Planning Commission Submittal September 2023 Revised 9.18.2023 i St. Joseph’s Medical Center of Stockton
Hospital Expansion Project
City of Stockton
Master Development Plan
September 2023
Planning Commission Submittal September 2023 Revised 9.18.2023 ii Prepared by:
St. Joseph’s Medical Center of Stockton
Donald J. Wiley, President and Chief Executive Officer
Michael Williams, Chief Operating Officer
Nikki Ochoa, Chief Financial Officer
Kathy Kohrman, System Vice President; Strategy and Business Development Lisa Helton, Project Manager; Facilities Development
CommonSpirit Health - National Real Estate Services
David Chacon, Director; California Planning, Design and Construction Robert O’Hare, Manager; California Planning, Design and Construction Architect – LDA Partners
Civil Engineer – Morton & Pitalo
CEQA and Planning – Dudek
Fire Safety – The Fire Consultants, Inc.
Heliport – AIRSAFE
Parking – Clark Pacific
Landscape Architect – Wilson Design Studio Landscape Architects Communications and Outreach – Randle Communications
Legal – Brewer Lofgren LLP
Planning Commission Submittal September 2023 Revised 9.18.2023 iii Table of Contents
1 Introduction 1-1
1.1 St. Joseph’s Medical Center Hospital Expansion 1-1
1.2 Entitlements and Related Land Use Approvals 1-3
1.3 The Master Development Plan Tool 1-5
1.4 Relationship to City Plans and Policies 1-6
1.4.1 City of Stockton 2018 General Plan 1-6
1.4.2 Zoning 1-7
1.4.3 Other City Planning Documents that Affect the Medical Center Site 1-7
1.5 Master Development Plan Related Documents 1-8
1.5.1 Environmental Impact Report 1-8
1.5.2 Development Agreement 1-8
1.5.3 Parcel Map and Parcel Mergers 1-8
2 Vision and Objectives 2-1
2.1 Vision Statement 2-1
2.2 Overview of Current and Proposed Expansion of Services 2-1
2.2.1 History of the Medical Center and Current Services 2-2
2.2.2 Expansion Under the Master Development Plan 2-4
2.2.3 Graduate Medical Education 2-5
2.3 Project Objectives 2-5
2.4 Flexibility for the Future 2-7
3 Project Setting 3-1
3.1 Site Description: Existing Buildings, Parking, and Unimproved Properties 3-1
3.1.1 Existing Medical Center 3-4
3.1.2 Project Location and Surrounding Community 3-4
3.2 Regulatory Setting 3-5
3.2.1 Medical Uses 3-5
Planning Commission Submittal September 2023 Revised 9.18.2023 iv
3.2.2 Ancillary and Accessory Uses 3-6
3.2.3 Parking 3-7
3.2.4 Physical Plant 3-8
3.2.5 Heliport 3-8
3.2.6 Emergency and Supplemental Services on a Temporary Basis 3-8
3.2.7 Existing Use Permits 3-8
3.2.8 Residential Uses 3-11
4 Development Plan 4-1
4.1 Site Master Plan 4-1
4.2 Initial Expansion 4-5
4.2.1 Project Options 4-5
4.2.2 Option A 4-5
4.2.3 Option B 4-6
4.2.4 Acute Care Hospital Tower 4-6
4.2.5 Parking Structure and Surface Level Parking 4-7
4.2.6 Heliports. 4-9
4.2.7 Central Utility Plant 4-10
4.2.8 Accessory Structures 4-11
4.2.9 Plant Maintenance Building 4-11
4.2.10 Modular Structures 4-11
4.2.11 Landscape Intent 4-13
4.2.12 Signage and Wayfinding 4-14
4.3 Project Phasing and Construction 4-14
4.3.1 Phase 1 – Options A and B 4-15
4.3.2 Phase 2 – Options A and B 4-15
4.3.3 Phase 3 4-16
4.3.4 Phase 4 4-16
4.4 Phase 5 4-16
4.5 Future Expansions 4-17
4.6 Seismic Retrofits and Support Utilities 4-17
4.6.1 Regulatory Context and Ratings 4-18
4.6.2 Anticipated Structural Retrofits 4-19
4.6.3 Fourth Floor of North Wing 4-20
Planning Commission Submittal September 2023 Revised 9.18.2023 v
4.6.4 Anticipated Non-structural retrofits 4-20
4.6.5 Holding Tanks and Supplies for Emergency Water, Wastewater and Energy 4-20
4.6.6 Future Safety Retrofit Requirements 4-22
4.7 Emergency Public Health Services, Disaster Management and Emergency Services 4-22
4.8 Internal Circulation and Access to the Medical Center 4-23
4.9 Removal of Existing Buildings 4-24
4.10 Interim Parking and Construction Trailers 4-25
4.11 Solar Study 4-26
4.12 Community Amenity 4-26
5 Infrastructure and Services 5-1
5.1 Introduction/Purpose 5-1
5.2 ALTA Survey, Parcel Map, and Utility Relocation Plan 5-1
5.3 Storm Drainage and Stormwater Management 5-2
5.4 Water Supply Assessment 5-4
5.5 Water Service Infrastructure 5-4
5.6 Sewer Infrastructure 5-5
5.7 Dry Utilities 5-5
5.8 Transportation Infrastructure 5-6
5.9 Fire Suppression – Infrastructure and Fire Flow, Access, and Communications 5-6
5.9.1 Fire Hydrants 5-7
5.9.2 Fire Flow and Fire Sprinklers 5-7
5.9.3 Fire Suppression Vehicle and Equipment Access 5-9
5.9.4 Parking Structure Fire Suppression 5-10
5.9.5 Emergency Responder Radio Coverage 5-11
6 Development and Design 6-1
6.1 Introduction 6-1
6.1.1 Hospital Planning Drivers 6-1
6.2 Land Use 6-2
Planning Commission Submittal September 2023 Revised 9.18.2023 vi
6.2.1 Allowed Land Uses 6-3
6.2.2 Hospital 6-3
6.2.3 Ambulance Services 6-3
6.2.4 Clinics and Laboratories 6-3
6.2.5 Medical Related 6-4
6.2.6 Medical Administration 6-4
6.2.7 Medical Education 6-4
6.2.8 Parking 6-4
6.2.9 Physical Plant 6-4
6.2.10 Heliport 6-4
6.2.11 Modular Structures 6-5
6.3 Development Standards 6-6
6.3.1 Setback from Street Frontage 6-6
6.3.2 Site Coverage 6-6
6.3.3 Floor Area Ratio 6-6
6.3.4 Building Height 6-7
6.3.5 Roof-Mounted Structures and Equipment; Communication Facilities 6-7
6.3.6 Separation Between Buildings 6-7
6.3.7 Parking 6-8
6.3.8 Holding Tanks and Supplies for Emergency Water, Wastewater, and Energy 6-9
6.3.9 Modular Structures 6-9
6.4 Architectural Design Guidelines 6-10
6.4.1 Design Intent 6-10
6.4.2 Massing, Form, and Entrances 6-10
6.4.3 Building Materials 6-10
6.4.4 Additional Design Considerations 6-11
6.4.5 Occupied Square Footage Defined 6-11
6.4.6 Parking Structure 6-12
6.4.7 Bicycle Parking 6-13
6.4.8 Accessory Structures 6-14
6.4.9 Modular Structures 6-14
6.5 Site Design Guidelines 6-15
6.5.1 Campus Edge Considerations 6-15
6.5.2 Patient and Visitor Experience 6-15
6.5.3 Site Access and Loading 6-15
Planning Commission Submittal September 2023 Revised 9.18.2023 vii
6.5.4 Walls and Fences 6-16
6.5.5 Screening and Buffers 6-16
6.5.6 Landscape Intent 6-16
6.5.7 Plant Palettes 6-16
6.5.8 Green Space 6-17
6.5.9 Site Furnishings 6-22
6.5.10 Outdoor Lighting 6-24
6.5.11 Pedestrian Walkways 6-25
6.5.12 Hardscape Materials Guidelines: 6-25
6.5.13 Irrigation Systems Guidelines 6-25
6.5.14 Landscape Planting Guidelines 6-26
6.6 Heliport Regulations 6-28
6.7 Comprehensive Signage Program 6-29
6.7.1 Wayfinding guidelines 6-29
6.7.2 The Relation of Traffic Flow to Wayfinding 6-30
6.7.3 Signage during Construction Phases 6-30
6.7.4 Signage to Interim, Off-Campus Parking 6-30
6.7.5 Sign Criteria and Types of Signage 6-31
6.7.6 Site Pageantry 6-37
6.7.7 Religious Symbols 6-37
6.7.8 Arterial Signage 6-37
6.8 Sustainability Goals 6-38
6.8.1 Sustainable Design 6-39
6.9 Design Deviations from Stockton Municipal Code 6-39 7 Implementation 7-1
7.1 Introduction 7-1
7.2 Timing of Development 7-1
7.3 Infrastructure Phasing 7-1
7.4 Specific Infrastructure Phasing Requirements 7-2
7.5 Financing Infrastructure Improvements 7-2
7.6 Maintenance of Publicly Accessed Common Areas 7-2
Planning Commission Submittal September 2023 Revised 9.18.2023 viii
7.7 Acquisition of Land Owned by Third Parties 7-2
7.8 Temporary Activities and Modular Structures 7-3
7.9 Review of Historic Buildings 7-3
7.10 Design Review 7-4
7.11 Parcel Map, Parcel Mergers and Lot Line Adjustments 7-4
7.12 Use Permit Revocations; Continued Effectiveness of Certain Existing Use Permits. 7-4
7.13 Comprehensive Signage Program and Sign Permits. 7-5
7.14 Review by Outside Agencies 7-5
7.15 Term of the Master Development Plan 7-5
8 Administration 8-1
8.1 Overview 8-1
8.2 Administrative Procedures 8-1
8.2.1 Entitlements and Approvals 8-1
8.2.2 Site Plan Review - Application Requirements 8-2
8.2.3 Application Processing 8-2
8.2.4 Administrative Interpretations 8-3
8.3 Environmental Review 8-3
8.3.1 Subsequent Environmental Review 8-3
8.3.2 Mitigation Monitoring 8-4
8.4 Substantial Conformity and Amendments 8-4
8.4.1 Substantial Conformity 8-4
8.4.2 Major Changes 8-5
Appendix A
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
Planning Commission Submittal September 2023 Revised 9.18.2023 ix Attachment 4 - HCAI Program Overview. Non-structural Performance Categories (NPC) Ratings & Definitions.
Attachment 5 - ALTA Survey
Attachment 6 - City Council Resolution No. 35,707
Attachment 7 - Preliminary Drainage Report
Attachment 8 - Water Supply Assessment
Attachment 9 - Domestic Water Demand Calculations, Capital Engineering Consultants Inc Attachment 10 - Fire Protection Systems Narrative, Sacramento Engineering Consultants Attachment 11 - Report from The Fire Consultants, Inc
Attachment 12 - Fire Flow Analysis for St. Joseph Medical Center, Morton & Pitalo Attachment 13 - Collection System Impacts of Proposed St. Joseph’s Medical Center Expansion Attachment 14 - City of Stockton Proposed Streetscape Master Plan Attachment 15 - Hospital Expansion Project Parking Plan 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
Planning Commission Submittal September 2023 Revised 9.18.2023 x Included Figures:
3.1-1 Parcel Map
3.1-2 Parcel Map - North
3.1-3 Existing Site Plan
3.1-4 Existing Building/Parcel Map
3.1-5 Existing Building/Parcel Map - North
3.2-1 Zoning Diagram
3.2.3-1 Existing Parking Plan
4.1-1 Site Master Plan
4.1-2 Site Master Plan - North
4.2-1 Overlay Site Plan – Option A
4.2-2 Overlay Site Plan – Option B
4.2.6-2 Heliport Options
4.2.10-1 Modular Structure Zoning
4.2.11 Conceptual Landscape
4.3.1 Conceptual Phase 1 Site Diagram
4.3.2-1 Conceptual Phase 2 Site Diagram – Option A
4.3.2-2 Conceptual Phase 2 Site Diagram – Option B
4.3.3-1 Conceptual Phase 3 & 4 Site Diagram – Option A
4.3.3-2 Conceptual Phase 3 & 4 Site Diagram – Option A
4.4 Potential Phase 5 Expansion Areas
4.6.5-1 NPC 5 Requirements for Existing Hospital
4.6.5-1 NPC 5 Requirements for New Patient Tower
4.6.5-3 NPC 5 Requirements for Future Expansion
4.7 Disaster Management Plan
4.8-1 Site Circulation Diagram – Option A
4.8-2 Site Circulation Diagram – Option A
4.8-3 Driveways on N. California St. in conformance with Streetscape Master Plan
4.9-1 Demolition Site Plan
Planning Commission Submittal September 2023 Revised 9.18.2023 xi
4.11-1 Solar Study - Winter
4.11-2 Solar Study - Summer
5.2-1 ALTA Boundary Survey Map
5.2-2 Conceptual Utility Relocation Plan
5.2-3 Conceptual Dry Utility Relocation Plan
5.2-4 Conceptual Utility Locations on Cemetery Lane
5.3-1 Storm Drain Map
5.5-1 Composite Utility Map
5.6-1 Sewer Map
5.7-1 Facilities Map
5.9.1 Fire Hydrant Location Map
6.3.9-1 Modular Structure Example
6.5.8-1 Conceptual Landscape at Interior Campus Connections
6.5.8-2 Landscape Intent at South Respite Area
6.5.8-3 Landscape Intent at North Respite Area
6.5.8-4 Conceptual Landscape at View-Only Roof Garden
6.5.9-1 Site Furnishings
6.5.14-1 Plant Palettes
6.7.2-1 Traffic Flow Analysis
6.7.2-2 Signage Locations
6.7.5-1 Branding Sample
6.7.5-3 Exterior Signage Examples
6.7.5-4 Signage Proportion Example
Planning Commission Submittal September 2023 Revised 9.18.2023 xii Included Tables:
3.1-1 Existing Building Summary
3.2.1-1 Medical Services and Medical Center Zoning Districts
3.2.3-1 Existing Parking Summary
3.2.7-1 Existing Use Permits That Will Remain In Place.
3.2.7-2 Use Permits That Are No Longer Necessary (Buildings Never Built, Previously Demolished or to be Demolished of Modified as Part of Expansion).
4.1-1 Assessor’s Parcel Numbers and Property Description
4.1-2 Expansion Building Summary
4.2.5-1 Parking Summary (Parking Option B)
4.3-1 Expansion Phasing Summary
4.6.5-1 Storage Tanks
5.9.2-1 Proposed Building Fire Flow Summary
5.9.2-2 Fire Flow Node Summary
6.3.1-1 Allowed Setbacks
6.7.5-2 Sign Types for Campus, Hospital Tower, and Parking Structure
6.9-1 Design Deviations
Planning Commission Submittal September 2023 Revised 9.18.2023 1-1 1 Introduction
1.1 St. Joseph’s Medical Center Hospital Expansion
The Dignity Health St. Joseph’s Medical Center (the “Medical Center”) is a primary provider of a comprehensive array of medical services to the City of Stockton, San Joaquin County and the Northern San Joaquin Valley (an area that encompasses the foothill counties of Calaveras and Tuolumne). The operator of the Medical Center and owner of the properties that constitute the main campus is a nonprofit entity, Port City Operating Company, LLC, doing business as St. Joseph’s Medical Center of Stockton. (The operator is referred to in this Master Development Plan as “St.
Joseph’s,” the structures are referred to as the “Medical Center,” and the main physical location is referred to as the “Medical Center campus.” The owner of properties, unless otherwise specified, is Port City Operating Company, LLC (“PCOC”)). The current Medical Center campus traces its roots to 1899, with the opening of a 25-bed hospital at the same N. California Street location where the Medical Center resides today. Over more than 120 years of operation, the Medical Center has gradually expanded through the construction of multiple buildings to support emergency services, acute care, neonatal intensive care, outpatient services, comprehensive cardiovascular and oncology care, and a women’s and children’s health center. The primary service area now reaches more than 384,000 residents of the City of Stockton. The secondary, regional service area extends north to Lodi and south to Manteca and Tracy and into the foothill counties of Calaveras and Tuolumne.
The mission of St. Joseph’s expressly includes a focus on improving the health of “those who are vulnerable.” A significant segment of the Medical Center’s patient base are residents that qualify as “low income” under area median income standards. The census tracts for the service area also qualify under California screening standards as “disadvantaged.” Finally, under the Regional Opportunity Index, the area in which the Medical Center is located has been designated as an area in need of investment to thrive. The Medical Center provides significant public health and employment opportunities for vulnerable communities that will be enhanced by the expansion.
Over the years, the Medical Center also has developed an important presence as a teaching hospital, with Graduate Medical Education operating within the Medical Center. Graduate Medical Education includes traditional medical and graduate-level medical training, as well as schools of nursing, pharmacy, physical therapy, and others. The professional and technical training opportunities provided at the Medical Center support the attraction and retention of physicians (both as faculty and residents completing residency programs) and other health care and supporting technical professionals in Stockton and the Northern San Joaquin Valley.
The current main Medical Center campus consists of approximately 18.7 acres, spanning multiple parcels. Most of the available land has permanent buildings or paved surface-level parking, which is a physical constraint to expanding buildings to provide enhanced medical care to serve the growing region. Several of the older existing buildings are underutilized. The surface-level parking presently is located in a central portion of the campus, occupying land that could otherwise be available to expand both patient services and Graduate Medical Education.
Planning Commission Submittal September 2023 Revised 9.18.2023 1-2 Expansion of the Medical Center must be carefully phased in order to minimize stress on Medical Center staff and patient services, and also ensure that adequate patient beds remain available throughout construction. As a new medical building opens for use, State-mandated seismic retrofits and other modernizations can be completed as may be necessary in other buildings within the Medical Center campus that will be renovated but not replaced.
Due to the site constraints, St. Joseph’s also relies upon off-campus properties to house medical support services, out-patient treatment, behavioral health services, and a portion of staff parking.
The off-campus properties are incorporated into the Master Development Plan to provide a comprehensive framework of development standards for the Medical Center. Off-campus properties will also be used for modular structures or other temporary structures for non-acute care services, business services, and staff support during the expansion as building construction is phased over time. If necessary for future phases, additional off-campus properties may also be acquired and then used for parking, either on a temporary or permanent basis. The Master Development Plan allows for future expansion of the boundaries of lands within the scope of this planning tool as may be necessary for additional growth and flexibility in the provision of medical services to serve the community and region.
This Master Development Plan (which hereafter may also be referred to herein as “the Plan”), including both narrative, exhibits, and reports included in the Appendix is the foundation for the expansion. The Plan is intended to provide a single, unified concept for future growth that will be implemented for the Medical Center. 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.
The Plan includes a Site Master Plan that depicts a new main hospital building (“Acute Care Hospital Tower”), a new multi-level Parking Structure, construction of a new Central Utility Plant, and the expansion of the existing Generator building and other required support facilities within the Medical Center boundaries. Future opportunities for additional medical buildings and required parking to serve such facilities are also included as part of a longer-term planning horizon.
The Medical Center expansion requires removal of buildings that are no longer in use and are outdated and underutilized. Construction of new buildings will proceed in carefully determined phases to maintain continuous patient services, and there will be strategic use of temporary (modular) structures as the expansion is completed over several years. As the demolition and removal of underutilized buildings begins, existing non-acute care services, business services, and staff support functions will be moved into locations with modular structures. Some modular structures may remain in place after completion of the new acute care hospital tower as needed to bridge the timing during which new buildings and seismic and other interior retrofits in existing buildings are completed.
The construction phases described in the Plan are conceptual and subject to revision after development of detailed construction plans for new buildings to ensure that the impact to patient services is appropriately managed throughout the completion of the expansion. Initial conceptual plans developed by St. Joseph’s indicate that existing surface parking will be removed in the first phase, with temporary parking located both within the Medical Center campus and also at offcampus locations. The new Parking Structure and Acute Care Hospital Tower will then be constructed
Planning Commission Submittal September 2023 Revised 9.18.2023 1-3 to allow for acute care services to be centralized and co-located on the Medical Center campus. The Plan describes this staged construction as Phases 1 through 4. This phased renovation will significantly enhance the use of available lands in a way that serves patients, staff and visitors more effectively. As noted, the phased construction is necessary to ensure that there is no interruption in critical care patient services during construction.
Phase 5 of the Plan includes options on the Medical Center Campus for future expansion. A “Future Phase” also is described that would require off-campus properties (currently not identified) for additional expansion. The Plan also identifies seismic retrofit requirements that are known at the time of approval of the Plan, and which have been considered in the accompanying environmental analysis. Seismic retrofits are separately described as the “Seismic Retrofits” phase. Anticipated phasing is depicted in Table 4.3-1, in Chapter 4, Section 4.3.
Each of these separate phases is identified in the Plan and constitutes the “Project.” The Plan provides the framework to support this phased expansion of the Medical Center.
Medical service delivery changes frequently with technology enhancements, which requires flexibility in entitlement approvals. Flexibility will be supported by principles set forth in this Plan. The Plan will provide development standards, design parameters, and implementation tools to allow construction phasing and building design, site planning and building usage that meet evolving needs of the community and the region.
1.2 Entitlements and Related Land Use Approvals
Consistent with the Chapter 16.140 of the Stockton Municipal Code (the “Municipal Code”), the Plan becomes the foundational entitlement to implement long-term development of and vision for the Medical Center. Within the Plan framework and after City review as required by the Municipal Code, the following permits and variances will be incorporated as approved in the Plan:
1. Use Permits (for continued operation of Medical Services as may be required under the Municipal Code and for existing and future heliport(s) or helicopter parking areas, as described in the Plan)
2. Demolition Permits (as described in Chapter 4)
3. Temporary Activity or Administrative Use Permits (as described in Chapter 4) to accommodate relocation of existing uses during construction and as a bridge during completion of building expansion, seismic retrofits, or other interior renovations, or as may be needed in the future for emergency services during a disaster or surge in need for medical services, such as a pandemic)
4. Deviations from the Municipal Code (as described in Chapter 6)
5. Other Permits that may be required for implementation of portions of the Plan (e.g., building permit for removal of surface parking as required under Municipal Code section 15.04.250)
6. Tentative Parcel Map to conform legal parcel lines to existing and proposed new buildings within the Medical Center campus, remove obsolete map references, and provide for abandonment of utility easements for utilities that will be subject to relocation.
Planning Commission Submittal September 2023 Revised 9.18.2023 1-4 The Master Development Plan includes a Site Master Plan and an “Overlay Site Plan” for Options A and B that are explained further in Chapter 4 (see Figures 4.2-1 and 4.2-2). The two (2) options allow for different configuration of support buildings and are incorporated to provide an example of the intended future flexibility for Site Master Plan implementation. The Site Master Plan identifies construction of the Acute Care Hospital Tower over the previously abandoned portion of McCloud Avenue that crosses the Medical Center properties. The remaining public utility easement will be abandoned as part of the Project through the approval of a new tentative parcel map. Public and private utilities located below McCloud have been evaluated and a conceptual plan for relocation of the utilities is part of the Project. The tentative parcel map will include a condition of approval to implement the relocation plan.
The tentative parcel map will consolidate eight (8) existing legal parcels that comprise a portion of the Medical Center campus. Chapter 3, Sections 2.2.1 and 3.1 provide the historical background of the existing buildings and legal parcels. The proposed tentative parcel map is described in Chapter 7, Section 7.11. In addition to the creation of one new legal parcel, five (5) small parcels will be submitted for merger through the administrative procedure provided by the City’s Subdivision Ordinance, Section 16.200.030(B). Lot line adjustments may be necessary thereafter to accommodate building footprints or parking entrances after final building design is completed. Any lot line adjustment(s) will be processed through the administrative procedure provided by the City’s Subdivision Ordinance, Section 16.200.200.020(B). If approved and after completion of any conditions on the tentative parcel map, the final parcel map, the notice of lot merger, a deed reflecting any lot line adjustments, and a certificate of lot line adjustment will be filed with the County Recorder and resulting parcels considered part of the Plan without further amendment.
Use Permits govern each of the existing buildings on the Medical Center campus, generally with one Use Permit per building. A Use Permit also is in effect for the existing heliport (i.e., UP S27-86), and this Use Permit will remain in effect. The approval of the Plan coordinates, in one document, the applicable Use Permits and provides a comprehensive framework for future reference as the Site Master Plan is implemented over time. Buildings that are to remain in place will continue to operate, buildings that are to be demolished will be identified and, if less than 50 years old, will be subject to a Demolition Permit under Section 16.220.105(B) of the Municipal Code prior to removal, with pertinent approvals.
