEWALK
2’-5”
TO SIDEWALK
36’-0”
MAPLE STREET
5 10 15 20 25 30 35 40 45
1015
50 55 60
05 SEWER LINE(E) 4” CITY
WATER LINENEW 8”
PARKING GARAGE
EXISTING PAVILION EXISTING PARKING
GARAGE
LEGEND
MECH TRENCHOXYGEN LINESELECTRICAL LINESWATER LINEGAS LINESSEWER LINESSTORM DRAIN ŝŐŶŝƚLJ,ĞĂůƚŚ͛Ɛ^ƚ͘:ŽƐĞƉŚ͛ƐDĞĚŝĐĂůĞŶƚĞƌ^ƚŽĐŬƚŽŶů ŶƟƚůĞŵĞŶƚƐ Devenney Group Ltd., Architects
EXHIBIT 1 - Development Agreement
863
EXHIBIT G
IMPACT FEES SUBJECT TO IMPACT FEE LOCK PERIOD
EXHIBIT 1 - Development Agreement
864
Exhibit G - Impact Fees Subject to Impact Fee Lock Period Fee Name Non-ZĞƐŝĚĞŶƟĂů;ZĂƚĞWĞƌEĞƚWĂƌĐĞůƌĞĂ͖
ĞŶƐŝƚLJƚŽďĞĞƚĞƌŵŝŶĞĚǁŝƚŚ^ŝƚĞWůĂŶ
ƉƉƌŽǀĂůͿ
KĸĐĞͬ, ZĞƚĂŝůͬD tĂƌĞŚŽƵƐĞͬ>
ŐƌŝĐƵůƚƵƌĞ>ĂŶĚDŝƟŐĂƟŽŶ
džĞŵƉƚ
džĞŵƉƚ
džĞŵƉƚ
Fee Name Non-ZĞƐŝĚĞŶƟĂů;ZĂƚĞWĞƌϭϬϬϬƐƋƵĂƌĞĨĞĞƚͿ͖
ĞŶƐŝƚLJƚŽďĞĞƚĞƌŵŝŶĞĚǁŝƚŚ^ŝƚĞWůĂŶ
ƉƉƌŽǀĂů
KĸĐĞͬ, ZĞƚĂŝůͬD tĂƌĞŚŽƵƐĞͬ>
ŝƌYƵĂůŝƚLJ 329.00 689.00 405.00
ŝƚLJKĸĐĞ^ƉĂĐĞ 43.75 22.50 25.50
ŽŵŵƵŶŝƚLJZĞĐƌĞĂƟŽŶĞŶƚĞƌ 39.50 20.25 23.25
&ŝƌĞ^ƚĂƟŽŶ 118.50 61.00 54.00
>ŝďƌĂƌŝĞƐ 94.50 48.50 56.00
WĂƌŬůĂŶĚ
džĞŵƉƚ
džĞŵƉƚ
džĞŵƉƚ
WŽůŝĐĞ 105.50 54.00 62.00
^ƚƌĞĞƚ/ŵƉƌŽǀĞŵĞŶƚ 2,412 3,177 931.50
^ƚƌĞĞƚdƌĞĞƐ
džĞŵƉƚ
džĞŵƉƚ
džĞŵƉƚ
Fee Name Non-ZĞƐŝĚĞŶƟĂů͖
ĞŶƐŝƚLJƚŽďĞĞƚĞƌŵŝŶĞĚǁŝƚŚ^ŝƚĞWůĂŶ
ƉƉƌŽǀĂů
KĸĐĞͬ,
WĞƌƐƋƵĂƌĞĨŽŽƚ
ŇŽŽƌĂƌĞĂ
ĚŝǀŝĚĞĚďLJϬ͘ϱϬ
ZĞƚĂŝůͬD
WĞƌƐƋƵĂƌĞ
ĨŽŽƚŇŽŽƌ
ĂƌĞĂĚŝǀŝĚĞĚ
ďLJϬ͘ϯϬ
tĂƌĞŚŽƵƐĞͬ>
WĞƌƐƋƵĂƌĞĨŽŽƚ
ŇŽŽƌĂƌĞĂ
ĚŝǀŝĚĞĚďLJϬ͘ϲϬ
^ƵƌĨĂĐĞtĂƚĞƌ 0.471 0.283 0.228
dƌĂĸĐ^ŝŐŶĂů &ĞĞ: dƌĂĸĐ^ŝŐŶĂů&ĞĞƐƉĞƌBƵŝůĚŝŶŐTLJƉĞďĞůŽǁ͗ ƵŝůĚŝŶŐdLJƉĞ hŶŝƚƐ dƌŝƉ
ŶĚƐWĞƌ
hŶŝƚ
d͘^͘&ĞĞWĞƌ
hŶŝƚ
^͘/͘&ĞĞ
