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