This Plan also identifies those buildings over 50 years old. Any historic significance of each of these buildings is evaluated in a Historic Resources Inventory and Evaluation Report to allow the City to determine the extent of further discretionary review that may be required in advance of the removal of any buildings.
The new (replacement) buildings will be evaluated for both infrastructure needs and public service requirements through the entitlement process. Through Development Standards and Design Guidelines that are specific to the Plan, a framework for phased implementation of the Site Master Plan will be developed and implemented, removing the requirement for ongoing amendment of Use Permits and ensuring a coordinated approach to development of the Medical Center campus.
The Plan will also provide the framework for temporary (modular) structures, both on the Medical Center campus and off-campus (through leased or purchased land or buildings). The allowance of
Planning Commission Submittal September 2023 Revised 9.18.2023 1-5 modular structures will support the phased implementation of the Site Master Plan with no interruption in medical services.
After approval of the Master Development Plan by the City of Stockton, it is anticipated that all of the buildings that are part of the expansion will be subject to review and approval by the California Department of Health Care Access and Information (State HCAI, previously known as the Office of Statewide Health Planning and Development). The jurisdiction of State HCAI is delineated in California Administrative Code section 7-103, Chapter 71 , and is updated from time to time.
By way of general overview, State HCAI is designated as the “enforcing agency” for specified health facilities, and has jurisdiction over plan checking and inspection of the design and details of the architectural, structural, mechanical, plumbing, electrical, and fire and panic safety systems, as well as the observation of construction.2
The scope of authority of State HCAI includes general acute care hospital buildings, as well as central plant buildings and non-building structures that provide utility service to buildings under State HCAI jurisdiction. A non-hospital building may also fall under State HCAI jurisdiction if the building contains elements required for an acute care hospital, duplicative or supplemental hospital services are provided in a building, utilities or related systems feeding a building under State HCAI jurisdiction passes through or under a non-HCAI building, or a building is removed from acute care service and remains under State HCAI jurisdiction for other enumerated reasons.3 Planning and zoning authority is retained by the local agency (i.e., the City of Stockton) and other local agencies (e.g., air quality and water authorities) retain jurisdiction over permits.4 The important consideration for purposes of the Plan is that State HCAI will approve final building design and construction (including fire safety requirements) that may result in changes to the design and construction of the new buildings. The Plan will allow for modifications necessary after State HCAI review.
1.3 The Master Development Plan Tool
The Master Development Plan is the primary land use and regulatory document that establishes the vision, standards and strategies used to guide development of the Medical Center over time and the foreseeable future. The Plan is intended to provide flexibility and simplify the Project planning and review process by providing the City’s decision makers with comprehensive information to guide, manage, implement and monitor the development of the Medical Center. The Plan will grant decision makers of the future the ability to interpret and, if necessary, amend the Site Master Plan and related Development Standards and Design Guidelines to meet unanticipated changes in the delivery of medical services.
1 See also California Health and Safety Code sections 129675 and 129680 and Title 24 Section 1.10. 2 See Code Application Notice, Facilities Development Division, Office of Statewide Health Planning and Development “OSHPD Jurisdiction” (Appendix, Attachment 1) (Effective 7/15/2013 and revised 1/10/2017) p. 2 (copy on file with City Community Development, and referenced in this document as “OSHPD Jurisdiction.”). 3 See OSHPD Jurisdiction, at p. 4.
4 See OSHPD Jurisdiction, at p. 6.
Planning Commission Submittal September 2023 Revised 9.18.2023 1-6 The Plan includes the vision and objectives of the Project, summarizes site constraints and opportunities, and establishes the policies and standards that both control and provide flexibility for build out of the Site Master Plan. The Plan consists of the following Chapters:
Chapter 1 – Introduction
Chapter 2 – Vision and Objectives
Chapter 3 – Project Setting
Chapter 4 – Development Plan
Chapter 5 – Infrastructure and Services
Chapter 6 – Development Standards and Design Guidelines Chapter 7 – Implementation
Chapter 8 – Administration
1.4 Relationship to City Plans and Policies
1.4.1 City of Stockton 2018 General Plan
The Medical Center is subject to the goals, policies general land uses and programs of the City of Stockton General Plan, adopted by the City Council in December 2018. The Medical Center expansion is consistent with the goals and policies of the General Plan. Several policies are specifically advanced by this Project.
Chapter 6 of the General Plan is devoted to “Community Health” and Goal CH-1 “Healthy People” describes a vision to “[s]upport the ability of the entire community to maintain healthy lifestyles,” which is supported and implemented through the Medical Center expansion. The expansion will also achieve other economic and public health objectives stated in the General Plan, and in particular the following Policies:
• Policy LU-4.1 “Encourage large scale development proposals in appropriate locations that include significant numbers of higher-wage jobs and local revenue generation….” and Action LU-4.1B (specifically referencing businesses in health care); • Policy LU-4.2 “Attract employment- and tax-generating businesses that support the economic diversity of the city.”
• Policy LU-6.2 “Prioritize development and redevelopment of vacant, underutilized and blighted infill areas.”
• Goal CH (Community Health)-2: Restored Communities “Restore disadvantaged communities to help them become more vibrant and cohesive neighborhoods with highquality affordable housing, a range of employment options, enhanced social and health services, and active public spaces.”
• Action CH-2.1C: “Develop incentives to promote reuse of distressed areas, such as through re-zoning, permit streamlining, density bonuses, and other appropriate tools.” • Policy CH-2.2: “Stimulate investment through partnerships with private property owners, neighborhood groups, health and housing advocates, nongovernmental organizations, and other community supporters.”
Planning Commission Submittal September 2023 Revised 9.18.2023 1-7 • Action CH-2.2A: “….Encourage private investment in older neighborhoods. Cooperate in joint public-private partnerships to invest in older neighborhoods.” • Action CH-2.2D: “Collaborate with non-profit partners and San Joaquin Public Health Services to attract medical clinics, mental health facilities, and pharmacies in areas that lack access to health care.”
• Policy CH-3.3: “Ensure that Stockton youth and adults have access to the services and resources they need to enhance and renew their vocational and professional skills for job readiness and retention.”
The expanded and modernized Medical Center campus will provide permanent employment opportunities at higher wage levels, while also expanding entry level and support positions that provide employment from a diverse population base. The expanded Graduate Medical Education program will attract physicians, other medical professionals, and technology professionals required to support modern medical facilities. Underutilized buildings will be removed in order to accommodate new buildings that will enhance medical services for the City and the region.
Finally, the Project will improve health care delivery for a patient base that includes a significant segment of people that qualify as low income. The Medical Center campus is located within close proximity to a Stockton neighborhood that qualifies as “disadvantaged” under California screening standards for census tracts. The capital investment will be significant and will enhance the neighborhood.
1.4.2 Zoning
Chapter 3 discusses in detail the current zoning and allowed uses. The Medical Center operates under the “Medical Services” land use definition in Section 16.240.020 of the Municipal Code, with all existing and future permanent uses falling within that definition in the Municipal Code. If any modular structures need to be located on a temporary basis on land that is not zoned “Commercial, General”(CG) or “Commercial, Office,” (CO), the Master Development Plan provides for issuance of Temporary Activity Permit(s) under Municipal Code section 16.164.030(B)(9) (Temporary Nonresidential Structures), or “Administrative Use Permits” for a temporary activity that will continue beyond one year, as required by Municipal Code section 16.164.030(B)(9) and Chapter 16.168. The ongoing operations of the Medical Center (both medical services and Graduate Medical Education) are allowed on both on the Medical Center campus and also the offcampus properties.
1.4.3 Other City Planning Documents that Affect the Medical Center Site The City of Stockton Bicycle Master Plan (adopted December 5, 2017) incorporates N. California Street as a roadway that will implement additional bike lanes and a reduction of lanes devoted to vehicle travel. The Site Master Plan considered the design requirements for the Bicycle Master Plan and, as detailed in Chapter 5, will be consistent with those requirements.
Planning Commission Submittal September 2023 Revised 9.18.2023 1-8
1.5 Master Development Plan Related Documents
1.5.1 Environmental Impact Report
The St. Joseph’s Medical Center Hospital Expansion Project Final Environmental Impact Report (FEIR), certified in accordance with the Environmental Quality Act (CEQA), examines the environmental impacts of the Plan and focuses on changes in the environment that will result from implementation of the Plan. The FEIR examines all phases of the Project, including planning, removal of buildings, visual impacts, construction, temporary uses, and occupancy. The FEIR will examine both new construction and anticipated seismic retrofits (i.e., the potential removal of the 4th Floor of the North Tower and addition of back-up water and gas tanks as required by State law). The FEIR also considers, to the extent known, impacts from Phase 5 of the Project that can be reasonably anticipated at the time of approval of the Plan, including but not limited to expansion that may be necessary for a future trauma center. The FEIR serves as the base environmental analysis for purposes of evaluating future requests for amendments to the Plan or the allowed uses, modifications, or any other required entitlements.
1.5.2 Development Agreement
St. Joseph’s and the City of Stockton will execute a Development Agreement in accordance with Section 16.140.060 and also Chapter 16.128 (Development Agreements) of the Municipal Code.
This agreement will establish required infrastructure improvements, the timing and method for financing improvements, and other specific performance obligations of St. Joseph’s and the City.
The Development Agreement also will identify how St. Joseph’s meets the Community Amenity requirement of Section 16.140.070(D) of the Municipal Code. This component is discussed further in Chapter 4. The Development Agreement serves as a legal and binding contract between the City and St. Joseph’s, runs with the land, and provides vested rights to develop the property.
1.5.3 Parcel Map and Parcel Mergers
As noted above, a tentative parcel map and parcel mergers are included in the entitlements, although the applications will be processed on a parallel path to the Plan and are subject to administrative review. The tentative parcel map and ultimately the final map will conform legal parcel lines to current and proposed buildings, remove obsolete references on earlier parcel maps, and facilitate the abandonment of easements as approved by the City or other easement holders.
Planning Commission Submittal September 2023 Revised 9.18.2023 2-1 2 Vision and Objectives
2.1 Vision Statement
St. Joseph’s vision is to be known as the premier health care delivery network and teaching institution for the Northern San Joaquin Valley. The St. Joseph’s Medical Center Hospital Expansion Project will accomplish the following:
• Provide a broad range of healthcare services to Stockton and the surrounding Northern San Joaquin Valley to further establish St. Joseph’s Medical Center as a regional provider of health care services.
• Expand and modernize existing medical facilities to meet current patient needs, including the underserved population, and the anticipated growth in the Northern San Joaquin Valley. • Broaden the established medical learning environment that serves as a premier teaching institution for the Northern San Joaquin Valley that will support historical and anticipated shortages of medical professionals in the region.
• Address seismic requirements imposed by Senate Bill 1953.
St. Joseph’s, as the operator of the Medical Center, will continue to deliver quality, compassion, and innovative health care services by expanding existing facilities on the Medical Center campus and through development of a dynamic new facility to meet the growing needs of the City and the County for many decades into the future. As the Northern San Joaquin population grows, needs of the underserved are likely to increase as well. St. Joseph’s mission from the inception has included compassionate and high-quality medical care to those in need. The modernized facilities will improve care for this segment of the population as well. To achieve this vision, the Medical Center must expand facilities in the near term to accommodate the current patient population, create space to accommodate innovative medical technologies and patient care methods and facilities, to continue to provide excellent patient care as the regional population grows, and to offer new medical training programs. If an opportunity or need arises for a future trauma center designation, the Medical Center must be able to adapt quickly to meet those needs.
2.2 Overview of Current and Proposed Expansion of Services The complexities of health care have changed dramatically since the inception of the hospital in 1899 and will continue to do so. Today, St. Joseph's is the largest regional medical center in San Joaquin County with 355 beds, a medical staff of nearly 750 physicians, and 2,700 employees. Based on three (3)-year averages, annually St. Joseph’s provides more than: 87,000 emergency room visits, 3,300 deliveries, 20,800 inpatient admissions, 5,600 inpatient and same day surgeries 4,300 invasive cardiac procedures, and 174,000 visits for cancer care and other therapeutic diagnostic services. In Fiscal Year 2021, St. Joseph’s also provided $45.3 million in community benefit, including charity care, financial assistance programs, and community health improvement services.
A timeline depicting the expansion milestones in the development of the Medical Center is incorporated in Figure 2.2.1-1. This next expansion of the Medical Center, under the provisions of
Planning Commission Submittal September 2023 Revised 9.18.2023 2-2 this Plan, will allow for both new buildings and continued use of existing facilities to meet the ongoing medical needs of the greater San Joaquin region.
2.2.1 History of the Medical Center and Current Services The Medical Center traces its roots to 1884, when Father William Bernard O’Connor purchased
9.234 acres of ground north of the City limits, facing California Street, Father O’Connor was ordained into the priesthood in Ireland, and arrived in California at the age of 27. The Archbishop of San Francisco was so impressed with this young priest’s unusual ability, piety and zeal that he quickly appointed him to take charge of St. Mary’s Church in Stockton. Father O’Connor saw the need for a home for aging men and originally purchased the 9.234 acres to serve this purpose.
When the City’s leadership heard of the plans for a home for old men, a group of local physicians suggested construction of a hospital as well as a home, pointing out the community’s growing need for a suitable local facility for general medical and surgical care.
Father O’Connor selected the name for the institution, St. Joseph’s Home, and dedicated the home and hospital annex on St. Joseph’s Day, March 19, 1899. The cornerstone was put into place on March 20, 1899. St. Joseph’s formally opened under the supervision of the Dominican Sisters of San Rafael on December 21, 1899, with 25 hospital beds.
The small site gradually expanded over the next 120 years to meet the growing needs of the City and surrounding region. In 1902, St. Joseph’s Training School for Nurses opened as the area’s first nursing school. For 33 years, the training school, which earned a reputation for educational excellence, trained nurses to bring their expertise and skills to the sick and those in need. The school closed in 1938.
By 1916, crowded conditions in the original hospital forced the building of modernized facilities.
Four (4) operating rooms were completed with modern appliances. The American College of Surgeons accredited the hospital in 1928, at which time St. Joseph’s consisted of a medical and surgical department, an obstetrical department and the old men’s home. In 1928, 44 doctors, 10 Dominican Sisters and nine (9) head nurses managed the facility. There were 45 men in the Home, 14 students enrolled in nursing school and 30 graduate nurses were on duty to care for patients in 125 beds.
As the population of Stockton and the surrounding cities increased, St. Joseph’s continued to grow with the community. Expansions, which took place from 1950 through 1980, would see the hospital, still located on California Street, grow to more than 16 acres. With changes in medicine and the launch of the Medicare program, hospital construction and expansion boomed.
The hospital did not make another significant addition until 1954, when the North Wing was substantially completed. This expansion added 52 additional beds, a dietary department and a coffee shop. In 1962, St. Joseph’s added the West Wing, which brought 90 new beds, large surgical suites with eight (8) operating rooms, a recovery room and intensive care unit. New laboratory and nuclear medicine departments were added in 1966 within the existing structures.
In 1967, work began on a “coronary care unit,” now called the East Wing, which was completed in 1970.
Planning Commission Submittal September 2023 Revised 9.18.2023 2-3 St. Joseph’s opened the County’s first dedicated Emergency Services Department in a hospital.
Emergency Room doors opened on March 5, 1971, to provide emergency care 24 hours a day, seven (7) days a week.
As facilities expanded, so did the level of acute medical care. St. Joseph’s has pioneered state of the art cardiac care by installing a cardioscope in the operating room in 1957, and in 1967 became one of the first hospitals in the nation to create a Coronary Care Unit. Laboratory facilities have been upgraded as well, including the opening of the first modern Cardiac Catheterization Laboratory in San Joaquin County in 1972, with additional upgrades in 1978. In 1984, cardiologists at St. Joseph’s performed the first balloon angioplasty procedure in the County.
In keeping pace with the changes in medical technology in oncology, St. Joseph’s opened the Sister Mary Pia Regional Cancer Center in 1988. The hospital has operated a dedicated oncology department since 1978.
Changes to the Medical Center also have occurred with changes in medical care service delivery models. By 1986, more than 40 percent of the hospital’s surgeries were done on an outpatient basis. Recognizing the trends in health care delivery and making changes to meet the need, St.
Joseph’s opened its first outpatient surgery center in 1987.
In 1994, St. Joseph’s began construction of the Heart Center, which opened in 1996 and brought all diagnostic and interventional cardiovascular areas into one location improving efficiency and patient care. This expansion also enhanced outpatient surgery and emergency services.
The latest patient care expansion occurred in 2010 with the construction of the Women and Children’s Pavilion. This building is a four-level, 152,000 square foot hospital building for women and children with 79 new beds and connected to the hospital building with a pedestrian bridge.
Services include a surgical unit, maternity ward, ICU/ NICU (Level III) and patient beds to provide services to premature or severely ill newborns requiring special observation, equipment, and care.
Through compassionate care at the Behavioral Health Center, treatment also is provided for depression, anxiety, psychiatric disorders, and chemical dependencies by a team of psychiatrists, doctors, and other licensed professionals. Consistent with the mission of St. Joseph’s, the Behavioral Health Center provides behavioral evaluations to anyone in need at no charge.
In May 2016, Kaiser Foundation Hospitals and Dignity Health implemented a strategic partnership through a non-profit joint venture, Port City Operating Company, LLC. The purpose of the Joint Venture is to strengthen, support, manage and preserve a durable, high quality health care system for the community of Stockton and the surrounding area. This partnership and joint ownership of the Medical Center has allowed for expansion of access to medical care at St.
Joseph’s for residents of San Joaquin County, further expansion of medical services to meet community need, and actualization of St. Joseph’s Mission of improving the health of the people served, especially those who are vulnerable.
Planning Commission Submittal September 2023 Revised 9.18.2023 2-4 Figure 2.2.1-1 History of St. Joseph’s Medical Center
The Medical Center campus now consists of numerous buildings that have been built, updated and remodeled over the course of 120 years. A detailed description of the location of the campus and the existing buildings on the Medical Center campus is provided in Chapter 3.
2.2.2 Expansion Under the Master Development Plan
The Project will achieve multiple structural renovations as well as construction of new facilities, each described in detail in Chapter 4. By way of overview, the structural changes will include the following: (1) add additional beds to accommodate projected population and patient growth to 2036; (2) with the additional space, provide necessary flexibility to implement the seismic retrofits and minimize impacts to patient care, (3) continue the modernization of existing facilities to accommodate new clinical technology and changing patient care needs; (4) provide flexible interior spaces that allow for the conversion of some existing acute/medical surgical beds to single occupancy rooms with the capacity to convert to semi-private rooms to meet short-term increases in patient census for circumstances similar to the recent pandemic; (5) expand facilities for local residency training programs; and (6) optimize use of available land for medical and educational services by converting surface parking to a Parking Structure. In addition, the Project
Planning Commission Submittal September 2023 Revised 9.18.2023 2-5 will facilitate seismic retrofit requirements of Senate Bill (SB) 1953 (also known as the Alfred E.
Alquist Hospital Seismic Safety Act of 1983) by (1) possible removal of the 4th Floor of the building known as the “North Tower,” (2) provide for the installation of water, sewer and fuel storage as required by State law, and (3) cosmetic exterior structural engineering retrofits on all existing patient towers.
The Project will enhance capacity to support growth, including the anticipated expansion of medical and surgical subspecialty services, including robotic and minimally invasive surgery, oncologic surgery, urologic surgery, and gastrointestinal surgery; neurology and stroke care; and advanced imaging services. The service line expansion will also support academic program development. The modernized buildings will enhance the healing environment for patients. With more efficient use of existing land, each of the following Project Objectives is achievable.
2.2.3 Graduate Medical Education
In addition to providing medical services for the City and the region, the Medical Center serves as a training center for physicians, nurses and other health care and technical professionals. As of July 2021, the Medical Center had 96 medical and surgical residents in seven (7) areas of specialty including Family Medicine, Internal Medicine, General Surgery, Emergency Medicine, Psychiatry, Anesthesia and Transitional Year. Additional residency programs to be accommodated in the expanded facilities include Neurology, Urologic Surgery, Orthopedic Surgery and Interventional Radiology. St. Joseph’s also offers experiences for medical school and physician assistant students from Touro University Medical School and other programs, and plans to add fellowships for advanced post-residency specialty training in Critical Care, Cardiac Anesthesia, Cardiology, and Gastroenterology. It is anticipated that availability of these specialists will reduce outmigration from the region for sub-specialty care to the Bay Area and Sacramento and meet more of the needs of the Northern San Joaquin Valley’s underserved population.
As the Plan is implemented and when all of the residency programs are fully operational, it is anticipated that there will be over 200 medical and surgical residents and as many as 350 medical student rotations at the Medical Center. In addition to physician training, over 600 nursing, pharmaceutical, physical therapy, and other health and technical professionals will be trained on the Medical Center campus. Each of these programs will address historical and anticipated continuing shortages of doctors and medically trained professionals and improve access to care for the residents of Stockton, the County and the region.
2.3 Project Objectives
1. Provide a broad range of healthcare services to Stockton and the surrounding Northern San Joaquin Valley to further reinforce the Medical Center as a regional provider of health care services.
2. Expand and modernize existing medical facilities to meet current patient needs and the anticipated growth in the Northern San Joaquin Valley.
Planning Commission Submittal September 2023 Revised 9.18.2023 2-6
3. Broaden the established medical learning environment that serves as a premier teaching institution for the Northern San Joaquin Valley that will support historical and anticipated shortages of medical professionals in the region.
4. Address seismic requirements imposed by Senate Bill 1953.
5. Implement a Site Master Plan that maximizes the use and redevelopment of underutilized property to provide new opportunities for the construction of modernized, acute care facilities.
6. Expand medical facilities to complement current areas of medical specialization with medical care and sub-specialty patient care to reduce outmigration from the region for health services.
7. Modernize facilities to enhance the healing environment and create flexible room configurations to adapt to potential for surges in demand.
8. Provide improvements to existing buildings and facilities as well as new and innovative facilities on the Medical Center campus to ensure sufficient flexibility in responding to health care delivery requirements for unanticipated health events, including disaster preparedness.
9. Provide facilities that will complement and enhance the provision all levels of health care to the City’s lower income and non-insured patients in order to remove transportation obstacles to obtain treatment.
10. Include design elements (e.g., for helicopter transport) that will allow for a future transition of the Medical Center to trauma center designation, should regional needs arise in the future.
11. Provide additional parking in close proximity to medical buildings for patients, their visitors and Medical Center staff.
12. Provide a more accessible and visible main hospital entrance and Emergency Department entrance on N. California Street that promotes safety, accessibility and is easy to navigate for all visitors, including patrons with mobility challenges.
13. Create safe and comfortable pedestrian pathways and rest areas that provide outdoor places for family members and staff to have moments of respite during the day and evening.
14. Provide additional employment for all educational levels as well as additional economic benefit to the City through immediate construction-related employment followed by the additional local spending by the increased Medical Center employment base.
15. Update existing utility connections to accommodate enhanced medical services and provide sufficient emergency back-up for expanded capacity.
16. Maximize the efficient use of existing and very limited available land and buildings while building replacement and modernization is underway.
17. Improve circulation for all modes within and to the Medical Center campus.
18. Provide options for expanded heliport landing, take-off and helicopter parking area to provide for (a) back-up landing areas, (b) improved access to the expanded and re-located Emergency
Planning Commission Submittal September 2023 Revised 9.18.2023 2-7 Room, (c) a possible future increase in medical transport services (including for a trauma center), and (d) transport of medical supplies by unmanned aerial vehicles (drones).
2.4 Flexibility for the Future
The Medical Center, a place of healing and teaching, is subject to the same dynamic market conditions and changes in circumstances as those experienced by the community as a whole. In light of the role the Medical Center has in the community as a provider of health care services, flexibility in the interpretation of the Plan is essential to the ability to respond to rapid, as well as long term, changes in circumstances. For example, recent significant events illustrate the dynamic nature of the physical, social and economic environments: The Great Recession commencing in 2007, and the adoption of the Affordable Care Act in 2010 both caused a significant re-set in healthcare delivery and financial models, with continued rising health care costs and reduced reimbursements through government programs. The COVID-19 Pandemic that began in 2019 and was officially declared in 2020 (referenced as the “2020 Pandemic”) demonstrated the need for rapid flexibility to meet urgent critical care needs in a high-patient volume environment. Unanticipated events such as these, coupled with accelerating innovation in medical technology and the delivery of health care, logically call for flexibility to change the uses within buildings on the Medical Center campus, to expand or relocate uses to improve the efficient delivery of care, to utilize temporary (modular) structures to bridge gaps in construction of new permanent buildings or the completion of seismic retrofits or other interior renovations, and to build new facilities to accommodate new technologies, services and staff.