ĂƚĞŐŽƌLJ
/ŶĚƵƐƚƌŝĂůtĂƌĞŚŽƵƐĞDĂŶƵĨĂĐƚƵƌĞƌ ϭ͕ϬϬϬ^& 7.60 $83.25 tĂƌĞŚŽƵƐĞ /ŶĚƵƐƚƌŝĂůtĂƌĞŚŽƵƐĞDĂŶƵĨĂĐƚƵƌĞƌ ĐƌĞ 80.80 $885.00 tĂƌĞŚŽƵƐĞ ,ŽƐƉŝƚĂů ĞĚ 12.20 $135.00 KĸĐĞ
,ŽƐƉŝƚĂů ϭ͕ϬϬϬ^& 16.90 $186.00 KĸĐĞ
ůŝŶŝĐͬtĞŝŐŚƚ>ŽƐƐͬĞƌŽďŝĐƐͬ<ĂƌĂƚĞͬ
ĂŶĐĞ
ϭ͕ϬϬϬ^& 23.80 $262.00 KĸĐĞ
DĞĚŝĐĂůKĸĐĞ ϭ͕ϬϬϬ^& 54.60 $597.00 KĸĐĞ
'ĞŶĞƌĂůKĸĐĞƚŽDĞĚŝĐĂůKĸĐĞ ϭ͕ϬϬϬ^& 36.90 $405.00 KĸĐĞ 'ĞŶĞƌĂůKĸĐĞ;ŝŶƐƋƵĂƌĞĨĞĞƚͿ ϭ͕ϬϬϬ^&
ůĞƐƐƚŚĂŶϭϬϬ͕ϬϬϬ ϭ͕ϬϬϬ^& 17.70 $195.00 KĸĐĞ
EXHIBIT 1 - Development Agreement
865
KǀĞƌϭϬϬ͕ϬϬϬ ϭ͕ϬϬϬ^& 14.30 $156.00 KĸĐĞ
KĸĐĞWĂƌŬ ϭ͕ϬϬϬ^& 11.40 $125.00 KĸĐĞ
KƚŚĞƌƉŽƚĞŶƟĂů&ĞĞƐǁŝƚŚŝŶ&ĞĞ>ŽĐŬWĞƌŝŽĚ
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;ǁĞůůŝŶŐhŶŝƚ
ƋƵŝǀĂůĞŶƚͿ
300
ŐĂůůŽŶƐͬĚĂLJ
$2,850
ĞĚ
200
ŐĂůůŽŶƐͬĚĂLJ $1,900
EŽƚĞ͗ ĞĚ
ŝƐĞƋƵĂůƚŽ
ϮͬϯŽĨϭ
h
ĂůtĂƚĞƌ͗ϮϬϵ-464-8311 - ƌĞƩĂŚůĞŶŽƌĂŵŝƐŚĂdŽǁŶƐĞŶĚĨŽƌŝŶƐƚĂůůĂƟŽŶĐŽƐƚ͘EŽƐƚĂŶĚĂƌĚ ĐŽŶŶĞĐƟŽŶĨĞĞĨŽƌǁĂƚĞƌ͘
ƌĞĂŽĨĞŶĞĮƚ&ĞĞͬ&EŽ͘ϵϬ-ϭƐƐĞƐƐŵĞŶƚ͗
džĞŵƉƚ
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EXHIBIT H
FORM ASSIGNMENT AND ASSUMPTION AGREEMENT
City of Stockton )
425 N. El Dorado St, 1st Floor )
Stockton , CA 95202 )
Attention: City Clerk )
Record for the Benefit of )
The City of Stockton )
Pursuant to Government Code )
Section 27383 )
(Space Above This Line for Recorder’s Use Only)
ASSIGNMENT AND ASSUMPTION AGREEMENT
THIS ASSIGNMENT AND ASSUMPTION AGREEMENT (“Assignment Agreement”) is entered into as of the day of , 20 ,
by and among , a (“Assignor”), , a (“Assignee”), and the City of Stockton, a municipal corporation (“City”).