The phased plan will provide for efficient expansion by co-locating related patient service lines within the same buildings or buildings located close to each other. Based on the strategic phasing of construction (i.e., relocation of emergency and surgical services), each phase can be implemented with far less interruption to patient and visitor experiences. Areas adjacent to newly-constructed patient care buildings will provide room for expansion.
St. Joseph’s has operated the Medical Center through a series of expansions since 1899. The Plan honors this tradition and investment in the community by recognizing St. Joseph’s right to continue, expand, renovate, modernize and relocate existing uses at the Medical Center within the Plan boundaries, including as those boundaries may be adjusted over time. Chapter 8 will set forth criteria to categorize such changes as either being in substantial conformity with the Plan or giving rise to a need to amend the Plan. The guiding principle in relation to substantial conformity is that of being consistent with the spirit and intent of the visions, goals and policies of the Plan.
Planning Commission Submittal September 2023 Revised 9.18.2023 3-1 3 Project Setting
3.1 Site Description: Existing Buildings, Parking, and Unimproved Properties This Chapter identifies the existing uses at the Medical Center, while Chapter 4 details the expanded uses allowed by the Master Development Plan and depicted in the Site Master Plan. This Chapter also discusses in greater detail the currently under-utilized buildings that will be demolished to facilitate the Medical Center expansion.
The Medical Center (including off-campus properties) consists today of 28 buildings, numerous accessory structures, and surface parking that have been built, updated and remodeled over more than 120 years. The Main Hospital Building is located at 1800 N. California Street, approximately one (1) mile northeast from the City’s downtown historic core, approximately four (4) miles east of Interstate 5, and three (3) miles west of Highway 99. Without adjustments to the current site plan and demolition of those structures that are underutilized or would require significant modernization, it is not possible to add new buildings to serve the growing population of the City, the County, and the region.
The Medical Center campus is bound on four (4) sides with arterial and tertiary roadways (E. Harding Way, N. California Street, Cemetery Lane, E. Cleveland Street) and divided by two (2) other roadways (E. Maple Street and McCloud Avenue). The 25 buildings within these boundaries are referred to as “on-campus.” Entities related to PCOC also own several parcels west of N. California Street that are considered part of the Medical Center and are within the scope of the Plan.
Properties and buildings that are outside the boundaries of the Medical Center campus are referred to as “off-campus.” Off-campus properties owned by PCOC or Dignity Health Medical Foundation include three (3) buildings, seven (7) properties with surface parking, and one (1) unimproved property. All properties owned by PCOC or Dignity Health Medical Foundation are identified on Figures 3.1-1 and 3.1-2.
Nearly all patient services are currently provided in buildings south of McCloud Avenue. These include the Main Hospital building, Outpatient Surgery, Heart Center, Cancer Center, West Wing, East Wing, North Wing, Administration Wing, Southeast Wing, South Wing, and Women and Children’s Pavilion. Support services for the Medical Center are primarily housed in the basement of these buildings. Administrative Services are primarily housed in the Administration Wing, West Wing, Main Wing, and in the McCloud building. Also on this side of the campus is a green space that is not intended for public use but rather to provide a respite area for Medical Center staff. This respite area is between technical support buildings and also has provided extra storage capacity during the 2020 Pandemic surge and through the approval date of the Plan. Amongst the grouping of buildings, and particularly along the bounding street frontages, are landscaped gardens with mature trees.
Five (5) buildings currently provide patient care services: East Wing, North Wing, South Wing, Women and Children’s Pavilion, and the Southeast Wing. Two other buildings (Main Wing and McCloud Building) that are part of this central complex are under-utilized because the buildings
Planning Commission Submittal September 2023 Revised 9.18.2023 3-2 cannot house acute care functions based on building age and seismic compliance retrofits that are cost-prohibitive.
North of McCloud Avenue is a surface parking lot for staff, campus Plant Maintenance facilities, a laboratory/Graduate Medical Education building, engineering building, classroom building, and a single-family residence. The single-family residence is unoccupied, but it is owned by PCOC and will be demolished for the Medical Center expansion.
Outside of the Medical Center campus boundaries, and within approximately 0.2-miles, is the Dignity Health St. Joseph’s Behavioral Health Center (“Behavioral Health Center”), an acute care psychiatric hospital. The facility provides a comprehensive range of mental health services, both inpatient and outpatient.
Buildings have been demolished, replaced, and modernized over the years. The original hospital building, constructed in 1899, was demolished in approximately 1960 to clear the path for construction of the West Wing in 1962. A more recent significant building added to the campus was in 1995, with the completion of the Heart Center and expansion of the Outpatient Surgery Center.
The most recent building addition was in 2010, with the addition of the St. Joseph’s Women and Children’s Pavilion.
The most recent significant renovations were completed in 2017, inclusive of a 25-bay Emergency Room expansion on the first floor in the Heart Center, a fourth Cardiac Catheterization Lab and Hybrid Operative Suite on the second floor of the Heart Center, a 10-bed expansion (MedSurg/Telemetry) and expansion of eight (8) beds (an increase to 30 beds) in the Neonatal Intensive Care Unit in the Women and Children’s Pavilion. Finally, in 2022, a renovation of the second floor of the Heart Center was completed with the addition of a new Electrophysiology Lab.
Existing Medical Center conditions as of September 17, 2021, are listed in Table 3.1-1 and are depicted on Figure 3.1-3. The age of these buildings ranges from the 105-year-old Main Hospital Wing to the most recent construction of the Women and Children’s Pavilion in 2010. Off-campus properties and buildings are incorporated into the boundaries of the Medical Center for the purpose of the Plan. All on and off-campus buildings and properties owned by PCOC or Dignity Health Medical Foundation are identified on Figures 3.1-4 and 3.1-5. The complete list of each parcel within the Plan is provided in Chapter 4, Table 4.1-1
Planning Commission Submittal September 2023 Revised 9.18.2023 3-3 Table 3.1-1 Existing Building Summary
# Building Name Year Built* HCAI (Formerly
OSHPD)
Use
1 Main Hospital Wing 1916 Yes Administration
2 North Wing 1957 Yes Medical Services
3 South Wing 1962 Yes Medical Services
4 West Wing 1962 Yes Medical Services/Admin
5 East Wing 1970 Yes Medical Services
6 Administration Wing 1972 Yes Administration
7 Southeast Wing 1978 Yes Medical Services
8 Cafeteria 1982 Yes Support
9 Heart Center 1994-5 Yes Medical Services
10 Outpatient Surgery 1987 Yes Medical Services
11 Cancer Center 1988 Yes Medical Services
12 Main Hospital Entrance 1987 Yes Visitors/Admittance
13 Utility Plant 1990 Yes Support
14 Hazardous Materials Storage 1917 Yes Support
15 Women and Children’s
Pavilion
2010 Yes Medical Services
16 Generator Enclosure 2009 Yes Support
17 Water Tank/Thermal Energy
Water Tank
1991 No Support
18 Cooling Tower Yard 1991 Yes Support
19 Pedestrian Corridor 2010 Yes Support
20 McCloud Building 1928 No Administration
21 Plant Maintenance Building 1983 No Support
22 HCCL Building** 1985 Partial (HCAI 3) Support
23 Generator Building 2006 Yes Support
24 Classroom Building 1957 No Support
25 Single Family Residence 1979 No Housing
26 Dignity Health Medical
Foundation
2011 No Medical Services
27 Behavioral Health 1960 Yes Medical Services
28 Duplex Residence 1950 No Housing
*Building dates are based upon records from St. Joseph’s or, if unavailable, the State HCAI web page:
https://hcai.ca.gov/construction-finance/facility-detail/. State records will reference certain structural features (i.e., elevators) as “buildings.” This Table does not include structural features that are integrated into a building as a separate building because the date of construction is relevant to the requirements for a Demolition Permit, which would include the building.
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BLDG
(E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) UNDERGROUND
PARKING
ENTRANCE
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E) NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
(E) CAFETERIA
(E) DIETARY
DOCK
(E) UTILITY
PLANT
(E) LOADING DOCK
(E) BUS STOP (E) MONUMENT SIGN
(E) AMBULANCE
ENTRANCE
(E) COOLING
TOWER YARD
EXISTING PARKING
(E) WATER
TANK
E HARDING WAY MCCLOUDAVE
(E) STAFF
RESPITE
SPACE
(E) HIGH VOLTAGE PODIUM
EXISTING PARKING
(E) FUEL YARD
(E)
HELIPORT
(E) MONUMENT SIGN
(E) PROPANE TANK
(E) OUTPATIENT
ENTRANCE
PROPERTY LINE
LEGEND
EXISTING BUILDING
DIGNITY HEALTH
EXISTING SITE PLAN St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
3.1-3
EXISTING SITE PLAN
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 CEMETERY LANE
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST
(E) SURFACE PARKING
N. CALIFORNIASTREET
CEMETERY LANE
MCCLOUD AVE E. WYANDOTTE
ST
E
HAWTHORN
E
ST
E
.
CLEVELAN
D
ST
MCCLOU
D
AVE
15 19
10 12
9 11
3 7
5 4
6 2
8 1
20 14
21 24
25 13 18 17 23
22 16
26 28
127 174 30
127 180 44
127 190 32
127 173 28
127 164 22
127 164 06127 164 16127 164 15
127 164 07127 164 08
127 150 33127 150 32
127 150 31
127 150 29
127 150 30127 150 28
127 190 08
127 190 10127 190 09
127 150 49127 150 25127 150 24127 150 23
127 140 16127 180 16
127 172 12127 172 11127 172 16
E. MAPLE ST
127 150 48
E HARDING WAY
PROPERTY LINE
LEGEND
EXISTING BUILDING
# EXISTING BUILDING LABEL
127 180 44 APN NUMBER -TYP.
PARCELS WITH BUILDINGSPARCELS WITH ONLY PARKINGUNIMPROVED PARCELS
DIGNITY HEALTH
EXISTING BUILDING/PARCEL MAP St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
3.1-4
EXISTING
BUILDING/PARCEL
MAP
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
28 DUPLEX RESIDENCE 1950 HOUSING27 BEHAVIORAL HEALTH 1960 MEDICAL SERVICES26 DIGNITY HEALTH MEDICAL FOUNDATION 2011 MEDICAL SERVICES25 SINGLE FAMILY RESIDENCE 1979 HOUSING24 CLASSROOM BLDG 1957 SUPPORT23 GENERATOR BUILDING 2006 SUPPORT22 HCCL BLDG 1985 SUPPORT21 PLANT MAINTENANCE BLDG 1983 SUPPORT20 MCCLOUD BLDG 1928 ADMIN19 PEDESTRIAN CORRIDOR 2009 SUPPORT18 COOLING TOWER YARD 1991 SUPPORT17 WATER TANK/THERMAL ENERGY WATER TANK 1991 SUPPORT16 GENERATOR ENCLOSURE 2009 SUPPORT15 WOMEN & CHILDREN'S PAVILION 2009 MEDICAL SERVICES14 HAZARDOUS MATERIALS STORAGE 1917 SUPPORT13 UTILITY PLANT 1990 SUPPORT12 MAIN HOSPITAL ENTRANCE 1987 VISITORS/ADMITTANCE11 CANCER CENTER 1988 MEDICAL SERVICES10 OUTPATIENT SURGERY 1987 MEDICAL SERVICES 9 HEART CENTER 1994-5 MEDICAL SERVICES8 CAFETERIA 1982 SUPPORT7 SOUTHEAST WING 1978 MEDICAL SERVICES6 ADMINISTRATION WING 1972 ADMINISTRATION5 EAST WING 1970 MEDICAL SERVICES4 WEST WING 1962 MEDICAL...3 SOUTH WING 1962 MEDICAL SERVICES2 NORTH WING 1957 MEDICAL SERVICES1 MAIN HOSPITAL WING 1916 ADMINISTRATION BLDG # BLDG NAME YEAR BUILT USE
EXISTING BUILDINGS
EXHIBIT
1 E
.
CLEVELAN
D
ST
N. CALIFORNIA STREET
E
.
P
N
I
E
ST
E
.
P
N
I
E
ST
E
.
HAMPTON
ST
E
.
G
EARY
ST
E
.
ELLI
S
ST
E
.
NOBLE
ST
CEMETERY LANE
24 25
23 22
27 127 164 06127 164 16127 164 15
127 164 07127 164 08
125 360 15
127 164 22
PROPERTY LINE
LEGEND
EXISTING BUILDING
# EXISTING BUILDING LABEL
127 180 44 APN NUMBER -TYP.
PARCELS WITH BUILDINGSPARCELS WITH ONLY PARKINGUNIMPROVED PARCELS
DIGNITY HEALTH
EXISTING BUILDING/PARCEL MAP - NORTH St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
3.1-5
EXISTING
BUILDING/PARCEL
MAP - NORTH
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
28 DUPLEX RESIDENCE 1950 HOUSING27 BEHAVIORAL HEALTH 1960 MEDICAL SERVICES26 DIGNITY HEALTH MEDICAL FOUNDATION 2011 MEDICAL SERVICES25 SINGLE FAMILY RESIDENCE 1979 HOUSING24 CLASSROOM BLDG 1957 SUPPORT23 GENERATOR BUILDING 2006 SUPPORT22 HCCL BLDG 1985 SUPPORT21 PLANT MAINTENANCE BLDG 1983 SUPPORT20 MCCLOUD BLDG 1928 ADMIN19 PEDESTRIAN CORRIDOR 2009 SUPPORT18 COOLING TOWER YARD 1991 SUPPORT17 WATER TANK/THERMAL ENERGY WATER TANK 1991 SUPPORT16 GENERATOR ENCLOSURE 2009 SUPPORT15 WOMEN & CHILDREN'S PAVILION 2009 MEDICAL SERVICES14 HAZARDOUS MATERIALS STORAGE 1917 SUPPORT13 UTILITY PLANT 1990 SUPPORT12 MAIN HOSPITAL ENTRANCE 1987 VISITORS/ADMITTANCE11 CANCER CENTER 1988 MEDICAL SERVICES10 OUTPATIENT SURGERY 1987 MEDICAL SERVICES 9 HEART CENTER 1994-5 MEDICAL SERVICES8 CAFETERIA 1982 SUPPORT7 SOUTHEAST WING 1978 MEDICAL SERVICES6 ADMINISTRATION WING 1972 ADMINISTRATION5 EAST WING 1970 MEDICAL SERVICES4 WEST WING 1962 MEDICAL...3 SOUTH WING 1962 MEDICAL SERVICES2 NORTH WING 1957 MEDICAL SERVICES1 MAIN HOSPITAL WING 1916 ADMINISTRATION BLDG # BLDG NAME YEAR BUILT USE
EXISTING BUILDINGS
EXHIBIT
1 Planning Commission Submittal September 2023 Revised 9.18.2023 3-4 **This building is known as the Dr. Henry and Silvia Wong Medical Education Building. Functional descriptions are used in the table for reference purposes in the Plan.
The buildings identified as 26, 27, and 28 (i.e., the Dignity Health Medical Foundation, the Behavioral Health Center, and a Duplex Residence) are off-campus, but are considered within the Medical Center boundaries for purposes of the Plan. No changes in use are contemplated for these three (3) buildings and no development obligations are required under the Plan. However, the off-campus properties are included in the Plan because future uses on these off-campus properties will be governed by the administrative procedures in Chapter 8.
One (1) off-campus unimproved property is located on E. Chestnut Street. The location of this property is indicated on Figure 3.1-4. This property is not proposed for use during Phases 1-4, but is included within the scope of the Plan and any future use will be governed by the administrative procedures in Chapter 8.
Seven (7) off-campus properties and nine (9) on campus properties are currently in use as surface parking (these properties are located on Figure 3.1-4). The five (5) parcels located at the intersection of E. Harding Way and N. California Street and the nine (9) parcels located at E. Harding Way and Cemetery Lane will be available for and used for parking and/or temporary (modular) structures during Phases 1-4 of the Project. Modular structures may remain in place beyond Phases 1-4 pursuant to approved Administrative Use Permits as needed as a bridge between building phases, including a future Phase 5. Two (2) parcels on McCloud Avenue west of N. California Street are currently used as parking to support the Dignity Health Medical Foundation. These properties are not proposed for any modified use during Phases 1-4 and are intended to remain parking serving the Dignity Health Medical Foundation.
As listed above, the Medical Center currently houses a wide range of uses including a variety of medical services, administration, laboratories, Graduate Medical Education and classrooms, chapel, a single-family residence, and Plant Maintenance and support buildings (e.g., Central Utility Plant, generator, cooling tower, water tank, wells, pumps, and similar infrastructure facilities). The Cafeteria building is considered a support structure as it houses the main point of entry for electrical and communication infrastructure for the Medical Center.
3.1.1 Existing Medical Center
The existing Medical Center is comprised of the buildings listed above. Each building is listed in Table 3.1-2 (Existing Building Summary) and depicted on the Existing Site Plan (Figure 3.1-3).
These buildings accommodate the following medical services: Cancer Institute, Emergency services, Family Birth Center, NICU, Heart and Vascular Institute, Neurological services, Patient Navigator services, Rehabilitation services, Surgical services, Diabetes services, Hyperbaric Oxygen Therapy, Lifeline, Orthopedic, Palliative Care, Pediatrics, Pulmonary Function Lab, Radiology, Interventional Radiology, Gastroenterology, Laboratory services, and Spine Care.
3.1.2 Project Location and Surrounding Community
The greater neighborhood surrounding the Medical Center campus is developed with medical clinics/offices to the north, the San Joaquin Catholic Cemetery to the east, medical clinics/offices, a behavior health center and City fire station to the south, and medical clinics/offices, residential, and commercial to the west. Surrounding General Plan Designations are Administrative
NEW AMBULANCE
ENTRANCE
NEW CENTRAL
UTILITY PLANT
E. MAPLE ST
MCCLOUD AVE E. WYAN
DOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVE
LAN
D
ST
NEW GENERATOR
NEW FUEL BUILDING ADDITIONTANK YARD
HCCL
BUILDING
NEW PLANT MAINTENANCE BLDG
E HARDING WAY
N. CALIFORNIASTREET
CEMETERY LANE
(E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) LOADING DOCK
(E) UNDERGROUND
PARKING
ENTRANCE
UTILITY
PHYSICIAN OWNED LINES
PRIVATE CLINIC
(E) ADMIN
WING
(E)
NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
(E) GENERATOR
BUILDING
DEMOLISH
McCLOUD BLDG
(E) UTILITY
PLANT
(E) CAFETERIA
STAFF
RESPITE
SPACE
NEW TRASH / HAZARDOUS
WASTE AREA
NEW PATIENT
PICK UP
NEW DELIVERY DOCK
(E) BUS STOP
NEW AMBULANCE
ENTRANCE
NEW MAIN
ENTRANCE
CEMETERY LANE
(E) GENERATOR
ENCLOSURE NEW DIETARY DOCK
(E) COOLING
TOWER YARD
EXISTING PARKING
(E) WATER
TANK
VISITOR
RESPITE
SPACE
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW ACUTE
CARE HOSPITAL
TOWER
(E) PROPANE TANK
(E) FUEL YARD
(E)
HELIPORT
(E) MONUMENT SIGN
(E) MONUMENT SIGN
NEW PROTECTED PEDESTRIAN CROSSING
NEW PARKING
STRUCTURE
+ HELIPORT
NEW ED
ENTRANCE
NEW ED
SURFACE
PARKING
(E) OUTPATIENT
ENTRANCE
PROPERTY LINE
OFFICE COMMERCIALPUBLIC FACILITIESGENERAL COMMERICAL
LEGEND
MEDIUM DENSITY RESIDENTIALMIXED USELOW DENSITY RESIENTIAL
DIGNITY HEALTH
ZONING DIAGRAM St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
3.2-1
ZONING DIAGRAM
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 Planning Commission Submittal September 2023 Revised 9.18.2023 3-5 Professional to the north, Institutional to the east, Mixed Use to the south, and Administrative Professional and Medium Density Residential to the west. Surrounding City zoning designations are Commercial, Office (CO) to the north, Public Facilities to the east, Mixed Use, Commercial, Neighborhood (CN), and Public Facilities to the south, and Commercial, General (CG), Commercial, Office (CO), and Residential, Medium (RM) to the west.
3.2 Regulatory Setting
The City of Stockton’s General Plan (adopted December 2018) designates the existing Medical Center campus as Administrative Professional and Commercial. Existing on-campus zoning is Commercial, Office (CO) and Commercial, General (CG), and off-campus zoning is Commercial, Office (CO) and Residential, Medium (RM). Off-campus areas within the Master Development Plan are designated by the General Plan as Administrative Professional and Medium Density Residential. (Figure 3.2-1) The CO and CG zoning designations are consistent with the General Plan Land Use Designations, which are Administrative Professional, and Commercial, respectively5 . The RM zoning is consistent
with the General Plan Land Use Designation of Medium Density Residential.
3.2.1 Medical Uses
“Medical Services” as a land use category is an allowed use in both the CO and CG zones.6 Medical Services is broken down into subcategories, as shown in the following Table 3.2.1-1.7
Table 3.2.1-1. Medical Services and Medical Center Zoning Districts ZONE CO – Commercial, Office CG – Commercial, General
Medical services
Ambulance service A P
Clinics and laboratories P P
Extended care P P
Health-related P P
Hospitals C C
Medical-related facilities P P
Key: P = Use Permitted, A = Administrative Use Permit Required, C = Commission Use Permit Required Hospital
The Medical Center can be characterized as a hospital campus. Hospitals are allowed by Commission Use Permit (previously designated as a Conditional Use Permit) in both the CO zone, where the Main Hospital is located, and the CG zone, where the Women and Children’s Pavilion is located. The City of Stockton has approved a series of use permits over the years for various 5 See City of Stockton 2040 General Plan Table 2-1 and Municipal Code Section 16.16.020 regarding General Plan land uses and zoning consistency.
6 Municipal Code Section 16.20.020, Table 2-2.
7 Table 3.2.1-1 in this Master Development Plan is the relevant excerpt of Table 2-2 of the Municipal Code, Section 16.20.020 in effect on the date of adoption of this Master Development Plan.
Planning Commission Submittal September 2023 Revised 9.18.2023 3-6 Medical Center structures and supportive uses, as further described in Section 3.2.3. The Plan provides for the construction, over phases, of a new Acute Care Hospital Tower that will increase the patient bed count, modernize and expand the emergency department, update and modernize the current surgery department, and allow for future trauma center designation if community needs require this additional level of service. Each of these uses is within the definition of Medical Services in the Municipal Code.
Ambulance Services
The present-day ambulance entrance is located at the Southeast Wing, on Cemetery Lane. The Medical Center is served by several ambulance services, both public and private, but the Medical Center does not presently house a separate ambulance services storage or repair facility. This entrance has limited function due to inadequate parking and configuration for patient delivery.
Clinics and Laboratories
In addition to clinic and laboratory facilities integrated within the Medical Center, a separate Health Care Clinical Laboratory (HCCL) building is located at the northwest corner of the Medical Center. This building is not slated for removal, but will undergo renovation as part of this Plan and will continue to operate as part of the expansion incorporated into this Plan.
A privately owned medical clinic building is located within what are considered the Medical Center off-campus properties, south of E. Maple Street, within the CO zone. This building is not part of the expansion outlined in the Plan.
Other off-campus uses include the medical office building at 1901 N. California Street, and the Behavioral Health Center at 2510 N. California Street.
Health Related and Medical Related
The Medical Center campus includes several medical administration buildings, including the North Wing, the Administration Wing, and the McCloud Building that fall within the categories of “Health Related” and “Medical Related” in the Municipal Code. As described in Section 4.4, several of these buildings will be wholly or partially demolished as part of the Master Development Plan.
Part of the Medical Center’s mission is to serve as a Graduate Medical Educational facility. This educational function is integrated into the Medical Center facilities and is consistent with health and medical related uses under the Municipal Code. Currently, approximately 96 resident physicians are in training at the medical center, in a variety of specialties. St. Joseph’s also provides training to nurses, physical therapists, other health care professionals and technical support staff. The Graduate Medical Training program is integrated into the existing hospital and medical administration facilities. In addition, there is an existing stand-alone classroom at the northeast corner of the project. The classroom is identified for removal under the Plan.
3.2.2 Ancillary and Accessory Uses
The Medical Center includes various ancillary and accessory uses as well as temporary activities to provide supplemental services that are necessary to support operations. Ancillary uses are defined as uses that supports the principle or dominant use of a structure and are located on the
Planning Commission Submittal September 2023 Revised 9.18.2023 3-7 same parcel.8
Accessory uses are allowed if (a) identified in Table 2-2 of the Municipal Code as an allowed use if it were a “primary use” or (b) if the accessory use meets other specified criteria in the Municipal Code.9 These are described below.
3.2.3 Parking
The Medical Center includes both surface and underground parking. There are approximately 1,354 surface parking spaces distributed throughout the campus. Underground parking is located at the corner of E. Maple Street and Cemetery Lane and houses 266 stalls. Existing parking areas are shown on Figure 3.2.3-1 and an existing parking count summary is provided in Table 3.2.3-1.
The current parking was approved by the City through a series of Commission Use Permits. (See Table 3.2.6-1, Item Nos. 12, 13, 18, 19, 23, and 25.)
Table 3.2.3-1 Existing Parking Summary
Parking Lot Parking Stalls
Sanger 74
ED Lot 21
Underground Garage 266
North Lot 606
Administration Lot 7
Administration Overflow Lot 9
McCloud Avenue 24
HCCL North 29
HCCL South 21
Vendor/Maintenance 7
Other Parking 290
Total 1,354
All available lots, as well as curbside parking at surrounding streets, are fully used on a daily basis.
The Plan proposes flexibility to allow per patient parking ratios from the code minimum of 2.0 stalls per licensed bed. Parking Option A includes up to 5.6 stalls per licensed bed as medical care may require to accommodate for seasonal surges, such as respiratory illnesses, and pandemics such as with the 2020 Pandemic.
In response to comments on the Draft EIR received from stakeholders, St. Joseph’s prepared an alternative parking option; i.e. Parking Option B, which reduces the size of the Parking Structure.
St. Joseph’s has agreed to update the Master Development Plan to select Parking Option B, and Chapters 4 and 6 of the Master Development Plan, as well as the attached Parking Plan, reflect Option B as the applicant’s parking structure option for approval. The Master Development Plan does not, however, reduce the stated maximum parking ratio, and acknowledges that additional, 8 Municipal Code Section 16.240.020.
9 Municipal Code Section 16.80.020(C) governs Accessory Uses and subsection (1)(b) details criteria for accessory uses that are not an allowed use.
CEMETERY LANE
E. MAPLE ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST
HCCL
BUILDING
(E) GENERATOR
BUILDING
(E) MAIN WING
(E) McCLOUD
BLDG
(E) PLANT
MAINTENANCE BLDG
(E)
CLASSROOM
BLDG
(E) SINGLE
FAMILY
RESIDENCE
NORTH LOT
(606 STALLS)
N. CALIFORNIASTREET
CEMETERY LANE
MCCLOUD AVE E. WYANDOTTE
ST
E
HAWTHORN
E
ST
E
.
CLEVELAN
D
ST
(E) HAZARDOUS
WASTE
STORAGE
(E) MATERIAL
MANAGEMENT
BLDG
(E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) UNDERGROUND
PARKING
ENTRANCE
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E) NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
(E) CAFETERIA
(E) DIETARY
DOCK
(E) UTILITY
PLANT
(E) LOADING DOCK
(E) BUS STOP
(E) AMBULANCE
ENTRANCE
(E) COOLING
TOWER YARD
EXISTING PARKING
(E) WATER
TANK
E HARDING WAY MCCLOUDAVE
(E) STAFF
RESPITE
SPACE
EXISTING PARKING
(E) FUEL YARD
(E)
HELIPORT
(E) OUTPATIENT
ENTRANCE
HCCL NORTH LOT (29 STALLS)
HCCL SOUTH LOT (21 STALLS)
VENDOR/MAINTAINENCE (7 STALLS)
ADMINISTRATION LOT
(7 STALLS)
ADMINISTRATION OVERFLOW LOT
(9 STALLS)
MCCLOUD AVE(24 STALLS)
ED LOT(21 STALLS)
SANGER LOT(74 STALLS)
UNDERGROUND GARAGE
(266 STALLS)
OTHER
PARKING
OTHER
PARKING
OTHER PARKING
LEGEND
EXISTING BUILDING
DIGNITY HEALTH
EXISTING PARKING PLAN St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
3.2.3-1
EXISTING PARKING
PLAN
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 Planning Commission Submittal September 2023 Revised 9.18.2023 3-8 yet to be identified, off-site parking may be required if the smaller Parking Structure is insufficient. Under Parking Option B, “Other Parking” is reduced by 110 stalls due to the longerterm placement of modular structures at the site located at E. Harding Way and Maple Street.
Tables 4.2.5-1 and 4.2.5-2 include the parking counts under each parking option.
3.2.4 Physical Plant
The Medical Center campus includes a Plant Maintenance building, a utility plant, emergency generators, fuel tanks, water well, bulk oxygen tank, hazardous materials storage, and loading docks.
3.2.5 Heliport
The Medical Center presently includes one heliport located on top of the Southeast Wing of the Main Hospital. The heliport was approved through a conditional use permit (see Section 3.2.6) and is also permitted by the California Department of Transportation Aviation Division. A hospital heliport is defined as a restricted use airfield by the Municipal Code.10 The heliport currently receives approximately 15 unscheduled flights per month for emergency medical transport.
3.2.6 Emergency and Supplemental Services on a Temporary Basis During the 2020 Pandemic and as needed during other health care surges, the Medical Center has conducted certain temporary activities in the exterior portions of the Medical Center campus.
This primarily occurs over parking areas. Mobile imaging equipment and tents used for testing or vaccinations are common examples of such temporary uses.
3.2.7 Existing Use Permits
As discussed above, the primary land use for the Medical Center is an acute care hospital, which is an allowed use with approval of a Commission Use Permit (formerly a Conditional Use Permit; the Commission Use Permits and Conditional Use Permits are referred to collectively as “Use Permits.”). As the medical services expanded over the 120-year history of the Medical Center, the City issued a series of Use Permits dating back to 1953. The Use Permits attached to buildings that will not be demolished to accommodate the Medical Center expansion will remain in place.
The City records reflect Use Permits on buildings either never constructed or that have been demolished prior to approval of the Plan. In addition, the Plan contemplates removal of some buildings with existing, valid Use Permits. The Plan is intended to consolidate the remaining Use Permits for reference in one document and update City records regarding Use Permits that are no longer necessary and which will be terminated with Master Development Plan approval via a condition of approval. New or modified hospital uses and ancillary uses will be permitted under the plans, policies and standards of the Plan.
Table 3.2.7-1 describes Use Permits that will remain in place with the reference numbers corresponding to the labels on Figures 3.1-1 and 3.1-2. Table 3.2.7-2 identifies the Use Permits no longer necessary (facilities not constructed, previously demolished, or identified for removal under this Plan).
10 Municipal Code Section 16.240.020 (Definitions).
Planning Commission Submittal September 2023 Revised 9.18.2023 3-9 Table 3.2.7-1 Existing Use Permits That Will Remain In Place.
Item Number
and APN
Use Permit Number and (Date) Description
APN 127-190-32
1 UP 022-53 (5/20/1953) Addition to Main Hospital (4 floors); floors 1- 3 are not affected by expansion.
2 UP 152-68 (1/17/1969)
(amended)
Addition of East Wing to McCloud Building
(not affected by expansion)
3 UP 060-75 (6/4/1975) Construct a cooling tower on the Medical Center property (not affected by expansion)
4 UP 094-75 (8/29/1975) Addition of Southeast Wing to hospital (not affected by expansion)
5 UP 015-81 (2/17/1981) Addition of dining room and offices (interior use change; Use Permit not affected by
expansion)
7 SUP 083-84 (11/20/1984) Out-patient services building (not affected by expansion)
8 UP 081-85 (1/21/1986) Adds Outpatient Surgery and Cancer Center (not affected by expansion)
10 UP 036-94 (7/14/1994) Heart Center, Outpatient Surgery and Main Entrance (not affected by expansion)
11 VA 001-04 (5/26/2005) Relevant to setback requirements for specified buildings (not affected by
expansion)
12 UP 017-04 (5/26/2005) Women’s and Children’s Center and parking (not affected by expansion)
APN 127-173-28
13 UP 011-82 (3/9/1982) Surface level parking bounded by Cemetery Lane, Wyandotte and Hawthorne (to be
modified by expansion)
14 UP 063-91 Thermal Energy Storage System at Cemetery
Lane (not affected by expansion)
APN 127-174-30
6 UP 052-82 (7/6/1982) Maintenance Building (not affected by expansion under Option B)
APN 127-180-44
9 UP S27-86 (6/26/1986 and
7/8/1986)
Heliport (not affected by expansion)
Planning Commission Submittal September 2023 Revised 9.18.2023 3-10 Table 3.2.7-2 Use Permits That Are No Longer Necessary (Buildings Never Built, Previously Demolished or to be Demolished or Modified as Part of Expansion).
Item Number
and APN
Use Permit Number and (Date) Description
APN 127-190-32
15 UP 01-60 (9/27/1965) Addition to Chapel at 535 Walnut Street (no longer on Site).
16 UP 046-60 (9/27/1965) Fourth floor on North and West Wing (to be demolished)
17 UP 087-66 (6/6/1966) McCloud Building addition (to be demolished)
18 UP 140-66 (9/23/1966) Old Chapel attached to McCloud building and parking (no longer on Site).
19 UP 003-70 (1/16/1970) Addition of Administrative Building and parking (to be modified by expansion)
20 UP 161-70 (11/25/1970) Addition of carpenter and machine shops to existing boiler room (no longer on Site).
21 UP 003-74 (1/30/1974) Medical office building and parking (never constructed)
22 SUP S79-83 (12/20/1983) Addition to hospital plus related facilities (never constructed)
23 UP 029-91 (4/29/1991) Development of portion of Wyandotte Street for parking
24 UP 041-90 (4/30/1990) Thrift Shop (no longer in existence) 25 UP 011-92 (4/30/1990) Temporary Parking Lot (no longer in existence)
APN 127-150-08
26 UP 148-66 (10/21/1966) Prior Non-Medical Use. Present use is parking.
27 UP 084-61 (11/7/1961) Prior Non-Medical Use. Present use is parking.
APN 127-150-29, APN 127-150-35*
28 UP 073-91 (9/9/1991) Thrift Shop, which no longer exists. 29 UP 41-90 (4/30/1990) Thrift Shop, which no longer exists.
APN 127-150-32
30 UP 067-63 (8/9/1963) Veterinary Hospital (no longer
present)/remodel of existing building.
Present use is parking.
Planning Commission Submittal September 2023 Revised 9.18.2023 3-11 Table 3.2.7-2 Use Permits That Are No Longer Necessary (Buildings Never Built, Previously Demolished or to be Demolished or Modified as Part of Expansion). (Continued) Item Number
and APN
Use Permit Number and (Date) Description
APN 127-190-08
31 UP 023-52** (4/9/1952) Parking. Includes fencing, landscaping and stall standards. Present use is parking
*This parcel was merged into APN 127-190-32 by recorded lot merger in 2007. The elimination of this Use Permit is included for purposes of clarity in City Records ** Although this use permit allows for parking, the parking and other related standards set forth in UP 023-52 are replaced with the development Standards of the Plan and hence this use permit is no longer necessary.
3.2.8 Residential Uses
Residential uses are not allowed within the CO and CG zones and no residential uses are proposed. The Medical Center includes one legal, non-conforming, unoccupied single family residential unit at the north end of the property, which is owned by PCOC and is identified for demolition and removal under the Plan. This unoccupied home is located at 554 E. Cleveland Street and was built in approximately 1979.
Planning Commission Submittal September 2023 Revised 9.18.2023 4-1 4 Development Plan
4.1 Site Master Plan
The Site Master Plan for the expansion of the acute care services provided at the Medical Center presented in this Chapter serves as the foundation for the Master Development Plan. This is the framework for the planned expansion of the Medical Center over multiple phases over time and for the foreseeable future. As noted in Chapters 1 and 2 of the Plan, redevelopment and re-use of this under-utilized infill site requires flexibility in building design, location, height, and phasing. This flexibility will allow St. Joseph’s the opportunity to:
• Provide a broad range of healthcare services to the community of Stockton and the surrounding Northern San Joaquin Valley to further establish St. Joseph’s Medical Center as a regional provider of health care services.
• Expand and modernize existing medical facilities to meet current patient needs and the anticipated growth in the Northern San Joaquin Valley.
• Broaden the established environment that serves as a premier teaching institution for the Northern San Joaquin Valley that will support historical and anticipated shortages of medical professionals in the region.
• Address seismic requirements imposed by Senate Bill 1953.
The Site Master Plan and the narrative in this Chapter that explain the components of the Site Master Plan are separated into three (3) sections. Development under the Plan will occur as follows:
(1) the “Initial Expansion” (Phases 1-4, and which will include site preparation and may also include building demolition in Phase 1, or otherwise in Phase 2); (2) a future “Phase 5 Expansion,” which is expected to occur on the current lands within the Medical Center and under current control of St.
Joseph’s, and (3) a “Future Expansion,” that likely will require additional nearby lands because of site constraints.
The properties that will be included in the Master Development Plan are listed in Table 4.1-1.
Planning Commission Submittal September 2023 Revised 9.18.2023 4-2 Table 4.1-1 Assessor’s Parcel Numbers and Property Description APN Description
Existing Medical Center
127-190-32 Women and Children’s Pavilion
127-190-10 Surface Parking (Pavilion)
127-190-09 Surface Parking (Pavilion)
127-190-08 Surface Parking (Pavilion)
127-180-44 Main Hospital (1800 N. California Street)
127-174-30 Surface Parking, Engineering Shop, Cooling Tower Yard
127-173-28 Surface Parking, Utility Plant, Water Tank
127-164-22 HCCL Building
127-164-15 Surface Parking
127-164-06 Classroom
127-164-08 Surface Parking
127-164-07 Generator Building
127-150-33 Surface Parking (Pavilion)
127-150-32 Surface Parking (Pavilion)
127-150-31 Surface Parking (Pavilion)
127-150-30 Surface Parking (Pavilion)
127-150-29 Surface Parking (Pavilion)
127-150-28 Surface Parking (Pavilion)
127-164-16 Single-Family Residence (vacant)
Existing Off-Campus
127-150-49 Surface Parking
127-150-24 Surface Parking
127-150-25 Surface Parking
127-150-48 Surface Parking
127-150-23 Surface Parking
127-180-16 Vacant Residential Lot
127-140-16 Duplex Residence
127-172-111 Surface Parking
127-172-121 Surface Parking
127-172-161 Medical Services (1901 N. California Street) 125-360-15 Behavioral Health Center (2510 N. California Street) Note: Unless otherwise noted, all parcels are owned by Port City Operating Company, LLC doing business as St. Joseph’s Medical Center.
1 Owned by Dignity Health Medical Foundation
Planning Commission Submittal September 2023 Revised 9.18.2023 4-3 The Initial Expansion, which is anticipated to be built over four (4) phases, will include removal of existing buildings and other site preparation work, the construction of a new hospital building for the expansion of acute care services, along with a new Parking Structure, a new Central Utility Plant, Plant Maintenance building, and other required support facilities on the existing Medical Center. The new structures will complement and enhance the buildings identified in Chapter 3 that will remain in use both during the expansion and upon completion of Phases 1-4. Within the Initial Expansion, options in both location and square footage are provided for certain buildings to allow for flexibility in Master Development Plan implementation.
After completion of the Initial Expansion and as new buildings are occupied, there will be an opportunity for continued expansion of Acute Care Hospital services and required parking (if necessary) to serve the additional planned facilities. This next tranche of expansion is identified in the Plan as Phase 5. The additional parking to support Phase 5 expansion may be located off-campus and will be analyzed as part of future implementation of this Plan. (See Chapter 8.) Finally, also within the policies and standards of the Plan, Future Expansion is identified beyond Phase 5 expansion. Due to constraints of available land within the Medical Center, it appears likely that Future Expansion, when it occurs, will be on some properties not currently controlled or that are only partially controlled by St. Joseph’s. Future Expansion is included in the Master Development Plan at this time to provide the comprehensive planning approach to the continued growth of the Medical Center which is allowed by the Municipal Code and Master Development Plan. If necessary to accommodate the Future Expansion, the boundaries of the Plan may be enlarged to incorporate off-campus properties through the administrative process identified in Chapter 8.
Modular structures may be used during any Phase for non-acute care services, business services, and staff support functions to bridge the timing during which new buildings and seismic retrofits in existing buildings are completed.
The following Table 4.1-2 summarizes the expansion for each anticipated phase. Further information of existing and anticipated buildings approved under this Plan is depicted in the Site Master Plan (Figures 4.1-1 and 4.1-2). The phases are conceptual, and the Plan allows for adjustment of the scheduled demolition and construction activity as needed and in the discretion of St. Joseph’s to minimize disruption in patient care services.
Planning Commission Submittal September 2023 Revised 9.18.2023 4-4 Table 4.1-2 Expansion Building Summary
Initial Expansion1 (Phases 1-4)
# Building Name Approx. Building
Area3
Approx.
Building
Footprint4
Use Maximum
Building Height2
A New Acute
Care Hospital
Tower
281,000 SF – 331,000
SF
78,730 SF Medical
Services
115ft
excluding
mech. screen
B New Parking
Structure4
Up to 1,400 parking
stalls (including EV
parking stalls)
Up to 600,000 SF
90,000 SF Parking and
Heliports
80ft top of
parking deck
parapet
C New Central
Utility Plant
25,000 SF – 30,000
SF
15,100 SF Support 60ft
D New Fuel Tank
Yard
2,500 SF – 3,500 SF 2,000 SF Support 55ft
E New Generator
Building
Addition
2,000 SF – 3,500 SF 2,000 SF Support 55ft
F New Plant
Maintenance
Building
15,000 SF – 18,000
SF
10,500 SF Support 55ft
Phase 5 Expansion
G Acute Care
Hospital Tower
Potential expansion
up to 150,000 SF
35,000 SF Medical
Services
115ft
excluding
mech. screen
H Parking
Structure
(location to be
determined)
Stall count to be
determined per Plan
standards
To be
determined
Parking To be
determined
1 All buildings are under the jurisdiction of the Department of Health Care Access and Information (HCAI) – formerly OSHPD.
2 Roof mounted structures are not included in building heights. See section 6.3.5. 3 Site coverage and FAR limits indicated in section 6.3.2 and 6.3.3 are based on calculations using these ranges and areas. Building area and building footprint of individual buildings shall be allowed flexibility to meet compliance with the Plan within the overall stated parameters for Site Coverage and FAR calculations. 4 In response to comments on the Draft EIR received from stakeholders, St. Joseph’s agreed to Parking Option B that would reduce the size of the Parking Structure as identified in the table. To accommodate design flexibility, Parking Option B is presented as a range of 1,368 to 1,400 spaces.
NEW CENTRAL
UTILITY PLANT
E. MAPLE ST
MCCLOUD AVE
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST
E
.
CLEVELAN
D
ST
NEW FUEL TANK YARD
HCCL
BUILDING
NEW PROTECTED PEDESTRIAN CROSSING
E HARDING WAY
15 19
10 12
9 11
3 7
5 4
6 2
8 1
20 14
21 24
25 18 13 17
23 22
A
B
C D
F
E
(E)
ELEVATOR
ADDITION
(E) KITCHEN
REMODEL 1
(E) KITCHEN
REMODEL 2
(E) MATERIAL
MANAGEMENT
BLDG
16 N. CALIFORNIASTREET
CEMETERY LANE
E
HAWTHORN
E
ST
NEW MAIN
ENTRANCE
NEW ACUTE
CARE HOSPITAL
TOWER
(E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) OUTPATIENT
ENTRANCE
(E) LOADING DOCK
(E) UNDERGROUND
PARKING
ENTRANCE
UTILITY LINES
ROOF GARDEN
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E) NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
(E) GENERATOR
BUILDING
DEMOLISH MAIN WING
DEMOLISH
McCLOUD BLDG
DEMOLISH (E)
HAZARDOUS
WASTE STORAGE.
DEMOLISH (E)
DEMOLISH (E) ENGINEERING SHOPSTRUCTURES
(E) UTILITY
PLANT
MODIFY EXTERIOR FACADE OF (E)
ADMIN WING TO MATCH THE
VERNACULAR OF THE NEW HOSPITAL EXPANSION
MODIFY (E) WATER WELL
AND PUMPS
(E) CAFETERIA
(E) COOLING
TOWER YARD
STAFF
RESPITE
SPACE
NEW DIETARY
DOCK
NEW REFUSE /
HAZARDOUS WASTE AREA
NEW PATIENT
PICK UP
DEMOLISH (E) CLASSROOM BLDGDEMOLISH (E) SINGLE FAMILY RESIDENCENEW DELIVERY DOCK (E) BUS STOP
CEMETERY LANE
(E) GENERATOR
ENCLOSURE
(E) AMBULANCE
ENTRANCE TO BE
RELOCATED
NOTE: ONLY 4TH FLOOR
OF NORTH WING
POTENTIAL DEMOLITION
EXISTING PARKING
(E) WATER
TANK
VISITOR
RESPITE
SPACE
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW PLANT MAINTENANCE BLDG
(E) PROPANE TANK
(E) FUEL YARD
(E)
HELIPORT
(E) MONUMENT SIGN
(E) MONUMENT SIGN
NEW PARKING
STRUCTURE
+ HELIPORT
26 28
NEW ED
ENTRANCE
NEW ED
SURFACE
PARKING
NEW GENERATOR BUILDING ADDITION
NEW AMBULANCE
ENTRANCE
E
.
WYAN
DOTTE
ST
PROPERTY LINENEW BUIDLINGEXISTING BUILDING TO REMAINEXISTING BUILDING TO BE DEMOLISHED LEGEND
EXISTING BUILDING LABEL
#
CURRENT EXPANSION LABEL
#
DIGNITY HEALTH
SITE MASTER PLAN St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.1-1
SITE MASTER PLAN
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 E
.
CLEVELAN
D
ST
N. CALIFORNIA STREET
E
.
P
N
I
E
ST
E
.
P
N
I
E
ST
E
.
HAMPTON
ST
E
.
G
EARY
ST
E
.
ELLI
S
ST
E
.
NOBLE
ST
CEMETERY LANE
24 25
23 22
F
E
27 PROPERTY LINENEW BUIDLINGEXISTING BUILDING TO REMAINEXISTING BUILDING TO BE DEMOLISHED LEGEND
EXISTING BUILDING LABEL
#
CURRENT EXPANSION LABEL
#
DIGNITY HEALTH
SITE MASTER PLAN - NORTH St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.1-2
SITE MASTER PLAN -
NORTH
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
28 DUPLEX RESIDENCE KEEP N 1950 HOUSING27 BEHAVIORAL HEALTH KEEP Y 1960 MEDICAL SERVICES26 DIGNITY HEALTH MEDICAL FOUNDATION KEEP N 2011 MEDICAL SERVICES25 SINGLE FAMILY RESIDENCE DEMO N 1979 HOUSING24 CLASSROOM BLDG DEMO N 1957 SUPPORT23 GENERATOR BUILDING KEEP Y 2006 SUPPORT22 HCCL BLDG KEEP PARTIAL 1985 SUPPORT21 PLANT MAINTENANCE BLDG DEMO N 1983 SUPPORT20 MCCLOUD BLDG DEMO N 1928 ADMIN19 PEDESTRIAN CORRIDOR KEEP Y 2009 SUPPORT18 COOLING TOWER YARD KEEP Y 1991 SUPPORT17 WATER TANK/THERMAL ENERGY WATER TANK
KEEP N 1991 SUPPORT
16 GENERATOR ENCLOSURE KEEP Y 2009 SUPPORT15 WOMEN & CHILDREN'S PAVILION KEEP Y 2009 MEDICAL SERVICES14 HAZARDOUS MATERIALS STORAGE DEMO Y 1917 SUPPORT13 UTILITY PLANT KEEP Y 1990 SUPPORT12 MAIN HOSPITAL ENTRANCE KEEP Y 1987 VISITORS/ADMITTANCE11 CANCER CENTER KEEP Y 1988 MEDICAL SERVICES10 OUTPATIENT SURGERY KEEP Y 1987 MEDICAL SERVICES 9 HEART CENTER KEEP Y 1994-5 MEDICAL SERVICES8 CAFETERIA KEEP Y 1982 SUPPORT7 SOUTHEAST WING KEEP Y 1978 MEDICAL SERVICES6 ADMINISTRATION WING KEEP Y 1972 ADMINISTRATION5 EAST WING KEEP Y 1970 MEDICAL SERVICES4 WEST WING KEEP Y 1962 MEDICAL SERVICES/ADMINISTRATION3 SOUTH WING KEEP Y 1962 MEDICAL SERVICES2 NORTH WING KEEP(DEMO 4th FLOOR)
Y 1957 MEDICAL SERVICES
1 MAIN HOSPITAL WING DEMO Y 1916 ADMINISTRATION
BLDG # BLDG NAME KEEP/DEMO HACAI (Y/N) YEAR BUILT USE
EXISTING BUILDINGS
F NEW PLANT MAINTENANCE
BLDG
15,000 SF – 18,000 SF 10,500 SF SUPPORT UP TO 2 STORIES 55 FT
E NEW GENERATOR BLDG
ADDITION
2,000 – 3,500 SF 2,000 SF SUPPORT 55 FT
D NEW FUEL TANK YARD 2,500 – 3,500 SF 2,000 SF SUPPORT 55 FT
C NEW CENTRAL UTILITY
PLANT
25,000 SF – 30,000 SF 15,100 SF SUPPORT UP TO 2 STORIES 55 – 60 FT
B NEW PARKING STRUCTURE UP TO 1,980 PARKING
STALLSUP TO 800,000 SF
90,000 SF PARKING &
HELIPORTS
9 ELEVATED TIERS(115 FT TO TOP OFPARKING DECK PARAPET)
A NEW ACUTE CARE
HOSPITAL TOWER
281,000 SF – 331,000 SF 78,730 SF MEDICAL SERVICES UP TO 5 STORIES (80 FT EXCLUDING MECH.SCREEN)
BLDG # BLDG NAME APPROX. BUILDING AREA APPROX. BUILDING FOOTPRINT USE BUILDING HEIGHT
CURRENT EXPANSION
EXHIBIT
1 NEW CENTRAL
UTILITY PLANT
E. MAPLE ST
MCCLOUD AVE
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST
E
.