R E C I T A L S
A. Assignor has entered into a Development Agreement with the City effective (Recorder’s Document No. ) (“Development Agreement”), to facilitate the development and use of that certain real property consisting of approximately acres within the City of Stockton, County of San Joaquin, State of California, which is legally described in Exhibit A to the Development Agreement and shown on the map attached to the Development Agreement as Exhibit B (“Site”). Capitalized terms used but not otherwise defined herein shall have the meaning ascribed to such terms in the Development Agreement.
B. Assignor is the fee owner of the Site, [a portion of which is] designated as APNs , more particularly described in Attachment 1 attached hereto and incorporated herein (“Property”).
C. Assignor desires to transfer its interest in the Property to Assignee concurrently with execution of this Assignment Agreement and Assignee desires to so acquire such interest in the Property from Assignor.
D. Article 13 of the Development Agreement provides that Assignor may assign its rights and obligations under the Development Agreement to another party, provided that the Assignor shall have provided to the City at least thirty (30) days prior written notice and provided that the assignor and the assignee document the assignment in an agreement substantially in the form of this Assignment Agreement.
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E. Assignor has provided the required written notice to the City of its intent to enter into an assignment and assumption agreement as required by Section 13.2 of the Development Agreement.
F. Assignor desires to assign to Assignee and Assignee desires to assume all rights and obligations of Assignor under the Development Agreement.
G. Upon execution of this Assignment Agreement and transfer to Assignee of legal title to the Property, Assignor desires to be released from any and all obligations under the Development Agreement with respect to the Property.
A G R E E M E N T
NOW, THEREFORE, Assignor, Assignee and the City hereby agree as follows:
1. Assignment by Assignor. Assignor hereby assigns, transfers and grants to Assignee, and its successors and assigns, all of Assignor’s rights, title, interest, and obligations, duties, responsibilities, conditions, and restrictions under the Development Agreement with respect to the Property (collectively, “Rights and Obligations”).
2. Acceptance and Assumption by Assignee. Assignee, for itself and its successors and assigns, hereby accepts such assignment, and assumes all such Rights and Obligations, whether accruing before or on or after the Assignment Agreement Effective Date (defined in Section 16 below). Assignee agrees, expressly for the benefit of the City, to comply with, perform and execute all of the Rights and Obligations of SJMC with respect to the Property arising from or under the Development Agreement.
3. Release of Assignor. Assignee and the City hereby fully release Assignor from all Rights and Obligations. Both Assignor and Assignee acknowledge that this Assignment Agreement is intended to fully assign all of Assignor’s Rights and Obligations to Assignee, and it is expressly understood that Assignor shall not retain any Rights and Obligations whatsoever with respect to the Property.
4. Substitution of Assignor. Assignee hereafter shall be substituted for and replace Assignor in the Development Agreement with respect to the Property. Whenever the term “SJMC” appears in the Development Agreement with respect to the Property, it shall hereafter mean Assignee.
5. Assignor and Assignee Agreements, Indemnifications and Waivers. a. Assignee represents and warrants to the City as follows:
(i) Assignee is a duly formed within and in good standing under the laws of the State of . The copies of the documents evidencing the formation of Assignee, which have been delivered to the City, are true and complete copies of the originals, as amended to the date of this Assignment Agreement. Assignee has full right, power, and lawful authority to EXHIBIT 1 - Development Agreement
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undertake all obligations as provided herein and the execution, performance and delivery of this Assignment Agreement by Assignee has been fully authorized by all requisite actions on the part of Assignee. (ii) Assignee’s execution, delivery, and performance of its obligations under this Assignment Agreement will not constitute a default or a breach under any contract, agreement or order to which Assignee is a party or by which it is bound.