CLEVELAN
D
ST
NEW FUEL TANK YARD
HCCL
BUILDING
NEW PROTECTED PEDESTRIAN CROSSING
E HARDING WAY ELEVATOR ADDITION
MATERIAL
MANAGEMENT
BLDG
N. CALIFORNIASTREET
CEMETERY LANE
E
HAWTHORN
E
ST
NEW MAIN
ENTRANCE
NEW ACUTE
CARE HOSPITAL
TOWER
ENTRANCE
WOMEN & CHILDREN'S PAVILIONENTRANCE
OUTPATIENT
ENTRANCE
LOADING DOCK
UNDERGROUND
PARKING
ENTRANCE
UTILITY LINES
ROOF GARDEN
PHYSICIAN OWNED
PRIVATE CLINIC
ADMIN WING
NORTH
WING
WEST
WING
EAST
WING
SOUTHEAST
WING
SOUTH
WING
CANCER
CENTER
HEART
CENTER
MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
WOMEN &
CHILDREN'S
PAVILION
GENERATOR
BUILDING
DEMOLISH MAIN WING
DEMOLISH
McCLOUD BLDG
DEMOLISH
HAZARDOUS
WASTE STORAGE.
DEMOLISH
DEMOLISH ENGINEERING SHOP
STRUCTURES
UTILITY
PLANT
MODIFY EXTERIOR FACADE OF ADMIN WING TO MATCH THE VERNACULAR OF THE NEW HOSPITAL EXPANSION
MODIFY WATER WELL
AND PUMPS
CAFETERIA
COOLING TOWER
YARD
STAFF
RESPITE
SPACE
NEW DIETARY
DOCK
NEW REFUSE /
HAZARDOUS WASTE AREA
NEW PATIENT
PICK UP
DEMOLISH CLASSROOM BLDGDEMOLISH SINGLE FAMILY RESIDENCENEW DELIVERY DOCK
BUS STOP
CEMETERY LANE
GENERATOR
ENCLOSURE
AMBULANCE ENTRANCE
TO BE RELOCATED
NOTE: ONLY 4TH FLOOR
OF NORTH WING
POTENTIAL DEMOLITION
EXISTING PARKING
WATER
TANK
VISITOR
RESPITE
SPACE
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW PLANT MAINTENANCE BLDG
PROPANE TANK
FUEL YARD
HELIPORT
MONUMENT SIGN
MONUMENT SIGN
NEW PARKING
STRUCTURE
+ HELIPORT
NEW ED
ENTRANCE
NEW ED
SURFACE
PARKING
NEW GENERATOR BUILDING ADDITION
NEW AMBULANCE
ENTRANCE
E
.
WYAN
DOTTE
ST
PROPERTY LINENEW BUIDLINGEXISTING BUILDING TO REMAINEXISTING BUILDING TO BE DEMOLISHED LEGEND
DIGNITY HEALTH
OVERLAY SITE PLAN - OPTION A St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.2-1
OVERLAY SITE PLAN -
OPTION A
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 (E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) LOADING DOCK
(E) UNDERGROUND
PARKING
ENTRANCE
NEW AMBULANCE
ENTRANCE
NEW MAIN
ENTRANCE
UTILITY LINES
NEW DIETARY
DOCK
E. MAPLE ST
MCCLOUD AVE E. WYANDOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVELAN
D
ST
NEW GENERATOR
NEW FUEL BUILDING ADDITIONTANK YARD
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E)
NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
HCCL
BUILDING
(E) GENERATOR
BUILDING
DEMOLISH MAIN WING
DEMOLISH
McCLOUD BLDG
DEMOLISH (E)
HAZARDOUS
WASTE STORAGE.
DEMOLISH (E) CLASSROOM BLDGDEMOLISH (E) SINGLE FAMILY RESIDENCE
NEW CENTRAL UTILITY PLANT
DEMOLISH (E) STRUCTURES
(E) UTILITY
PLANT
MODIFY EXTERIOR FACADE OF (E)
ADMIN WING TO MATCH THE
VERNACULAR OF THE NEW HOSPITAL EXPANSION
E HARDING WAY
MODIFY (E) WATER WELL
AND PUMPS
(E) CAFETERIA
N. CALIFORNIASTREET
CEMETERY LANE
ABANDON (E)MCCLOUD AVE.
STAFF
RESPITE
SPACE
NEW TRASH / HAZARDOUS
WASTE AREA
NEW PATIENT
PICK UP
(E) BUS STOP
CEMETERY LANE
(E) GENERATOR
ENCLOSURE
(E) AMBULANCE
ENTRANCE TO BE
RELOCATED
(E) COOLING
TOWER YARD
NOTE: ONLY 4TH FLOOR
OF NORTH WING
POTENTIAL DEMOLITION
EXISTING PARKING
(E) WATER
TANK
VISITOR
RESPITE
SPACE
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW MODULAR
BUILDING/TRAILER
LOCATION
(E) PLANT
MAINTENANCE BLDG
NEW ACUTE
CARE HOSPITAL
TOWER
(E) FUEL YARD
ROOF GARDEN
(E)
HELIPORT
(E) MONUMENT SIGN
(E) MONUMENT SIGN
(E) PROPANE TANK
NEW PROTECTED PEDESTRIAN CROSSING
NEW PARKING
STRUCTURE
+ HELIPORT
NEW ED
ENTRANCE
NEW ED
SURFACE
PARKING
(E) OUTPATIENT
ENTRANCE
PROPOSED PROPERTY LINENEW BUILDINGEXISTING BUILDING TO REMAINEXISTING BUILDING TO BE DEMOLISHED LEGEND
DIGNITY HEALTH
OVERLAY SITE PLAN - OPTION B St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.2-2
OVERLAY SITE PLAN -
OPTION B
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 Planning Commission Submittal September 2023 Revised 9.18.2023 4-5
4.2 Initial Expansion
The general use, location and anticipated footprint of each of the six (6) buildings identified as part of the Initial Expansion is detailed below. Within the Initial Expansion, options are provided for certain buildings to allow for flexibility in implementation. Maximum building height and square footage is used in the Plan document and also the FEIR, with the acknowledgement that any building may be designed to a smaller height and square footage as medical service delivery requirements evolve over the duration of the Plan. The use of modular structures (also described below) will provide additional flexibility to bridge the timing during which new buildings and seismic retrofits in existing buildings are completed.
The full extent of the Project including locations of existing and proposed buildings is graphically depicted on Option A Figure 4.2-1 and Option B Figure 4.2-2.
4.2.1 Project Options
This Project contemplates options for the configuration of the proposed Medical Center layout including but not limited to the demolition of existing above and below ground structures, buildings, utilities, and sitework; and the construction of new buildings, utility infrastructure, parking facilities, vehicle circulation, pedestrian pathways and site improvements.
Implementation of the Plan will allow flexibility in building locations within the Site Master Plan that will allow the design and construction of an alternate, but largely similar, version of the Project. For example, identified buildings may be moved to alternative locations within the Site Master Plan, subject to the review procedures established in Chapter 8.
Flexibility in Site Master Plan options, including the use of modular structures, are intended to allow St. Joseph’s the ability to accommodate over the life of the Plan any changing federal and state regulations (for example seismic retrofit requirements), evolving medical services and technology, project budgets and schedules, community and regional medical needs and other similar criteria necessary to meet the Objectives identified in this Plan. (See Chapter 2.) Two (2) options are specifically presented in the Master Development Plan, involving the locations of the Central Utility Plant and Plant Maintenance building. The Acute Care Hospital Tower and Parking Structure are the same in each option and the locations for the two primary structures are not anticipated to change. The options for the location of Medical Center support structures are examples of the flexibility intended by the Plan to accommodate future changes without the requirement of an amendment of the Plan.
4.2.2 Option A
• Construction of the new Central Utility Plant building at the northeast corner of the Hospital Tower.
• Removal of the existing Plant Maintenance building
• Construction of the new Plant Maintenance building at the corner of E. Cleveland Street and Cemetery Lane
• All other proposed improvements remain the same as Option B.
Planning Commission Submittal September 2023 Revised 9.18.2023 4-6
4.2.3 Option B
• Places the new Central Utility Plant building at the corner of E. Cleveland Street and Cemetery Lane.
• Existing Plant Maintenance building remains in-place. • All other proposed improvements remain the same as Option A.
4.2.4 Acute Care Hospital Tower
The conceptual design of the Acute Care Hospital Tower proposes a new building up to five (5) stories. The conceptual design of the new acute care tower includes a large two (2) level podium consisting of expansion for Emergency services and surgical services. Levels above the podium will consist of inpatient bed expansion configured to maximize daylighting into the patient rooms. If a design incorporating more than one tower is used it is anticipated that a landscaped viewing area between the two towers would be visible from patient rooms. This landscaped area would only be accessed by maintenance personnel. The height of the Acute Care Hospital Tower could be a maximum of 115-feet (excluding partial basement and rooftop elevator appurtenance and mechanical equipment screening).
Regardless of building design, the Project proposes that the new main building entrance of the Medical Center to be relocated from E. Maple Street to N. California Street. The existing entrance on E. Maple Street will remain primarily for outpatient functions and cardiovascular surgery. The walk-in emergency department entrance will also be relocated from E. Maple Street to N.
California Street along with vehicle traffic for patient and visitors. Cemetery Lane will be used for ambulance drop-off and service vehicle traffic.
The Acute Care Hospital Tower is the primary expansion component of the Project and is projected to accommodate up to 331,000 square feet (sf) of inpatient acute care hospital services.
This expansion would contribute to the existing 523,461sf of inpatient care facilities located between N. California Street, Cemetery Lane, E. Maple Street, and E. Cleveland Street. This portion of the Project would increase the inpatient bed count, modernize, and expand the emergency department, and update and modernize the current surgery department. Major components of the acute care expansion are expected to include the following potential service enhancements, with the additional proviso that bed counts are maximum numbers. Service enhancements and bed counts may be adjusted based upon final service delivery plans:
• An additional 24 intensive care patient beds
• An additional 120 general acute care patient beds
• A new 70 station Emergency Department
• An entrance for ambulances and Emergency Department drop-off with correlating canopies • A new surgical area with 10 general Operating Rooms
• Capacity for a future expansion of emergent care adjacent to the Emergency Department • New Central Sterile Processing Department
• New Kitchen and servery with an expanded and modernized dining area • New entry lobby, covered drop off and admitting department along N. California Street (new front of hospital)
Planning Commission Submittal September 2023 Revised 9.18.2023 4-7 • If two towers, roof top naturally landscaped area for patient viewing may be located in the courtyard of towers
4.2.5 Parking Structure and Surface Level Parking
The Medical Center presently utilizes both below surface level and street level parking, with approximately 1,354 parking spaces devoted to surface and underground parking distributed on and around the Medical Center. Parking presently available on the Medical Center campus is fully used under the existing operational setting and off-campus parking is necessary and used by current staff even prior to any planned expansions.
To maximize the available land within the Medical Center and to centralize parking in a location more convenient to all buildings on the Medical Center, a new Parking Structure with a maximum of nine (9) elevated tiers (excluding roof trauma elevator over-run and heliport areas) will be constructed to accommodate a maximum of 1,980 new parking spaces.
Parking Option A for the new Parking Structure, (the initial application) was is designed as a four (4) bay, nine (9)-elevated tier structure. The four (4) bays include two (2) flat bays and two (2) internal ramp bays. This affords the circulation to move in a rotating pattern independently of each other. This in turn decreases vehicular parking and exiting times. The structure includes up to 1,980 stalls of which approximately 10% are accessible stalls. Those stalls are located on the same bay on every floor. The primary vertical circulation is located on the south bay of the structure (closer to the Acute Care Hospital Tower), and it encompasses five (5) elevators in two (2) banks. There are four (4) pedestrian exit stairs primarily located toward each corner to facilitate code required exiting. The floor-to-floor heights are 12ft and include ample room to meet the required 8’-2” clear height required for accessible stalls. The uppermost parking deck of the structure was is at approximately 108ft above grade with perimeter parapet at approximately 115ft. The elevator over-runs and heliport exceed these heights (but are excluded from building height per section 6.3.4). A potential photovoltaic array is proposed to be installed on rooftop or the side of the Parking Structure for energy generation and is also excluded from the overall building height. This maximum structure size was evaluated in the DEIR.
In response to comments on the Draft EIR received from stakeholders, St. Joseph’s agreed to reduce the size of the Parking Structure. Parking Option B for the new Parking Structure is designed as a six (6)-elevated tier structure. The structure includes a range of between 1,368 and no more than 1,400 stalls (including EV parking stalls), of which approximately 10% are accessible stalls. The uppermost parking deck of the structure is at approximately 72ft above grade with perimeter parapet at approximately 80ft (excluding roof mounted structures and heliport). All design criteria regarding bays, ramps, elevators, and vehicle circulation are the same as outlined for Parking Option A. St. Joseph’s agreed to select Parking Option B and no longer seeks to construct Parking Option A. Any approval of the Master Development Plan by the City will be for Parking Option B.
The heliport structure will accommodate multiple helicopters and is designed so that vehicles can circulate below the heliport platform. Closely positioned with the heliports are a dual bank of dedicated elevators that are a two (2) stop design (top and bottom floor only).
Planning Commission Submittal September 2023 Revised 9.18.2023 4-8 The parking structure can accommodate bicycle parking and electric vehicle charging stations as required by the most recent code requirements and as described in Chapter 6.
The number of tiers and building height of the Parking Structure is intended to support design flexibility, including pre-fabrication opportunities, as the overall Medical Center planning process continues through each phase. The final number of parking spaces (not to exceed 1,400, including EV parking stalls) will be determined through the entitlement process and refined as part of the design of buildings, considering Municipal Code minimum parking requirements, hospital experiences with greater demand for parking spaces, as well as physical design to minimize building massing on adjacent streets. St. Joseph’s decades of operations experience, both with this Medical Center and with other facilities, indicates that patients and visitors benefit from extra parking above Municipal Code requirements. Patrons with mobility challenges and who do not have access to disabled parking placards require both closer short-term parking and wider parking spaces than may be required under minimum parking requirements. The number of parking spaces in the parking structure will not exceed 1,400 parking spaces (including EV parking stalls).
The Project also includes new surface parking for the Emergency Department for approximately 70 spaces. This surface parking is located between the Acute Care Hospital Tower and the Parking Structure. A smaller surface lot north of the Parking Structure will hold approximately 16 stalls.
At final buildout of Phases 1-4, total maximum parking including underground, surface level, and Parking Structure is identified and summarized in Table 4.2.5-2.
Table 4.2.5-1 Parking Summary (Parking Option B)
Total Existing Parking
(Excluding Public right-of-way)
1,354
Existing Parking to be Removed by Area
North Lot -606
Administration Lot -7
Administration Overflow Lot -9
McCloud Avenue -24
HCCL North -6
HCCL South -21
Vendor/Maintenance -7
Total Parking Removed -680
New Parking Stalls Provided
New Parking Structure Stalls 1,400
North Surface Lot 16
ED Parking Lot 70
Parking Total
Phase 1-4 Buildout 2,160
Planning Commission Submittal September 2023 Revised 9.18.2023 4-9 The Parking Plan is included as Appendix, Attachment 15. The technical analysis supporting the Plan is included as Appendix, Attachment 16.
4.2.6 Heliports.
The existing heliport on the roof of the main hospital building at 1800 N. California will remain and is licensed to accommodate maximum weight capacity of 7,000 pounds. This existing heliport will be proximate to the surgery center and the Use Permit for this heliport will remain in place.
This existing heliport is located close to the newborn intensive care unit and provides vital aerial transport for some of the most vulnerable patients. The existing heliport is also anticipated to be used to provide back-up to the new heliport(s), or for transport of supplies or patients to or from the surgery center. As noted in Section 3.2.5, current heliport usage is approximately 15 unscheduled flights per month.
The existing heliport is a valuable resource. Retention of this landing area will provide operational flexibility and, at times, will limit community impacts from helicopter operations. Single heliport hospitals and surrounding areas sometimes experience impacts when helicopters hover waiting for a helicopter to depart a landing area. Having both heliports available will mitigate this condition. Further, there are instances when helicopters are dispatched to medical facilities with dispatch officers unaware that a heliport is occupied. The second heliport will minimize any disruption in medical service.
The new heliport locations on the roof of the Parking Structure are intended to increase efficiency in patient transport with the reconfiguration of the Medical Center and minimize operational impacts on the Medical Center. The Parking Structure will also be designed to accommodate heavier weight helicopters than are presently allowed at the existing heliport on the main hospital building. The locations of the existing and planned heliport options are depicted in Figure 4.2.6-1.
New heliports added to the project will be included in an amended Use Permit (UP 27-86).
Figure 4.2.6-1 Heliport Locations
DIGNITY HEALTH
HELIPORT OPTIONS St. Joseph's Medical Center Hospital Expansion Project 3/15/2023
4.2.6-2
HELIPORT OPTIONS
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CARE HOSPITAL
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35'-6" 40'-0" 117'-0" 40'-0" 35'-0" 40'-0"
FAR Part 77 Primary Surface FAR Part 77 Primary Surface 134'-0"
127'-5"
NEW FUEL
YARD TANK
NEW GENERATOR
BUILDING ADDITION (E) WATER
TANK
45'-5"
NEW ACUTE
CARE HOSPITAL
TOWER
N. CALIFORNIA STREET
NEW CENTRAL
UTILITY PLANT
(E) COOLING
TOWER YARD
NEW FUEL
YARD TANK
NEW GENERATOR
BUILDING ADDITION
NEW PLANT
MAINTENANCE
BUILDING
(E) H.C.C.L.
BUILDING
E. CLEVELAND STREET ACCESS
(E) UTILITY
PLANT
0'
10'
Ø36'-0"
Paved
100'-0" Center to Center
Ø90'-0"
Safety Area
35'-6" 40'-0"
FAR Part 77 Primary Surface
40'-0" 45'-5"
134'-0"
127'-5"
(E) WATER
TANK
Dignity Health
HELIPORT OPTIONS St. Joseph's Medical Center Hospital Expansion Project 3/31/2022
4.2.6-2
HELIPORT OPTIONS
HELIPORT OPTION A : SINGLE NEW HELIPORT HELIPORT OPTION B : TWO NEW HELIPORTS HELIPORT OPTION C : SINGLE NEW HELIPORT WITH ADJACENT PARKING HELIPORT OPTION D : TWO NEW HELIPORTS WITH ADJACENT PARKING 13230 North Chiracahua Peak Drive,
ORO VALLEY, AZ 85755
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Planning Commission Submittal September 2023 Revised 9.18.2023 4-10 The Plan includes four (4) options for the new heliport facilities: Option A includes the construction of one (1) new heliport, Option B includes the construction of two (2) new co-located heliports, Option C is a heliport with adjacent helicopter parking area, and Option D is a heliport with two (2) new co-located heliports with one (1) adjacent helicopter parking area. Each of these options is discussed below and is graphically depicted in Figure 4.2.6-2. A decision between Options A, B, C, and D will be determined through the design process. In all options the Parking Structure will include a gurney-way to provide safe passage from the heliport to the new hospital building via a dedicated trauma elevator within (or adjacent to) the Parking Structure along with a covered pathway to the Emergency Department. Design parameters and requirements for safety areas and air space for each option are discussed in Chapter 6.6.
The heliport will be lighted as required by the FAA. Many of the lights will be shielded from the ground, however, lights required to define the structural edge of the landing area or illuminate the wind indicator may be visible. Additional equipment will include a lighted wind indicator, closed circuit camera system and weather system that will upload weather conditions to helicopter dispatch centers.
Heliport Option A. A single new heliport located on the roof of the Parking Structure to facilitate emergency medical service landings.
Heliport Option B. Two (2) new heliports located on the roof of the Parking Structure to facilitate emergency medical service landings.
Heliport Option C. A new heliport with an adjacent parking area to accommodate a second helicopter on the roof of the Parking Structure to facilitate emergency medical service landings.
Heliport Option D. Two (2) new heliports with an adjacent parking area to accommodate a third helicopter on the roof of the Parking Structure to facilitate emergency medical service landings.
The heliport options will provide flexibility for a future trauma center designation and related facility needs. Additionally, the Medical Center will allow heliport landing areas to be used for Unmanned Aerial Vehicles (“UAVs”), which are aircrafts piloted by remote control or onboard computers, that would be used for medical-related purposes. For example, UAVs are presently in use for transport of medical supplies, equipment, and organs for transplant procedures.
4.2.7 Central Utility Plant
The Central Utility Plant (“CUP”) houses chillers, infrastructure, and operational equipment for the Medical Center, including but not limited to a hot water boiler, hot water expansion tanks, water softeners, medical air compressors and other equipment of a similar nature. The existing Utility Plant will remain with existing equipment being demolished within, and a new CUP will be constructed to accommodate operational equipment with increased capacity to serve the expanded Medical Center as well as the existing facility.
The Project includes two (2) options for the replacement of the existing CUP. Each option contemplates a new free-standing two (2) story CUP totaling approximately 25,000 to 30,000 sf.
The proposed location of the CUP is the only material difference between Options A and B presented in the Plan.
Planning Commission Submittal September 2023 Revised 9.18.2023 4-11 Option A proposes to demolish the existing Plant Maintenance building and build the new CUP in this location at the northeast corner of the Hospital Tower and adjacent to the existing cooling towers. Option A is depicted in Figure 4.2-1.
Alternatively, under Option B, a new free-standing CUP may be constructed at the corner of E.
Cleveland Street and Cemetery Lane. Option B is depicted in Figure 4.2-2.
St. Joseph’s has the flexibility to implement either option, dependent upon operational efficiencies and evaluation of compatibility with adjacent buildings. St. Joseph’s may also present other options for location or expansion of the CUP after approval of the Plan through the administrative process outlined in Chapter 8.
4.2.8 Accessory Structures
Several modifications and new structures are required to support the new Acute Care Hospital Tower. The existing Generator Building will be expanded for new emergency backup generators with additional on-campus above ground fuel storage. The following improvements, collectively “Support Facilities,” may be modified and/or expanded: cooling tower yard, chiller room, heating hot water plant, below grade boiler fuel storage tanks, bulk oxygen tank (LOx), medical gas bottle storage, transformers, and switchgear. The Project includes a new dietary loading dock, a new compacting/sanitizing waste area that will also hold caged storage and hazardous materials for vendor removal, and a new secure material management loading area with recycling container(s).
The existing trash area (across from Cemetery Lane) is anticipated to be moved to the current location for ambulances. Final locations will be identified in the Site Plan.
4.2.9 Plant Maintenance Building
Depending on the option that best meets the needs of the Medical Center, the Project contemplates two (2) options for the existing Plant Maintenance building that is dependent upon the location of the CUP. The Plant Maintenance building will house offices, shop and maintenance space and accessory areas to assist in the operation of the Medical Center maintenance.
As mentioned above, Option A proposes to demolish the existing Plant Maintenance building. A new free-standing 15,000 to 18,000 sf Plant Maintenance building will be constructed at the corner of E. Cleveland Street and Cemetery Lane after the demolishing of the existing classroom building and single-family residence.
If Option B is preferred, the existing Plant Maintenance building would remain. Upgrades to both exterior and interior spaces would occur to provide more efficient working environments for staff.
4.2.10 Modular Structures
Modular structures are incorporated in the Plan for non-acute care services and staff support 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 (See Figure 4.2.10-1), 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. Parking to serve the modular structures may be provided on adjacent residentiallyzoned property (i.e., RM) as an allowed use under Municipal Code section 16.20.020 in Table 2-2.
Planning Commission Submittal September 2023 Revised 9.18.2023 4-12 Figure 4.2.10-1 Modular Building Zoning
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, landscaping to soften the view of the back of the modular structures from E. Harding, 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.
Modular structures may remain in place as needed to bridge the timing during which new buildings and seismic retrofits in existing buildings are completed. 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 Development Agreement allows for a twenty (20) year term for the modular structures, provided the Site Plan and landscaping are approved by the Community Development Director.
The Community Development Director shall apply the development and design standards for modular structures as set forth in Sections 6.3.9 and 6.4.9, below and, if the site plan for modular structures is consistent with the standards in those sections, the Community Development Director will make the findings required by Municipal Code section 16.168.050 and issue the
Planning Commission Submittal September 2023 Revised 9.18.2023 4-13 Administrative Use Permit for the modular structures. Parking adjacent to modular structures will be allowed through the Temporary Activity Permit process (Municipal Code Section 16.164.030).
4.2.11 Landscape Intent
Landscape design for the Project shall adhere to the guidelines in Chapter 6. A general depiction of the expansion area with general placement of landscaping is depicted on Figure 4.2.11-1.
Figure 4.2.11-1 Conceptual Landscape
Planning Commission Submittal September 2023 Revised 9.18.2023 4-14
4.2.12 Signage and Wayfinding
Wayfinding and Signage design for the Project shall adhere to the guidelines in Chapter 6 Section
6.7. The wayfinding program is included as Figures 6.7.2-1 and 6.7.2-2.
4.3 Project Phasing and Construction
St. Joseph’s anticipates that Project construction will occur over approximately four (4) major phases, with numerous smaller sub-phases (for example, utility relocations and loading docks). Phases are presented for general overview and may change as architectural and engineering work is refined through the development of final construction and improvement plans. The Phases described below identify a conceptual schedule for demolition of existing structures. This schedule may be adjusted to alleviate impacts on the delivery of patient care during the extended construction period for the full expansion of the Medical Center campus. Conceptual Phasing Site Plans and options are provided to give visual reference to the background information provided below and depict site fire apparatus access.
A conceptual description of the activities during each Phase is summarized as follows:
Table 4.3-1 Expansion Phasing Summary
Initial Expansion (Phases 1-4)
Phase # Description
Phase 1 Site preparation, demolitions, and staff relocation to new modular structures to prepare for the construction of the new Acute Care Hospital Tower and parking construction. Possible modification of existing well(s). Construction of protected pedestrian crossing at the intersection of E. Harding Way and Cemetery Lane
Phase 2 The existing surface parking lot will be removed, utilities will be relocated and reinstalled, and the new Parking Structure will be constructed. Depending on the Option selected, the Plant maintenance Building will be demolished and constructed, or remain in place.
Phase 3 Includes construction of the new Acute Care Hospital Tower, Central Utility Plant, on-campus and off-campus street improvements, and Support Service buildings/expansions.
Phase 41 Includes potential removal of the fourth floor of the existing North Tower as required by seismic retrofits. Includes façade improvements of the existing Administrative Wing to match the new Acute Care Hospital Tower.
Future Expansion (Phase 5)
Phase 5 Includes the a potential expansion of up to an additional 150,000 sf and up to five (5) stories (not including a possible basement). 1 Interior renovation (backfill of the existing hospital spaces) will likely occur but are not considered part of this entitlement application.
Planning Commission Submittal September 2023 Revised 9.18.2023 4-15
4.3.1 Phase 1 – Options A and B
Phase 1 for both Option A and B are the same. Phase 1 is shown in Figure 4.3.1.
Activity during the first phase includes site preparation and staff relocations to prepare for construction of the new Acute Care Hospital Tower. Phase 1 will include demolition of buildings/structures as necessary to prepare for new and re-located infrastructure and parking construction in Phase 2. The McCloud and Main Hospital Wing buildings are the primary buildings that may be demolished in Phase 1. Three (3) small structures that are comprised of a bio-hazard autoclave, refuse compactor, and bins along Cemetery Lane also may be demolished, along with existing hazardous material storage in order to clear the way for the new ambulance entrance and Dietary Dock. The reconstruction of the Dietary Dock is anticipated to be part of Phase 1 to provide uninterrupted service to the Medical Center. The vacant residence now owned by PCOC and the existing classroom building also likely will be demolished in Phase 1. Each of these structures is identified in Figure 4.3.1.
Existing well(s) are identified on the Phase 1 Site Diagram. While relocation of the well(s) is not presently anticipated, the possible modification will be evaluated as part of the technical studies supporting the approval of the Plan.
With the demolition of buildings, support services (i.e., non-acute care and business services) will be relocated to modular structures on-campus (see Figure 4.3.1) as well as into off-campus space.
Temporary Activity Permits (TAPS) will be approved as part of the Plan, as well as Administrative Use Permits to the extent a modular building is proposed for use longer than twelve (12) months.
The Project also includes construction of a protected pedestrian crossing at the intersection of E.
Harding Way and Cemetery Lane that will coincide with relocation of staff off-campus.
4.3.2 Phase 2 – Options A and B
Activity during this phase will be focused on infrastructure and parking to serve the new Acute Care Hospital Tower. The existing surface parking lot will be removed, utilities will be relocated and reinstalled (including the new electrical service to the existing Main Hospital Buildings), and the new Parking Structure will be constructed. If the McCloud and Main Hospital Wing buildings were not demolished in Phase 1, this demolition will occur in Phase 2. To accommodate employee parking during construction, leased off-campus surface parking lot(s) will be provided for the replacement of approximately 1,100 stalls. (See additional discussion of interim parking needs during construction in Section 4.10, with details regarding off-campus parking in the Parking Plan.) A shuttle service will be provided by St. Joseph’s between the temporary, off-campus parking lots to the Medical Center for employees. Temporary signage will be used around the perimeter of the Medical Center campus to direct staff and visitors to temporary off-campus parking. The offcampus temporary parking lot locations are depicted in the Parking Study.
Option A (see Figure 4.3.2-1)
• The existing Plant Maintenance building will be demolished • The new Plant Maintenance building constructed at intersection of E. Cleveland Street and Cemetery Lane
Option B (see Figure 4.3.2-2)
Planning Commission Submittal September 2023 Revised 9.18.2023 4-16 • The existing Plant Maintenance building remains in-place
4.3.3 Phase 3
This Phase includes the most significant construction activity, with the construction of the new Acute Care Hospital Tower, Central Utility Plant, on-campus and off-campus street improvements, and Support Service buildings/expansions. There presently is no additional demolition anticipated during this Phase. Each of the new structures is identified in the attached Phase 3 and 4 Site Diagrams (Figure 4.3.3-1 and 4.3.3-2).
During and proceeding the construction during Phase 3, entrance transitions will require anticipatory graphics and highly visible guidance from old to new. Specific focus for wayfinding and signage will be on N. California and E. Maple streets, including use of temporary graphics and pageantry celebrating/emphasizing timing of transition Visual linkage between the new parking structure and the new Acute Care Hospital Tower will provide additional emphasis, since building forms will be adjacent to each other. Permanent signage can be completed concurrent with this phase.
4.3.4 Phase 4
If required to meet seismic retrofit requirements, Phase 4 will include the potential removal of the fourth floor of the existing North Tower. This phase also will include façade improvements to match the exterior design of the existing Administrative Wing and the new Acute Care Hospital Tower. Interior renovation (backfill) of the existing hospital spaces as these areas are vacated into the new hospital building will likely occur but are not considered part of this entitlement application as there will not be any exterior changes with interior improvements (Figure 4.3.3-1 and Figure 4.3.3-2).
4.4 Phase 5
The Plan (and the supporting environmental analysis) also allows for and evaluated the potential impacts of future expansion of the Medical Center as the community’s needs for medical care continue to grow. In Phase 5, the Medical Center may be expanded by up to an additional 150,000 sf and up to five (5) stories (not including a possible basement). There is no present intent to build a structure that would be categorized as a high-rise. Medical services for the Phase 5 expansion may include but not be limited to expansion of diagnostic and treatment functions for surgical and perioperative services, emergency services, imaging services; expansion of clinical support services for lab, pharmacy, central sterile, supply chain services; and expansion of inpatient services for acute care beds.
There are two (2) potential locations for the Phase 5 expansion, and each is depicted on Figure 4.4.
The Phase 5 expansion may use one or both of these locations. Implementation of Phase 5 may remove as much as 65 to 70 surface level parking spaces, depending on the location selected.
The number of parking spaces and the location will be identified through the administrative process established in Chapter 8, including additional environmental analysis, if necessary. The FEIR for the Project includes, from a programmatic level, the environmental impacts from this larger footprint, with the actual building expansion and design for Phase 5 subject to appropriate future City
(E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
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PHASE 1 (NEW)
LEGEND
PHASE 1 SITEWORK (NEW)PHASE 1 (DEMO)PHASE 1 (DEMOFIRE ACCESS
DIGNITY HEALTH
CONCEPTUAL PHASE 1 SITE DIAGRAM St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.3.1 CONCEPTUAL PHASE
1 SITE DIAGRAM
N 0' 60'30' 120'
Scale: 1" = 60' - 0"
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PROPERTY LINE BOUNDARYPHASE 2 (NEW)
LEGEND
PHASE 2 SITEWORK (NEW)PHASE 2 (DEMO)PHASE 2 (DEMO)
FIRE ACCESS
DIGNITY HEALTH
CONCEPTUAL PHASE 2 SITE DIAGRAM - St. Joseph's Medical Center Hospital Expansion ProjectOPTION A AUGUST 2023
4.3.2-1
CONCEPTUAL PHASE
2 SITE DIAGRAM -
OPTION A
N 0' 60'30' 120'
Scale: 1" = 60' - 0"
EXHIBIT
1 (E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) LOADING DOCK
(E) UNDERGROUND
PARKING
ENTRANCE
CEMETERY LANE
E. MAPLE ST
MCCLOUD AVE E. WYANDOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVELAN
D
ST
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E)
NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
HCCL
BUILDING
(E) GENERATOR
BUILDING
(E) UTILITY
PLANT
E HARDING WAY
(E) GENERATOR
ENCLOSURE
(E) CAFETERIA
N. CALIFORNIASTREET
CEMETERY LANE
ABANDON (E)MCCLOUD AVE.
(E) COOLING
TOWER YARD
EXISTING PARKING
NEW DIETARYDOCK
NEW TRASH /
HAZARDOUS
WASTE AREA
(E) WATER
TANK
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW MODULAR
BUILDING/TRAILER
LOCATION
(E) PLANT
MAINTENANCE BLDG
(E) FUEL YARD
(E)
HELIPORT
(E) PROPANE TANK
NEW PROTECTED PEDESTRIAN CROSSING
NEW PARKING
STRUCTURE
+ HELIPORT
(E) OUTPATIENT
ENTRANCE
PROPERTY LINE BOUNDARYPHASE 2 (NEW)
LEGEND
PHASE 2 SITEWORK (NEW)PHASE 2 (DEMO)PHASE 2 (DEMO)
FIRE ACCESS
DIGNITY HEALTH
CONCEPTUAL PHASE 2 SITE DIAGRAM- St. Joseph's Medical Center Hospital Expansion ProjectOPTION B AUGUST 2023
4.3.2-2
CONCEPTUAL PHASE
2 SITE DIAGRAMOPTION B
N 0' 60'30' 120'
Scale: 1" = 60' - 0"
EXHIBIT
1 (E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) LOADING DOCK
(E) UNDERGROUND
PARKING
ENTRANCE
NEW AMBULANCE
ENTRANCE
NEW MAIN
ENTRANCE
NEW CENTRAL
UTILITY PLANT
UTILITY LINES
CEMETERY LANE
E. MAPLE ST
MCCLOUD AVE E. WYANDOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVELAN
D
ST
NEW GENERATOR BUILDING ADDITION
EXISTING PARKING
NEW FUEL TANK YARD
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E)
NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
HCCL
BUILDING
(E) GENERATOR
BUILDING
NOTE: ONLY 4TH FLOOR
OF NORTH WING
POTENTIAL
DEMOLITION
(E) UTILITY
PLANT
MODIFY EXTERIOR FACADE OF (E) ADMIN WING TO MATCH THE VERNACULAR OF THE NEW HOSPITAL EXPANSION
E HARDING WAY
(E) GENERATOR
ENCLOSURE
(E) CAFETERIA
N. CALIFORNIASTREET
CEMETERY LANE
STAFF
RESPITE
SPACE
(E) COOLING
TOWER YARD
DIETARY
DOCK
TRASH / HAZARDOUS
WASTE AREA
(E) WATER
TANK
VISITOR
RESPITE
SPACE
NEW ACUTE
CARE HOSPITAL
TOWER
(E) FUEL YARD
ROOF GARDEN
(E)
HELIPORT
NEW PLANT MAINTENANCE BLDG
NEW PARKING
STRUCTURE
HELIPORT
(E) PROPANE TANK
NEW PROTECTED PEDESTRIAN CROSSING
NEW ED
ENTRANCE
NEW ED
SURFACE
PARKING
(E) OUTPATIENT
ENTRANCE
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW MODULAR
BUILDING/TRAILER
LOCATION
PROPERTY LINE BOUNDARY
LEGEND
PHASE 3 SITEWORK (NEW)PHASE 3 (NEW)PHASE 4 (DEMO)PHASE 4 (NEW)
FIRE ACCESS
DIGNITY HEALTH
CONCEPTUAL PHASE 3 & 4 SITE DIAGRAM - St. Joseph's Medical Center Hospital Expansion ProjectOPTION A AUGUST 2023
4.3.3-1
CONCEPTUAL PHASE
3 & 4 SITE DIAGRAM -
OPTION A
N 0' 60'30' 120'
Scale: 1" = 60' - 0"
EXHIBIT
1 (E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) LOADING DOCK
(E) UNDERGROUND
PARKING
ENTRANCE
NEW AMBULANCE
ENTRANCE
NEW MAIN
ENTRANCE
UTILITY LINES
CEMETERY LANE
E. MAPLE ST
MCCLOUD AVE E. WYANDOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVELAN
D
ST
NEW GENERATOR BUILDING ADDITION
EXISTING PARKING
NEW FUEL TANK YARD
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E)
NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
HCCL
BUILDING
(E) GENERATOR
BUILDING
NOTE: ONLY 4TH FLOOR
OF NORTH WING
POTENTIAL
DEMOLITION
(E) UTILITY
PLANT
MODIFY EXTERIOR FACADE OF (E) ADMIN WING TO MATCH THE VERNACULAR OF THE NEW HOSPITAL EXPANSION
E HARDING WAY
(E) GENERATOR
ENCLOSURE
(E) CAFETERIA
N. CALIFORNIASTREET
CEMETERY LANE
STAFF
RESPITE
SPACE
(E) COOLING
TOWER YARD
(E) WATER
TANK
VISITOR
RESPITE
SPACE
(E) PLANT
MAINTENANCE BLDG
NEW ACUTE
CARE HOSPITAL
TOWER
(E) FUEL YARD
ROOF GARDEN
(E)
HELIPORT
NEW PARKING
STRUCTURE
HELIPORT
(E) PROPANE TANK
NEW PROTECTED PEDESTRIAN CROSSING
DIETARY
DOCK
TRASH / HAZARDOUS
WASTE AREA
NEW ED
ENTRANCE
NEW ED
SURFACE
PARKING
(E) OUTPATIENT
ENTRANCE
NEW CENTRAL UTILITY PLANT
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW MODULAR
BUILDING/TRAILER
LOCATION
PROPERTY LINE BOUNDARY
LEGEND
PHASE 3 SITEWORK (NEW)PHASE 3 (NEW)PHASE 4 (DEMO)PHASE 4 (NEW)
FIRE ACCESS
DIGNITY HEALTH
CONCEPTUAL PHASE 3 & 4 SITE DIAGRAM - St. Joseph's Medical Center Hospital Expansion ProjectOPTION B AUGUST 2023
4.3.3-2
CONCEPTUAL PHASE
3 & 4 SITE DIAGRAM -
OPTION B
N 0' 60'30' 120'
Scale: 1" = 60' - 0"
EXHIBIT
1 (E) WOMEN &
CHILDREN'S PAVILIONENTRANCE
(E) LOADING DOCK
(E) UNDERGROUND
PARKING
ENTRANCE
MAIN ED ENTRANCE
ENTRANCE
CENTRAL
UTILITY PLANT
UTILITY LINES
CEMETERY LANE
E. MAPLE ST
MCCLOUD AVE E. WYANDOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVELAN
D
ST
GENERATOR BUILDING
ADDITION
EXISTING PARKING
FUEL TANK YARD
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E)
NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
HCCL
BUILDING
(E) GENERATOR
BUILDING
PLANT MAINTENANCE BLDG
(E) UTILITY
PLANT
E HARDING WAY
(E) GENERATOR
ENCLOSURE
(E) CAFETERIA
N. CALIFORNIASTREET
CEMETERY LANE
(E) COOLING
TOWER YARD
(E) WATER
TANK
EXPANSION
AREA 1
VISITOR
RESPITE
SPACE
EXPANSION AREA 2
REMOVAL OF
SURFACE PARKING
ACUTE CARE
HOSPITAL TOWER
PARKING
STRUCTURE
+ HELIPORT
(E)
HELIPORT
(E) PROPANE TANK
NEW PROTECTED PEDESTRIAN CROSSING
DIETARY
DOCK
TRASH / HAZARDOUS
WASTE AREA
(E) OUTPATIENT
ENTRANCE
PROPERTY LINE BOUNDARYPHASE 5 (NEW)
LEGEND
PHASE 5 (DEMO)PHASE 5 (DEMO)FIRE ACCESS
DIGNITY HEALTH
POTENTIAL PHASE 5 EXPANSION AREAS St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.4 POTENTIAL PHASE 5
EXPANSION AREAS
N 0' 60'30' 120'
Scale: 1" = 60' - 0"
EXHIBIT
1 Planning Commission Submittal September 2023 Revised 9.18.2023 4-17 approvals as delineated in Chapter 8. If additional acute care facilities are added in the future, support buildings (the Central Utility Plant, Generator building and utility yard) may need to expand as well. This would also be subject to the Chapter 8 administrative procedures.
4.5 Future Expansions
Available land for the Medical Center is constrained by both underutilized buildings and the fact that this is an infill site in a commercial area. As the City of Stockton and surrounding region continue to develop, it is likely that the need for medical services also will expand. St. Joseph’s outlook is for additional growth, likely on properties contiguous to or nearby the Medical Center. Future regional needs also will dictate requirements for a trauma center and Future Phase expansion will evaluate this objective.
The City of Stockton intends to incorporate and allow for Future Growth within the general policies and standards of this Master Development Plan, utilizing the administrative procedures established in Chapter 8. In light of the fact that no properties are presently identified for expansion beyond “Phase 5,” any Future Expansion will be subject to appropriate environmental review under CEQA.
4.6 Seismic Retrofits and Support Utilities
California’s Alfred E. Alquist Hospital Facilities Seismic Safety Act of 1973 (Senate Bill 519, or the “1973 Act”) established a program of seismic safety building standards for hospitals built on or after March 7, 1973. The 1973 Act has been amended several times, with significant amendments in 1983 and 1994. In 1983, under Senate Bill 961, local authority over hospital construction standards was pre-empted and placed under the authority of OSHPD, now HCAI. The 1973 Act eventually became known as the “Alfred E. Alquist Hospital Seismic Safety Act” (referred to in this Plan as the Hospital Seismic Safety Act or “HSSA”) after the Senator that authored the ongoing series of bills related to seismic safety.11 The several bills comprising the HSSA are codified at Health and Safety Code sections 129675-130070.
As construction standards improved after implementation of initial HSSA requirements, structural damage during seismic events decreased, with the result that the impacts of nonstructural damage became more apparent. After the 1994 Northridge earthquake, Senate Bill 1953 (Alquist) was adopted to bring pre-1973 Act buildings in compliance with the HSSA by 2030, and to acknowledge (and require through implementing regulations) nonstructural improvements to critical supportive infrastructure, i.e., utilities and communications systems. State funding has not been included to support the retrofits, requiring nonprofit operators such as St. Joseph’s to engage in long-range financial planning to complete the retrofits, to evaluate where retrofits are cost-prohibitive (such as has been described for buildings proposed for demolition under the Plan), and carefully phase improvements so as not to interrupt patient care services. 11 A history of the seismic events that led to the continued and evolving legislation is found in W. Holmes “Background and History of the Seismic Hospital Program in California.” (Appendix, Attachment 2) This document is available at
https://citeseerx.ist.psu.edu/viewdoc/download?doi=10.1.1.483.5431&rep=rep1&type=pdf, and a copy has been provided to the City.
Planning Commission Submittal September 2023 Revised 9.18.2023 4-18 The overall intent of the HSSA is for both structural and nonstructural components of hospital buildings to be functional immediately after a seismic event. Therefore, the ultimate objective is for acute care hospital buildings to be capable of remaining intact after a seismic event, and also capable of continued operation and provision of acute care medical services. Seismic retrofits are determined through extensive structural modeling and, as described below, include strengthening structural systems, providing back-up for critical utilities, and anchoring piping and ductwork of major equipment within the acute care hospital facilities.
In light of the continued evaluation of safety enhancements by the State (both HCAI and the California Department of Public Health (“CDPH”)) and the evolving legislative and regulatory implementation requirements, the Plan includes seismic retrofits and that are presently required by the HSSA and also standards for implementation of retrofits that may be required in the future. The State maintains jurisdiction over seismic retrofits and will be the approval authority for retrofits as they are implemented over time. Chapter 8 of the Plan will provide an administrative process for City review and approval of future required seismic retrofits that have not been specifically described in the Plan, including additional environmental analysis, where necessary.
As noted above, the State presently requires completion of seismic retrofits prior to January 1, 2030, but deadlines may be extended either on a case-by-case basis or if the Legislature provides flexibility in light of financial challenges imposed on hospitals as a result of the Affordable Care Act and, more recently, the multi-year 2020 Pandemic. The Plan provides flexibility for completion of seismic retrofits during construction of other phases of the Project, or as a separate phase if State deadlines are extended and the expansion project is complete.
Seismic retrofits require careful planning and phasing to avoid disruption in patient care. This Plan is intended to accomplish that objective. As explained in above in the discussion of phasing, the Plan contemplates that the new buildings to be constructed in Phase 2 and 3 will be operational in sufficient time to allow for patient transfer to these new buildings and thereby minimize the loss of patient beds while seismic retrofits are completed in the last phase of the Initial Expansion. Without new buildings in place, there will be a reduction of capacity for all key patient services, including available beds, and diagnostic procedure rooms. The delivery of patient services could be disrupted for two (2) years or more while seismic retrofits are completed.
4.6.1 Regulatory Context and Ratings
State oversight of seismic safety in hospitals includes assignment of “Structural Performance Categories” (“SPC”) ratings to all general acute care hospital buildings. Ratings range from SPC 1 (buildings that may be at risk of collapse during a strong earthquake) to SPC 5 (buildings reasonably capable of providing services to the public following a strong earthquake). It is important to note that buildings rated SPC 2 do not significantly jeopardize life, but may not be repairable or functional following strong ground motion. A hospital will meet the current
Planning Commission Submittal September 2023 Revised 9.18.2023 4-19 requirements of the HSSA if all buildings on campus are either SPC 3, 4 or 5 by January 1, 2030, and the Plan incorporates implementation of these requirements as described in Section 4.6.2.12 The Non-structural Performance Categories (“NPC”) also have ratings ranges from 1 to 5, and also include performance criteria by specified deadlines. Improvements categorized as NPC 1 to 4 focus on bracing and anchorage of critical systems such as communications systems, emergency power supply, bulk medical gas systems, fire alarm systems, fire sprinkler systems and emergency lighting equipment and signs indicating the means of egress. retrofits to bracing in ceiling systems, conduits, cable trays, HVAC ducting, piping, and medical and non-medical equipment are also included in NPC 1 to 4 requirements.