(iii) Assignee has not (i) made a general assignment for the benefit of creditors, (ii) filed any voluntary petition in bankruptcy or suffered the filing of any involuntary petition by Assignee’s creditors, (iii) suffered the appointment of a receiver to take possession of all, or substantially all, of Assignee’s assets, (iv) suffered the attachment or other judicial seizure of all, or substantially all, of Assignee’s assets, (v) admitted in writing its inability to pay its debts as they come due, or (vi) made an offer of settlement, extension or composition to its creditors generally. (iv) As of the Assignment Agreement Effective Date, Assignee will own fee simple title to the Property.
b. Assignor and Assignee hereby acknowledge and agree that the City has not made, and will not make, any representation or warranty that the assignment and assumption of the Development Agreement provided for hereunder will have any particular tax implications for Assignor or Assignee.
c. Assignor and Assignee each hereby waives and releases and each hereby agrees to indemnify and hold the City harmless from any and all damages, liabilities, causes of action, claims or potential claims against the City (including attorneys’ fees and costs) arising out of this Assignment Agreement.
d. Assignor acknowledges and agrees that the Rights and Obligations with respect to the Property have been fully assigned to Assignee by this Assignment Agreement and, accordingly, that Assignee shall have the exclusive right to assert any claims against the City with respect to such Rights and Obligations. Accordingly, without limiting any claims of Assignee under the Development Agreement, Assignor hereby waives any claims or potential claims by Assignor against the City to the extent arising solely out of the Rights and Obligations with respect to the Property.
6. Development Agreement in Full Force and Effect. Except as specifically provided herein with respect to the assignment, all the terms, covenants, conditions, and provisions of the Development Agreement are hereby ratified and shall remain in full force and effect.
7. Recording. Assignor shall cause this Assignment Agreement to be recorded in the Official Records of San Joaquin County, California, and shall promptly provide conformed copies of the recorded Assignment Agreement to Assignee and the City.
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8. Successors and Assigns. Subject to the restrictions on transfer set forth in the Development Agreement, all of the terms, covenants, conditions, and provisions of this Assignment Agreement shall be binding upon and shall inure to the benefit of the parties hereto and their respective heirs, successors, and assigns, pursuant to Article 13 and Section 15.2 of the Development Agreement.
9. Assignee Address for Notices. The address of Assignee for the purpose of notices, demands and communications under Section 15.3 of the Development Agreement shall be:
Attention:
Telephone:
With a copy to:
Attention:
Telephone:
10. Applicable Law/Venue. This Assignment Agreement shall be construed and enforced in accordance with the laws of the State of California, without reference to its choice of law provisions. Any legal actions under this Assignment Agreement shall be brought only in the Superior Court of the County of San Joaquin State of California.
11. Interpretation. All parties have been represented by counsel in the preparation and negotiation of this Assignment Agreement and this Assignment Agreement shall be construed according to the fair meaning of its language. The rule of construction to the effect that ambiguities are to be resolved against the drafting party shall not be employed in interpreting this Assignment Agreement. Unless the context clearly requires otherwise: (a) the plural and singular numbers shall each be deemed to include the other; (b) the masculine, feminine, and neuter genders shall each be deemed to include the others; (c) “shall,” “will,” or “agrees” are mandatory, and “may” is permissive; (d) “or” is not exclusive; and (e) “includes” and “including” are not limiting.
12. Headings. Section headings in this Assignment Agreement are for convenience only and are not intended to be used in interpreting or construing the terms, covenants, or conditions of this Assignment Agreement. Severability. Except as otherwise provided herein, if any provision(s) of this Assignment Agreement is (are) held invalid, the remainder of this Assignment Agreement shall not be affected, except as necessarily required by the invalid provisions, and shall remain in full force and effect unless amended or modified by mutual consent of the parties.
13. Counterparts. This Assignment Agreement may be executed in one or more EXHIBIT 1 - Development Agreement
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counterparts, each of which shall be deemed to constitute an original, but all of which, when taken together, shall constitute one and the same instrument, with the same effect as if all of the parties to this Assignment Agreement had executed the same counterpart.
14. City Consent. The City is executing this Assignment Agreement for the limited purpose of consenting to the assignment and assumption and clarifying that there is privity of contract between the City, on the one hand, and Assignee on the other, with respect to the Development Agreement.
15. Effective Date. The Effective Date of this Assignment Agreement shall be the date upon which Assignee obtains fee title to or a ground lease for the Property and Assignor delivers evidence of the transfer to the City (“Assignment Agreement Effective Date”). For the purposes of this Section, the evidence of transfer shall consist of a duly recorded deed or ground lease, and title report.
IN WITNESS WHEREOF, Assignor, Assignee and the City have entered into this Assignment Agreement as of the date first above written.