Improvements outside of buildings are included in NPC 5 criteria. This includes requirements for onsite supplies of water and holding tanks for sewage and liquid waste, sufficient to support 72- hours of emergency operations, as well as on-site fuel supply for 72-hours of operation.13 The non-structural, exterior implementation components of the Seismic Retrofits are described in Section 4.6.4.
Figures 4.6.5-1 through 4.6.5-3 depict the anticipated location of NPC retrofits that are identified in the Plan and that have been included in the FEIR for the Plan. The retrofits are separated into three categories: (1) those required for existing buildings that will not be modified as part of the expansion project, (2) those required for the expansion project, and (3) those required for anticipated Phase 5 expansion.
4.6.2 Anticipated Structural Retrofits
There presently are 22 buildings that fall within the jurisdiction of HCAI that are located on campus. Out of the 22 buildings, there are five (5) buildings (East Wing, South Wing, West Wing, Administration Wing, and North Wing) that are identified for retrofits. An elevator addition is also anticipated at the corner of the north and west wings. The seismic retrofits will impact acute care within the five (5) buildings throughout construction with each construction length varying in time from a few days, a number of months, or permanently removed from service. Service lines within these buildings include: surgery, lab, pharmacy, conference, dietary, administration, and patient units.
Within the five (5) buildings identified, three (3) contain 248 of the 355 licensed beds. Therefore, the construction needed to make the retrofits for seismic compliance will affect the existing patient units as well as supporting services. In the North Wing, the decision to remove the fourth floor will affect the floor below during construction due to vibrations and noise. In the East Wing, the medical – surgical, telemetry unit, and critical care intensive care units will need to be temporarily relocated during construction. Once construction is complete these units can be placed back into service. The South Wing construction includes foundation work. This will mean 12 HCAI Program Overview. Structural Performance Category (SPC) Ratings (Appendix, Attachment 3) This document is available at https://hcai.ca.gov/construction-finance/seismic-compliance-and-safety/ (copy on file with the City).
13 NPC requirements are described in detail at https://hcai.ca.gov/construction-finance/seismic-complianceand-safety/seismic-performance-ratings/#NPC. (Appendix, Attachment 4) (copy on file with the City).
Planning Commission Submittal September 2023 Revised 9.18.2023 4-20 that the current program will need to be temporarily relocated, and this construction may impact the surgery above due to vibrations through the building.
4.6.3 Fourth Floor of North Wing
The fourth floor of the existing hospital (“North Wing),” is one of the SPC 2 structures. This wing was added onto the existing hospital through a vertical expansion in 1960, and is anticipated to require significant retrofits, including the possible complete removal of the fourth floor to address seismic regulatory requirements set forth under the HSSA. The North Wing Seismic Retrofit is identified within Phase 4 of the Initial Expansion, but may occur in an alternate phase if the State modifies the deadline. Retrofits to the North Wing are anticipated to include, but not be limited to, interior structural modifications that will comply with applicable building codes, replacement of windows, and adjustments to building fenestrations. Design evaluation will include consideration of compatibility with the first through third floors of the North Wing, which are not anticipated to be replaced during this retrofit phase.
The fourth floor of the North Wing was constructed more than 50 years ago, and therefore would possibly qualify as a potential historic resource under Municipal Code Section 16.220.105. The portion of this structure has been evaluated in the Historical Resources Evaluation and Impact Report and does not have historical significance. The demolition of this floor will be reviewed under the procedures in Section 4.9. In short, if the fourth floor is not retrofitted through removal by the State-mandated deadline, a significant disruption in patient services will result.
4.6.4 Anticipated Non-structural Retrofits
Twenty-one (21) of the existing Medical Center campus buildings have a mixture of ratings from NPC 2 to NPC 4. As part of the planned retrofits, 16 of the 21 buildings rated NPC 2 will be retrofitted to meet the criteria for NPC 4. As noted above this will be mainly related to nonstructural components to anchor critical systems such as communications systems, emergency power supply, bulk medical gas systems, fire alarm systems, fire sprinkler systems and emergency lighting equipment and signs indicating the means of egress.
4.6.5 Holding Tanks and Supplies for Emergency Water, Wastewater and Energy All new structures and existing HCAI structures will be required to meet NPC 5 criteria. This designation relates to an overall campus development of onsite supplies of water and holding tanks for sewage and liquid waste, sufficient to support 72-hours of emergency operations.14 An onsite emergency system as defined in the California Electrical Code is incorporated into the building electrical system for critical care areas. Additionally, the system shall provide for radiological service and an onsite fuel supply for 72-hours of acute care operation. The wastewater holding tanks must be integrated into the building plumbing systems in accordance with the California Plumbing Code
Figures 4.6.5-1 through 4.6.5-3 identify the possible locations of the required emergency holding tanks that can be activated if normal utility services are interrupted. Figure 4.6.5-1 identifies 14 A shorter duration for storage of on-site supply may be allowed through an emergency plan based on a Water Rationing Conservation Plan that would be developed through agencies of jurisdiction (i.e., HCAI and the California Department of Public Health (“CDPH”). See California Code of Regulations, Title24, 615.4.1.
Planning Commission Submittal September 2023 Revised 9.18.2023 4-21 holding tanks for the existing Medical Center campus buildings that will remain after the expansion is complete. Figure 4.6.5-2 identifies holding tanks for the expansion of the Acute Care Hospital Tower. Figure 4.6.5-3 identifies holding tanks for the Phase 5 expansion. The locations may change as building design is completed and the size of the holding tanks will be determined based upon State requirements in effect at the time of installation. As noted above, HCAI will have jurisdiction to approve the size and location of the holding tanks. Therefore, after approval of the Plan, St. Joseph’s may propose alternative locations that will be evaluated under the administrative procedures of Chapter 8, including an analysis of whether any new environmental impacts require evaluation.
The approximate capacities of each of the storage tanks is provided in Table 4.6.5-1, below. The required capacities are tentative and are subject to HCAI approval. As State standards evolve (including any additional flexibility that may be allowed in terms of scope of required retrofits), those applicable standards will govern the capacity requirements for all retrofits. Therefore, while the anticipated retrofits described below are based on current standards, HCAI’s approval of retrofits will be premised upon standards applied at the time of the approval. The standards stated in this Plan are not intended to create any additional capacity requirements and may be reduced if approved by HCAI.
Table 4.6.5-1 Storage Tanks
Proposed NPC 5 Retrofits*
Building Component Wastewater /
Gallons
Domestic Water /
Gallons
Fuel Storage /
Gallons
Existing Women &
Children’s Pavilion
101,850 33,950 Existing
Existing Main Hospital 266,750 88,900 Existing
New Patient Tower 151,200 50,400 32,000
Future Acute Expansion 78,750 26,250 16,000
* Assumes usage of transportable water connection
* Contingent upon future code requirements at the time of submittal, and approval of water conservation plan by CDPH and/or HCAI.
Each of these tanks is anticipated to be required prior to 2030. Both the wastewater and water storage tanks are intended to provide redundant storage and are otherwise not intended to provide additional capacity for regular operations, unless otherwise allowed by State law.
As an alternative to holding tanks, hook-ups that allow for the use of transportable sources of potable water may also be provided in lieu of the on-site storage if a minimum onsite water supply of potable and industrial water is provided, sufficient to support twenty-four (24) hours of operation, without replenishment, based upon an approved Water Conservation/Water Rationing
Planning Commission Submittal September 2023 Revised 9.18.2023 4-22 Plan. If hook-ups are used, there will still be a minimum of one (1) tank with at least 5,000 gallon capacity.15
4.6.6 Future Safety Retrofit Requirements
As building requirements and seismic and other safety standards evolve over time, additional retrofits (whether to achieve seismic protections or for other health/safety reasons) may be necessary and would be included within the scope of the development policies and design standards of the Plan. Safety retrofits may be presented for approval under the administrative procedures set forth in Chapter 8 and will include, but not be limited to, interior and exterior modifications, replacement of windows, and adjustments to building fenestrations. The Development Policies and Design Standards of the Plan will be applied to future building retrofits and those retrofits will also be subject to approval as “Minor Changes to the Plan” as authorized by Municipal Code Section 16.140.110B and in “substantial conformity” with the Plan if the criteria of Section 8.4.1 of the Plan are met.
4.7 Emergency Public Health Services, Disaster Management and Emergency Services Medical facilities are a central location for emergency public health services, as well as a crucial resource for disaster management and emergency preparedness for a community. St. Joseph’s has provided these services in the past and has identified the continuation of such services as a key objective for the expansion program.
Figure 4.7 identifies logical locations for emergency service facilities, which can range from tented treatment areas that may include testing or vaccination services (similar to what was in place at many medical facility locations during the 2020 Pandemic), to mobile technology treatment locations. Emergency public health service facilities will be located in close proximity to critical services provided within the buildings; i.e., radiology and emergency department.
Due to the available locations, emergency service facilities may temporarily impact available parking stalls which would reduce the current parking ratio of 3.7 stalls per licensed bed, and the maximum ratio of up to 5.6 stalls per licensed bed. (As noted in Section 4.2.5, Option B for the Parking Structure is the applicant’s request in the Plan, which would result in an actual lower ratio per bed, with the potential for increased off-site parking, if necessary.) When these emergency services are being provided the parking ratio shall be allowed to be reduced temporarily for the duration of the services provided.
The Municipal Code provides an exemption to the requirement for a temporary use permit for “[e]mergency public health and safety needs and use activities.” Municipal Code section
16.164.030(A)(5). In light of this exemption and the intended nature of proposed temporary facilities for emergency public health services, disaster management and emergency preparedness, no additional City approval is anticipated to be required. Hospital management will continue to work closely with City staff, as it has in the past, to provide information on available resources in times of emergency needs.
15California Code of Regulations, Title 24, Section 615.4.1.
NEW AMBULANCE
ENTRANCE
NEW CENTRAL
UTILITY PLANT
UTILITY LINES
E. MAPLE ST
MCCLOUD AVE E. WYANDOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVELAN
D
ST
NEW GENERATOR BUILDING ADDITION
NEW FUEL
TANK YARD
PHYSICIAN OWNED
PRIVATE CLINIC
(E) WOMEN &
CHILDREN'S
PAVILION
HCCL
BUILDING
(E) GENERATORBUILDING
(E) UTILITY
PLANT
E HARDING WAY
N. CALIFORNIASTREET
CEMETERY LANE
NEW PATIENT
PICK UP
CEMETERY LANE
(E) GENERATOR
ENCLOSURE
(E) COOLING
TOWER YARD
(E) WATER
TANK
NEW PLANT
MAINTENANCE BLDG
NEW ACUTE CARE
HOSPITAL TOWER
NEW PROTECTED PEDESTRIAN CROSSING
NEW PARKING
STRUCTURE
+ HELIPORT
NEW ED
SURFACE
PARKING
33,950 GALLON DOMESTIC
WATER TANK FOR WOMEN
& CHILDREN'S PAVILION
(E) WATER METER
EMERGENCY TRANSPORTABLE
WATER SOURCE CONNECTIONS
101,850 GALLON WASTEWATER TANK FOR WOMEN AND CHILDREN'S PAVILION (E) WATER
METER
(E) BFP
12,700 GALLON WASTE
WATER TANKS REQUIRED
FOR EXISTING HOSPITAL
(E) SEWER FROM ENGINEERING CUP & YARD
(E) WATER
METER
(E) WATER METER
(E) 8,000 GALLON DIESEL STORAGE TANK (E) UNDERGROUND FUEL OIL TANK FOR BOILERS (APPROX. LOCATION)
228,600 GALLONS WASTE WATER TANK REQUIRED FOR EXISTING HOSPITAL(E) WATER METER (E) WELLS TO REMAIN TO BE UTILITZED AS A SOURCE FOR EMERGENCY WATER SUPPLY. PUMPS TO BE ON EMERGENCY POWER. (E) WATER
METER
(E) SERVICE IN
(E) BOOSTER
PUMPS
88,900 GALLONS OF DOMESTIC WATER STORAGE TANKS FOR EXISTING HOSPITAL
EMERGENCY TRANSPORTABLE WATER SOURCE CONNECTIONS(E) BFP
EXISTING
HOSPITAL
LEGEND
WASTE WATERDOMESTIC WATERDIESEL STORAGE TANKFUEL FOR BOILERS
DIGNITY HEALTH
NPC 5 REQUIREMENTS FOR EXISTING St. Joseph's Medical Center Hospital Expansion ProjectHOSPITAL AUGUST 2023
4.6.5-1
NPC 5
REQUIREMENTS FOR
EXISTING HOSPITAL
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 NEW AMBULANCE
ENTRANCE
NEW CENTRAL
UTILITY PLANT
UTILITY LINES
E. MAPLE ST
MCCLOUD AVE E. WYANDOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVELAN
D
ST
NEW GENERATOR BUILDING ADDITION
NEW FUEL
TANK YARD
PHYSICIAN OWNED
PRIVATE CLINIC
(E) WOMEN &
CHILDREN'S
PAVILION
HCCL
BUILDING
(E) GENERATORBUILDING
(E) UTILITY
PLANT
E HARDING WAY
N. CALIFORNIASTREET
CEMETERY LANE
NEW PATIENT
PICK UP
CEMETERY LANE
(E) GENERATOR
ENCLOSURE
(E) COOLING
TOWER YARD
(E) WATER
TANK
NEW PLANT
MAINTENANCE BLDG
NEW ACUTE CARE
HOSPITAL TOWER
NEW PROTECTED PEDESTRIAN CROSSING
NEW PARKING
STRUCTURE
+ HELIPORT
NEW ED
SURFACE
PARKING
(E) WATER METER
EMERGENCY TRANSPORTABLE
WATER SOURCE CONNECTIONS
(E) WATER
METER
(E) BFP
21,600 GALLON WASTE
WATER TANK FOR NEW
PATIENT TOWER
(E) WATER
METER
(E) WATER METER
(E) 8,000 GALLON DIESEL STORAGE TANK (E) UNDERGROUND FUEL OIL TANK FOR BOILERS (APPROX. LOCATION)
129,600 GALLONS WASTE WATER TANK REQUIRED FOR NEW PATIENT TOWER(E) WATER METER (E) WELLS TO REMAIN TO BE UTILITZED AS A SOURCE FOR EMERGENCY WATER SUPPLY. PUMPS TO BE ON EMERGENCY POWER. (E) WATER
METER
(E) SERVICE IN
(E) BOOSTER
PUMPS
88,900 GALLONS OF DOMESTIC WATER STORAGE TANKS FOR NEW PATIENT TOWER
EXISTING
HOSPITAL
32,000 GALLON TANK FOR NEW PATIENT TOWER ADDITION
EMERGENCY TRANSPORTABLE WATER SOURCE CONNECTIONS(E) BFP LEGEND
WASTE WATERDOMESTIC WATERDIESEL STORAGE TANKFUEL FOR BOILERS
DIGNITY HEALTH
NPC 5 REQUIREMENTS FOR NEW PATIENT St. Joseph's Medical Center Hospital Expansion ProjectTOWER AUGUST 2023
4.6.5-2
NPC 5
REQUIREMENTS FOR
NEW PATIENT TOWER
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 NEW AMBULANCE
ENTRANCE
NEW CENTRAL
UTILITY PLANT
UTILITY LINES
E. MAPLE ST
MCCLOUD AVE E. WYANDOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVELAN
D
ST
NEW GENERATOR BUILDING ADDITION
NEW FUEL
TANK YARD
PHYSICIAN OWNED
PRIVATE CLINIC
(E) WOMEN &
CHILDREN'S
PAVILION
HCCL
BUILDING
(E) GENERATORBUILDING
(E) UTILITY
PLANT
E HARDING WAY
N. CALIFORNIASTREET
CEMETERY LANE
NEW PATIENT
PICK UP
CEMETERY LANE
(E) GENERATOR
ENCLOSURE
(E) COOLING
TOWER YARD
(E) WATER
TANK
NEW PLANT
MAINTENANCE BLDG
NEW ACUTE CARE
HOSPITAL TOWER
NEW PROTECTED PEDESTRIAN CROSSING
NEW PARKING
STRUCTURE
+ HELIPORT
(E) WATER METER
EMERGENCY TRANSPORTABLE
WATER SOURCE CONNECTIONS
(E) WATER
METER
(E) BFP
11,250 GALLON WASTE
WATER TANK FOR
EXPANSION AREA 1
(E) WATER
METER
(E) WATER METER
(E) 8,000 GALLON DIESEL STORAGE TANK (E) UNDERGROUND FUEL OIL TANK FOR BOILERS (APPROX. LOCATION)
67,500 GALLONS WASTE WATER TANK FOR FUTURE EXPANSION(E) WATER METER (E) WELLS TO REMAIN TO BE UTILITZED AS A SOURCE FOR EMERGENCY WATER SUPPLY. PUMPS TO BE ON EMERGENCY POWER. (E) WATER
METER
(E) SERVICE IN
(E) BOOSTER
PUMPS
26,250 GALLONS OF DOMESTIC WATER STORAGE TANKS FOR FUTURE EXPANSION
EXISTING
HOSPITAL
16,000 GALLON TANK FOR NEW PATIENT TOWER ADDITION
EMERGENCY TRANSPORTABLE WATER SOURCE CONNECTIONS(E) BFP
EXPANSION
AREA 1
EXPANSION AREA 2
11,250 GALLON WASTE
WATER TANK FOR
EXPANSION AREA 2
LEGEND
WASTE WATERDOMESTIC WATERDIESEL STORAGE TANKFUEL FOR BOILERS
DIGNITY HEALTH
NPC 5 REQUIREMENTS FOR FUTURE St. Joseph's Medical Center Hospital Expansion ProjectEXPANSION AUGUST 2023
4.6.5-3
NPC 5
REQUIREMENTS FOR
FUTURE EXPANSION
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 NEW AMBULANCE
ENTRANCE
NEW CENTRAL
UTILITY PLANT
E. MAPLE ST
MCCLOUD AVE E. WYAN
DOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVE
LAN
D
ST
NEW GENERATOR
NEW FUEL BUILDING ADDITIONTANK YARD
HCCL
BUILDING
E HARDING WAY
N. CALIFORNIASTREET
CEMETERY LANE
(E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) LOADING DOCK
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E)
NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
(E) GENERATOR
BUILDING
(E) UTILITY
PLANT
(E) CAFETERIA
NEW DIETARY
DOCK
NEW TRASH / HAZARDOUS
WASTE AREA
NEW PATIENT
PICK UP
NEW DELIVERY DOCK
(E) BUS STOP
CEMETERY LANE
(E) GENERATOR
ENCLOSURE
(E) COOLING
TOWER YARD
EXISTING PARKING
(E) WATER
TANK
VISITOR
RESPITE
SPACE
NEW PLANT MAINTENANCE BLDG
NEW ACUTE
CARE HOSPITAL
TOWER
(E)
HELIPORT
NEW PROTECTED PEDESTRIAN CROSSING
NEW PARKING
STRUCTURE
+ HELIPORT
NEW ED
ENTRANCE
NEW ED
SURFACE
PARKING
NEW MAIN
ENTRANCE
(E) OUTPATIENT
ENTRANCE
LEGEND
DISASTER MANAGEMENT TENT
AREA
MOBILE TECH DOCK
DIGNITY HEALTH
DISASTER MANAGEMENT PLAN St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.7 DISASTER
MANAGEMENT PLAN
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 Planning Commission Submittal September 2023 Revised 9.18.2023 4-23
4.8 Internal Circulation and Access to the Medical Center Several new vehicular public driveways to access the new hospital building are planned off N.
California Street. Two (2) driveways would provide public access to the new main entrance to the hospital building and to the Emergency Department via a vehicle concourse. The third and fourth driveways would provide access to the new Parking Structure. Staff vehicular access to the Parking Structure is located off E. Cleveland Street. Staff will be directed to use this access to minimize traffic at the front of the facility. Visitors and staff will be directed to the exit off of E. Cleveland. This should reduce traffic on N. California. These enhancements will improve the visibility of the Emergency Room and reduce driving times for families bringing patients to the Emergency Room or arriving to provide support during stressful times. The reduction of driving time by even a minute can considerably enhance patient experiences.
Ambulance access to the facility would remain from Cemetery Lane but is moved farther north closer to the east elevation of the new Acute Care Hospital Tower, with expanded drop off locations and canopy. Two (2) new ambulance driveways will be added providing a covered setting for patient drop-off and ambulance parking.
On Cemetery Lane, several new driveways will be added and or modified to access the new hospital building. A new sidewalk will be added to improve pedestrian circulation between E. Maple Street and E. Harding Way. Re-development of the Medical Center will include pedestrian signal enhancements to improve pedestrian safety for walking from off-campus leased facilities at the corner of E. Harding Way and Cemetery Lane. Finally, with the removal of McCloud Avenue, the rear of the Medical Center (i.e., backing up to Cemetery Lane) will become more focused on hospital support traffic, creating a separation with most of the patient and visitor traffic flow.
Access to and circulation within the Medical Center, as well as pedestrian signal enhancements, are depicted on Figures 4.8-1 and Figure 4.8-2.
Bicycle access will be consistent with the City’s proposed Streetscape Master Plan16 and N. California Street roadway improvements which are further detailed in chapter 5. Access points into the campus along N. California St are depicted in Figure 4.1-1. New driveways will be coordinated with the City’s proposed Streetscape Master Plan, with initial design depicted in the enlarged plan below (Figure
4.8-3). Any changes in access points will be included in the submittal for Final Site Plan review provided for under Chapter 8.2.2.
16 City of Stockton Proposed Streetscape Master Plan (Appendix,) Attachment 14
NEW AMBULANCE
ENTRANCE
NEW ED ENTRANCE
NEW MAIN
ENTRANCE
NEW CENTRAL
UTILITY PLANT
E. MAPLE ST
MCCLOUD AVE E. WYAN
DOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVE
LAN
D
ST
NEW GENERATOR
NEW FUEL BUILDING ADDITIONTANK YARD
HCCL
BUILDING
E HARDING WAY
N. CALIFORNIASTREET
CEMETERY LANE
(E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) LOADING DOCK
(E) UNDERGROUND
PARKING
ENTRANCE
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E)
NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
(E) GENERATOR
BUILDING
(E) UTILITY
PLANT
(E) CAFETERIA
STAFF
RESPITE
SPACE
NEW DIETARY
DOCK
NEW TRASH / HAZARDOUS
WASTE AREA
NEW PATIENT
PICK UP
NEW DELIVERY DOCK
(E) BUS STOP
CEMETERY LANE
(E) GENERATOR
ENCLOSURE
(E) AMBULANCE
ENTRANCE TO BE
RELOCATED
(E) COOLING
TOWER YARD
EXISTING PARKING
(E) WATER
TANK
VISITOR
RESPITE
SPACE
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW PLANT MAINTENANCE BLDG
NEW ACUTE
CARE HOSPITAL
TOWER
(E) PROPANE TANK
(E) FUEL YARD
(E)
HELIPORT
(E) MONUMENT SIGN
(E) MONUMENT SIGN
NEW PROTECTED PEDESTRIAN CROSSING
NEW PARKING
STRUCTURE
+ HELIPORT
NEW ED
SURFACE
PARKING
(E) OUTPATIENT
ENTRANCE
AMBULANCE
PASSENGER VEHICLE (GUEST / VISITOR)PEDESTRIAN (GUEST/ VISITOR) LEGEND
PEDESTRIAN (STAFF)PASSENGER VEHICLE (STAFF)
DIGNITY HEALTH
SITE CIRCULATION DIAGRAM - OPTION A St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.8-1
SITE CIRCULATION
DIAGRAM - OPTION A
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 NEW AMBULANCE
ENTRANCE
NEW ED ENTRANCE
NEW MAIN
ENTRANCE
E. MAPLE ST
MCCLOUD AVE E. WYAN
DOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVE
LAN
D
ST
NEW GENERATOR
NEW FUEL BUILDING ADDITIONTANK YARD
HCCL
BUILDING
E HARDING WAY
N. CALIFORNIASTREET
CEMETERY LANE
(E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) LOADING DOCK
(E) UNDERGROUND
PARKING
ENTRANCE
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E)
NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
(E) GENERATOR
BUILDING
(E) UTILITY
PLANT
(E) CAFETERIA
STAFF
RESPITE
SPACE
NEW DIETARY
DOCK
NEW TRASH / HAZARDOUS
WASTE AREA
NEW PATIENT
PICK UP
(E) BUS STOP
(E) GENERATOR
ENCLOSURE
(E) AMBULANCE
ENTRANCE TO BE
RELOCATED
(E) COOLING
TOWER YARD
EXISTING PARKING
(E) WATER
TANK
VISITOR
RESPITE
SPACE
DEMOLISH (E) CLASSROOM BLDGDEMOLISH (E) SINGLE FAMILY RESIDENCE
NEW CENTRAL UTILITY PLANT
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW MODULAR
BUILDING/TRAILER
LOCATION
(E) PLANT
MAINTENANCE BLDG
NEW ACUTE
CARE HOSPITAL
TOWER
(E) PROPANE TANK
(E) FUEL YARD
(E)
HELIPORT
(E) MONUMENT SIGN
(E) MONUMENT SIGN
CEMETERY LANE
NEW PROTECTED PEDESTRIAN CROSSING
NEW PARKING
STRUCTURE
+ HELIPORT
NEW ED
SURFACE
PARKING
(E) OUTPATIENT
ENTRANCE
AMBULANCE
PASSENGER VEHICLE (GUEST / VISITOR)PEDESTRIAN (GUEST/ VISITOR) LEGEND
PEDESTRIAN (STAFF)PASSENGER VEHICLE (STAFF)
DIGNITY HEALTH
SITE CIRCULATION DIAGRAM - OPTION B St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.8-2
SITE CIRCULATION
DIAGRAM - OPTION B
N 0' 60'30' 120'
Scale: 1" = 60' - 0"
EXHIBIT
1 E. MAPLE ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST
HCCL
BUILDING
(E) GENERATOR
BUILDING
DEMOLISH (E)
MAIN WING
DEMOLISH
McCLOUD BLDG
DEMOLISH (E) PLANT
MAINTENANCE BLDG
DEMOLISH (E)
CLASSROOM BLDG
DEMOLISH (E)
SINGLE FAMILY
RESIDENCE
DEMOLISH (E)
STRUCTURES ABANDON (E)
MCCLOUD AVE.