ASSIGNOR
, a
By:
Name:
Its:
[Signature must be notarized]
By:
Name:
Its:
[Signature must be notarized]
ASSIGNEE
, a
By:
Name:
Its:
[Signature must be notarized]
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By:
Name:
Its:
[Signature must be notarized]
CITY
CITY OF STOCKTON, a municipal corporation
By:
, City Manager
[Signature must be notarized]
ATTEST:
By:
, City Clerk
APPROVED AS TO FORM:
By:
, City Attorney
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Proposed St. Joseph’s Medical Center of
Stockton Hospital Expansion Project at
1800 North California Street
Stockton City Council
September 26, 2023
Agenda Item 16.1
873
874
Medium
Density
Residential
Commercial
Low
Density
Residen
tial
Administrative
Professional
Institutional
Mixed‐Use
General Plan &Zoning
Residential,
Medium (RM)
Public Facilities (PF)
Commercial,
Office (CO)
Residential,
Low (RL)
Commercial,General (CG)
875
Project Intent
876
Project Entitlements
City Council
9/26/23
CEQA
Master Development
Plan
Development
Agreement
Planning Commission
9/21/23
Recommendations to
City Council
Use PermitUse Permit
Amendment
Historic Demolition
Cultural Heritage Board
8/2/23
Certificate of
Appropriateness
877
CEQA Process
• 30 Day Noticing Period starting December 17, 2021 ‐January 17, 2023 • Scoping Meeting January 10, 2023
Notice of Preparation
• 45 Day Public Review PeriodApril 14, 2022 ‐June 1, 2021 • Evaluated topic areas such as Biology,Air Quality,Traffic, etc.•5 Comment Letters Draft EIR (SCH #2021120439)
• Findings• Statement of Overriding Considerations
• Aesthetics• GreenhouseGas Emissions
• Mitigation & Monitoring Reporting Program
• Errata to the FEIR
Final EIR
878
Statement of Overriding Considerations
• Two Significant andUnavoidable Impacts (SUI)
• Aesthetics• GreenhouseGas Emissions
• A Statement of Overriding Consideration (SOC) for
these impacts must be approved for consideration of
the Project.
• The attached SOC concluded:
• Continued Provision of Health Care Services
• Continued Delivery of Health Care to Disadvantaged
• Expanded Capacity to DeliveryAcute CareTreatment
• Train and Retain Medical Professionals
•Create Job Opportunities
• Consistent withGeneral Plan, SMC, & SmartGrowth
Statement of Overriding Considerations
879
Master Development Plan
• Development Requirements & Standards• Proposed Land Uses• Infrastructure Components• Implementation• Relationship toGP Required to Identify (SMC 16.140.050)
• Broad Range of Services• Medical Facility Expansion• Teaching Environment • Seismic Requirements
AlsoAddresses
880
DevelopmentAgreement
• Identifies Developer and City
Obligations and Responsibilities
• Discusses infrastructure
requirements, utility relocation
• Fees• Ongoing CityApproval Processes• Adopted by City Council as an Ordinance
Contents
881
Subsequent Entitlements
• Site Plan Review (SMC 16.152)
• Design Review (SMC 16.120.020(A)(3)• Temporary Activity Permits (SMC 16.164) • Parcel Mergers (SMC 16.200)
AfterApproval of Discretionary Actions
882
Public Outreach Efforts
•6 CommunityWorkshops• Multi‐Lingual Outreach
• Targeted Social Media
• Email Blast• Direct Mail• DedicatedWebsite
Applicant Sponsored Community Outreach
• NOP, Scoping Meeting, Draft EIR
City CEQA ProcessPublic Hearing Notices
883
Planning Commission
Action
City staff will provide an oral report onthe actions, communications, and outcome of the Planning CommissionHearing on the Project scheduled for September 21, 2023.
884
Recommendation
It is recommended that the City Council:• Approve a Resolution certifying the Environmental Impact Report, including a Statement of Overriding Considerations, Findings of Fact,Mitigation and Monitoring Reporting Program, and Errata to the FinalEnvironmental Impact Report; and • Approve a Resolution approving a Master Development Plan, with Conditions of Approval, and a Development Agreement; and • Adopt an Ordinance approving a Development Agreement.For the Proposed St. Joseph’s Medical Center of Stockton HospitalExpansion Project at 1800 N. California Street (Application No. P21 ‐
0958)
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