SURFACE PARKING TO BE
REPLACED WITH PARKING
STRUCTURE
MODIFY (E) WATER WELL
AND PUMPS
N. CALIFORNIASTREET
CEMETERY LANE
MCCLOUD AVE E. WYANDOTTE
ST
E
HAWTHORN
E
ST
E
.
CLEVELAN
D
ST
DEMOLISH (E)
HAZARDOUS WASTE
STORAGE
(E) MATERIAL
MANAGEMENT
BLDG
(E) ENTRANCE
(E) WOMEN & CHILDREN'S PAVILIONENTRANCE
(E) UNDERGROUND
PARKING
ENTRANCE
PHYSICIAN OWNED
PRIVATE CLINIC
(E) ADMIN
WING
(E) NORTH
WING
(E) WEST
WING
(E) EAST
WING
(E) SOUTHEAST
WING
(E) SOUTH
WING
(E) CANCER
CENTER
(E) HEART
CENTER
(E) MAIN
HOSPITAL
ENTRANCE
(E) OUTPATIENT
SURGERY
(E) WOMEN &
CHILDREN'S
PAVILION
(E) CAFETERIA
(E) DIETARY
DOCK
(E) UTILITY
PLANT
(E) LOADING DOCK
(E) BUS STOP
(E) AMBULANCE
ENTRANCE TO BE
RELOCATED
(E) COOLING
TOWER YARD
NOTE: ONLY 4TH FLOOR
OF NORTH WING
POTENTIAL
DEMOLITION
EXISTING PARKING
(E) WATER
TANK
E HARDING WAY (E) HIGH VOLTAGE PODIUM TO BE RELOCATED
EXISTING PARKING
(E) PROPANE TANK
(E) FUEL YARD
(E)
HELIPORT
(E) MONUMENT SIGN
(E) MONUMENT SIGN
CEMETERY LANE
(E) OUTPATIENT
ENTRANCE
PROPERTY LINEEXISTING BUILDING TO REMAIN
EXISTING BUILDING TO BE DEMOLISHED
LEGEND
REMOVAL OF PAVING & LANDSCAPE AREAS
DIGNITY HEALTH
DEMOLITION SITE PLAN St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.9-1
DEMOLITION SITE
PLAN
0' 60'30' 120'
Scale: 1" = 60' - 0"
N
EXHIBIT
1 Planning Commission Submittal September 2023 Revised 9.18.2023 4-24 Figure 4.8-3 Driveways on N. California St. in conformance with Streetscape Master Plan
4.9 Removal of Existing Buildings
In addition to the seismic retrofits that may be required for the 4th Floor of the North Wing, to provide optimal operations for the new Acute Care Hospital Tower and Parking Structure and otherwise maximize use of this in-fill property, it is necessary to remove several outdated buildings.
Removal of underutilized buildings not used for acute care services will make room for the construction of the Acute Care Hospital Tower and the expansion of Graduate Medical Education for doctors, nurses, physical therapists, other medical professionals and technical support staff.
A Demolition Site Plan (Figure 4.9-1) is included within this Master Development Plan to provide the framework for the structures presently under consideration for removal, which are described in more detail below. Additional buildings may also be identified for removal in the future.
Under the Municipal Code, demolition of a building that qualifies as a “historic resource” requires a “historic demolition or relocation permit.” Two (2) criteria govern the determination of whether a building has historic significance: (1) if the building is a “City Landmark or is a contributing structure located in an Historic District” or (2) the building was constructed or in place at least 50 years before the date of the application for demolition. (Municipal Code section 16.220.105).
This Master Development Plan, the accompanying FEIR, and the “Historical Resources Inventory and Evaluation Report” for the St. Joseph’s Hospital Master Plan Project (which is included in the FEIR (“Historical Resources Report”)), provides the information required under Municipal Code Section
16.220.105 to allow the City to make a determination regarding any historic resources and the required process for demolition of the following buildings. The year of construction is provided in parentheses.
• Main Hospital Wing (1800 N. California Street, APN 127-180-44) (Built 1916) • Hazardous Waste Storage (also referenced as Heating Plant Generator Building) (APN 127- 180-44) (Built 1917)
• McCloud Building ([542 McCloud Avenue, APN 127-180-44) (Built 1928)
Planning Commission Submittal September 2023 Revised 9.18.2023 4-25 • North Wing, 4th Floor only if necessary to meet seismic requirements (APN 127-180-44) (Built 1957)
• Small CMU block structure which houses the bio-hazard autoclave and associated refuse compactor and bins (East of McCloud Bldg. APN 127-180-44) (Construction Date approximately 2009)
• 564 E. Cleveland Street classroom building (APN 127-164-06) (Built 1951) • Small landscape storage building (East of McCloud Bldg. APN 127-180-44) (Construction Date Pending)
• Single family residence (554 E. Cleveland Street, APN 127-164-16, construction estimated at 1979). This residence is owned by PCOC and is unoccupied. • Plant Maintenance Shop Building (APN 127-174-30) (Built 1983).
The Historical Resources Report concludes that none of the structures has historical registration or significance because of the extensive patchwork of remodeling, including the addition of the North Wing 4th floor to an existing building and other remodeling that has occurred over the years.
Of the preceding structures, five (5) are confirmed to be over fifty (50) years old: the Main Hospital Wing, the Hazardous Waste Storage, the McCloud Building, the North Wing, 4th Floor, and the 564 E.
Cleveland Street classroom building. The Cultural Heritage Board considered potential historical significance of the five (5) structures and approved a Certificate of Appropriateness for demolition.
In addition to the structures to be removed, the Master Development Plan identifies that an existing on-campus green space respite area for staff, will be re-located and re-designed to accommodate the new Acute Care Hospital Tower. This outdoor area is presently located in between technical support buildings and serves multiple purposes, including storage. Development of the new Central Utility Plant will require relocating existing surface parking to the new Parking Structure. The removal of the parking lot will be subject to an administrative process (i.e. building permit) within the City’s existing requirements for “alteration” of a private parking lot under Municipal Code Section
15.04.250.
The portion of McCloud Ave between N. California Street and Cemetery Lane, that is currently owned by PCOC has been previously abandoned, but underground public and private utilities will require relocation to make way for the new Acute Care Hospital Tower, which will sit over of the currently abandoned road location. The utility easements will need to be abandoned as part of the Project implementation, and relocation of utilities in the abandoned roadway will be discussed further in Chapter 5, and coordinated with the City of Stockton and Cal Water.
As noted above, the existing surface parking lot north of McCloud Avenue will be removed and replaced with an above ground Parking Structure.
4.10 Interim Parking and Construction Trailers
With the removal of existing parking (see Table 4.2.5-1), temporary parking will be required. Interim parking is contemplated to occur on nearby parcels with 24-hour shuttle services for staff and visitors. Vehicle and pedestrian wayfinding signage will be included with the interim parking and temporary building lots.
Planning Commission Submittal September 2023 Revised 9.18.2023 4-26 Parcels identified for temporary parking will be depicted in the Parking Plan17. The Plan contemplates the use of off-campus facilities, under appropriate Temporary Activity Permits (Municipal Code Section 16.164.030), if required.
Construction trailers are contemplated to be on-campus and located at the discretion of St. Joseph’s and the General Contractor. Any construction trailers located off-campus will be subject to Municipal Code standards.
4.11 Solar Study
St. Joseph’s has reviewed the height of the proposed structures and studied the shade path of the Acute Care Hospital Tower and Parking Structure during the summer and winter solstice which are peak times for maximum and minimum daylight. The depiction of shading effects from the proposed structures in the technical study (submitted with the Plan documents) is intended to provide general design parameters for the ultimate design of the proposed structures; i.e., shade path is intended to be generally similar to that determined through the shade study.
During winter solstice the solar study rendered the shade path during the effective daylight hours of 8am to 4pm and is depicted in Figure 4.11-1. At 8am the proposed Hospital Tower and Parking Structure cast shadows to the west and by 9am nearly all the shadows are cast onto N. California Street or parking lots adjacent to the thoroughfare. As the sun moves to the 10am and 11am positions a shadow is cast upon E. Cleveland Street and a portion of the north elevation of the building across E. Cleveland Street. By noon all shadows cast are upon St. Joseph’s property or the cemetery across the street for the duration of the day.
As summer begins, the effective daylight hours are 6am to 6pm as depicted in Figure 4.11-2. At 6am the shadow from the Hospital Tower and Parking Structure fall upon the multi-story medical office building and residences to the west. By 8am all shadows are effectively on N. California Street.
Between 10am and 3pm all shadows are cast on property with the reminder of the day casting shadow onto Cemetery Lane and the cemetery.
4.12 Community Amenity
Stockton Municipal Code section 16.140.070(D) requires an “amenity” that is of a “permanent nature” for each Master Development Plan area. Typical projects relying upon a Master Development Plan are mixed-use projects, often with a residential component, which creates a burden on City services and City facilities. The requirement for an amenity is intended to offset such impacts to City resources.
The expansion of the Medical Center does not include any residential component. Impacts to City infrastructure and related services will be mitigated through the approved Environmental Impact Report, mitigation measures, and related conditions of approval.
Significant economic benefits will accrue from the planned expansion, both short term (i.e., during construction) and long term (i.e., as the Medical Center operates through expanded facilities). 17 St Joseph’s Medical Center, Hospital Expansion Project Parking Plan (Appendix, Attachment 15)
NEW CENTRAL
UTILITY PLANT
E. MAPLE ST
MCCLOUD AVE E. WYANDOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVE
LAN
D
ST
NEW GENERATOR
BUILDING ADDITION
E HARDING WAY
N. CALIFORNIASTREET
NEW PATIENT
PICK UP
CEMETERY LANE
4PM
8AM
EXISTING
HOSPITAL
(E) WOMEN &
CHILDREN'S
PAVILION
NEW ED
SURFACE
PARKING
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW PLANT MAINTENANCE BLDG
NEW ACUTE
CARE HOSPITAL
TOWER
NEW PROTECTED PEDESTRIAN CROSSING
NEW PARKING
STRUCTURE
+ HELIPORT
CEMETERY LANE
E
.
P
N
I
E
ST
E
.
HAMPTON
ST
STAFF
RESPITE
SPACE
VISITOR
RESPITE
SPACE
NEW FUEL
TANK YARD
N
E
S
W
7:23 AM
4:45 PM
10:00 AM
December 22
N
DIGNITY HEALTH
SOLAR STUDY - WINTER St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.11-1
SOLAR STUDY -
WINTER
0' 80'40' 160'
Scale: 1" = 80' - 0"
8AM
9AM
10AM
12PM
2PM
3PM
4PM
EXHIBIT
1 6AM
6PM
NEW CENTRAL
UTILITY PLANT
E. MAPLE ST
MCCLOUD AVE E. WYANDOTTE
ST
N. CALIFORNIA STREET
WALNUT ST
CHESTNUT ST EHAWTHORN
E
ST
E
.
CLEVE
LAN
D
ST
NEW GENERATOR
BUILDING ADDITION
E HARDING WAY
N. CALIFORNIASTREET
STAFF
RESPITE
SPACE
NEW PATIENT
PICK UP
CEMETERY LANE
EXISTING
HOSPITAL
(E) WOMEN &
CHILDREN'S
PAVILION
NEW ED
SURFACE
PARKING
VISITOR
RESPITE
SPACE
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW MODULAR
BUILDING/TRAILER
LOCATION
NEW PLANT MAINTENANCE BLDG
NEW ACUTE
CARE HOSPITAL
TOWER
NEW PROTECTED PEDESTRIAN CROSSING
NEW PARKING
STRUCTURE
+ HELIPORT
CEMETERY LANE
E
.
P
N
I
E
ST
NEW FUEL
TANK YARD
N
E
S
W
4:48 AM
7:26 PM
10:00 AM
June 22
N
DIGNITY HEALTH
SOLAR STUDY - SUMMER St. Joseph's Medical Center Hospital Expansion Project AUGUST 2023
4.11-2
SOLAR STUDY -
SUMMER
0' 80'40' 160'
Scale: 1" = 80' - 0"
8AM
10AM
4PM
6PM
6AM
12PM
2PM
EXHIBIT
1 Planning Commission Submittal September 2023 Revised 9.18.2023 4-27 Additional construction-related and permanent jobs will result directly at the Medical Center campus. Surrounding business will benefit with spending by the larger pool of Medical Center employees. The presence of additional professional students in the Graduate Medical Education program also contributes to the improved economic and social health of the community.
In addition to this economic benefit, St. Joseph’s demonstrated to the satisfaction of the City the ongoing, multi-year history of substantial community benefit contributions. For example, over a three-year period preceding project approval (2018-2021), St. Joseph’s made a combined investment of $219 million in unreimbursed care, community benefit services, and other community health support amenities. St. Joseph’s partners with the City and community organizations on regional initiatives to address homelessness, and also contributes to multiple programs that improve health access for the underserved and most vulnerable residents in the City and surrounding communities.
St. Joseph’s joins other nonprofit organizations who programs respond to priority health needs identified through the San Joaquin County Community Health Needs Assessment. The community benefit contributions will continue into the future and St. Joseph’s has agreed to memorialize in the development agreement this expected ongoing commitment to community benefit services.
Based on the economic and community benefit contributions from St. Joseph’s and the Project, the City acknowledged that the Medical Center expansion will result in a net contribution to the City, as opposed to imposing additional burdens on the City budget or City resources. The Medical Center expansion is the amenity of a permanent nature sufficient to satisfy the requirement of Municipal Code section 16.140.070(D).
Planning Commission Submittal September 2023 Revised 9.18.2023 5-1 5 Infrastructure and Services
5.1 Introduction/Purpose
This Chapter identifies the utility infrastructure needed to accommodate the Medical Center expansion. As described in the previous Chapter, the Initial Expansion includes a new Acute Care Hospital Tower, a new multi-tiered Parking Structure, new support buildings (Plant Maintenance building, fuel tank yard, modular buildings and temporary trailers, and a Generator building), and under one development option a new Central Utility Plant (CUP). This Chapter focuses on the Medical Center’s existing and proposed infrastructure lines, reconfiguration, and upgrades needed to support the expansion. The Plan includes maximum expansion for the Medical Center and technical analyses of utility infrastructure requirements are based on those assumptions. If the Medical Center buildings are reduced in size at the time of final Site Plan submittal, infrastructure improvements may be reduced in scope if supported by updated technical analyses.
In addition to the Initial Expansion (Phases 1-4), the Plan also includes a Phase 5 Expansion, and a Future Phase. (See Chapter 4, Section 4.3-4.5.) Utility infrastructure needs have also been identified and are included in this Plan for Phase 5. To the extent the Future Phase utility infrastructure requirements have been identified at the time of Plan approval, those requirements will be included within the Plan. However, as described in Chapter 8 (Administration), additional technical studies may be required in the future prior to implementation of what has been described elsewhere within the Plan as the Future Phase.
In addition to utility infrastructure, this Chapter also identifies traffic improvements that will be needed to serve the Medical Center expansion. Finally, the Chapter includes a review of fire safety requirements for both the expansion and existing Medical Center campus buildings that will remain in use.
Each of the infrastructure requirements and service areas has been fully analyzed in the FEIR for the Project. The FEIR analyses rely upon the technical studies referenced in this Chapter, and which have been included as appendices to the Plan. Detailed discussion of impacts and related mitigation requirements are included in the FEIR and are not described in the Plan. Specific mitigation measures identified in the FEIR will be incorporated into Project approvals.
5.2 ALTA Survey, Parcel Map, and Utility Relocation Plan An ALTA survey prepared for the Medical Center campus formed the basis for the existing infrastructure analysis. The boundary survey map is attached as Figure 5.2-1. The complete ALTA survey is included in the Appendix as Attachment 5 to this Plan. As noted in the discussion of the Site Plan in Chapter 4, a feature of the Medical Center campus expansion is the construction of the new Acute Care Hospital Tower over existing McCloud Avenue. The City abandoned McCloud Avenue in 197818, and the underground utilities currently located in the McCloud Avenue utility easement will need to be abandoned and relocated to accommodate the construction of the new Acute Care 18 City Council Resolution No. 35,707, October 27, 1978, included in the Plan in the Appendix as Attachment 6.
DIGNITY HEALTH
ALTA BOUNDARY SURVEY MAP St. Joseph's Medical Center Hospital Expansion Project 3/15/2023
5.2-1
ALTA BOUNDARY
SURVEY MAP AUGUST 2023 DIGNITY HEALTH
ALTA BOUNDARY SURVEY MAP St. Joseph's Medical Center Hospital Expansion Project 12/23/2022
5.2-1
ALTA BOUNDARY
SURVEY MAP
FORMER WALNUT STREET
VACATED BY 3962 OR 346
PINE STREET
FORMERLY WYANDOTTE STREET
VACATED BY DOC# 91033824
85074847
10' PG&E ESMT
(FORMERLY HAWTHORNE STREET
VACATED PER DOC# 87070382)
RESERVED AS A PUE
4468 OR 323
DEDICATION
4178 OR 377
DEDICATION
2440 OR 264
DEDICATION
DEDICATION
3792 OR 523
DEDICATION
PTR 1093156-01 TRACT ONE
PTR 1093156-01 TRACT TWO
PTR 1093156-01
TRACT THREE
PTR 1093156-01
PARCEL ONE
TRACT FOUR
PTR 1093156-01
TRACT FOUR,
PARCEL TWO
PTR 1093156-01
TRACT FIVE
4456 OR 463
DEDICATION
PTR 1093156-01
TRACT SIX
24' DEDICATION CITY
DOC# 80005822
OF STOCKTON
TRACT SEVEN
PTR 1093156-01
PARCEL ONE
TRACT SEVEN
PTR 1093156-01
PARCEL TWO
PARCEL THREE
TRACT SEVEN
PTR 1093156-01
PARCEL FOUR
TRACT SEVEN
PTR 1093156-01
TRACT SEVEN
PTR 1093156-01
PARCEL FIVE
80027586 & 82013118
5' SEWER EASEMENT & PUE
85074846 - STRIP 1
10' PG&E EASEMENT
85074846 - STRIP 2
10' PG&E EASEMENT
3962 OR 346
POLE LINE EASEMENT
PTR 1093156-02
PARCEL ONE
PG&E EASEMENT
4511 OR 708
PTR 1093156-04
PARCEL ONE
PTR 1093156-04
PARCEL TWO
PTR 1093156-04
PARCEL THREE
PTR 1093156-04
PARCEL FOUR
PTR 1093156-04
PARCEL FIVE
PTR 1093156-03
TRACT ONE, PARCEL ONE
PTR 1093156-03
TRACT SEVEN
PTR 1093156-03
TRACT ONE, PARCEL TWO
PTR 1093156-03
TRACT TWO
PTR 1093156-03
TRACT THREE
PTR 1093156-03
TRACT FOUR
PTR 1093156-03
TRACT SIX
PTR 1093156-03
TRACT FIVE
PTR 1093156-03
TRACT NINE
PTR 1093156-03
TRACT EIGHT
N 72°52'00" E 422.76 (422' - 2 M&P 15)
N 72°52'00" E 412.05'
4.50' PER
4456 OR 463 &
4178 OR 377
7.16' PER
4456 OR 463 &
4468 OR 323
9.00' PER
4456 OR 463
(S 16°48' E 60.00)(Doc#87070382)
S 17°21'25" E 60.00'
N 72°52'00" E 403.68' (401')(8)
N 72°52'00" E 407.27' (405.00')(8)
N 75°57'40" E 432.70'
(431.6' NORTH LINE COUNTY SURVEY 2771)
8 9
10 7
6 5
4 3
2 1
7 6
5 4
3 2
1 12
13 14
15 16
17 18
8 9
10 11 CHARLES H. WIDDOWS SURVEY CHW-KK-080
ESTABLISHED BY EXISTING FENCE LINE ANDEASTERLY LINE OF CEMETERY LANEN 17°21'25" W (N16°55'W) N 72°52'00" E 416.77 (416' - 2 M&P 15)
461.77' (461.5') CHW-080 TO CEMETERY)
N 72°52'00" E 459.50'
(459.55') (6)
EAST CLEVELAND STREET
(FORMERLY HAZEL)
60' PUBLIC STREET
N 17°21'25" W 790.13' (McCLOUD TO MAPLE)
2440 OR 264
10' PER
N 17°21'25" W 140.00'
(140.00 - 2 M&P-15)
117.04' (117' - 2 M&P-15)
N 12°50'12" W 116.97'
N 12°50'12" W 368.48'
N 11°39'23" W 200.00'
200' (2-M&P-21)
N 72°52'00" E 975.22' (975.14' 16 PM 179)
ALL DISTANCES NOTED ARE GROUND DISTANCES
N 72°35'22" E.
SAN JOAQUIN COUNTY RECORDS. BEARING TAKEN AS
FILED FOR RECORD IN BOOK 35 OF SURVEYS AT PAGE 5
COS-20 (STAMPED 1-S5) AND COS-25 (STAMPED 2-S1)
GEODETIC NETWORK BETWEEN FOUND MONUMENTS
BEARINGS ARE BASED ON THE CITY OF STOCKTON
BASIS OF BEARINGS
30'
30'
30'
30'
N 72°52'00" E 415.10
24.00'
226.00' (226')(5)
N 17°13'37" W 200.00'
(200' - 2 M&P-15)
(200' - DOC#2007-169319)
N 72°52'00" E 415.54'
275.70' (276')(5)
N 72°52'00" E 416.03' (416' 2-M&P-15)
416.14' (416' 2-M&P-15)
N 17°21'25" W 740.00' (EAST CLEVELAND TO McCLOUD)
N 17°08'24" W 100.00'
(100')(2)(5)
N 17°08'24" W 10.00'
(100')(2)(5)
(A) DATA PER PTR NCS-1093156-01-SA1
REFERENCES
VESTING DOC# 2016-063202VESTING DOC# 2016-063198
(B) DATA PER PTR NCS-1093156-02-SA1
VESTING DOC# 2021-112131
(C) DATA PER PTR NCS-1093156-03-SA1
VESTING DOC# 2016-076523VESTING DOC# 2016-063201VESTING DOC# 2016-063200 (D) DATA PER PTR NCS-1093156-04-SA1
VESTING DOC# 2016-063199
(15) DATA PER 35 SURVEYS 136(14) DATA PER 34 SURVEYS 193(13) DATA PER 6 SURVEYS 88(12) DATA PER LOT MERGER 07-02 DOC#2007-168636(11) DATA PER 1 PARCEL MAP 118(10) DATA PER 36 SURVEYS 2(9) DATA PER 1 PM 140(8) DATA PER DOC# 87070382(7) DATA PER CHW-FF-031(6) DATA PER CHW FF-080(5) DATA PER 2007-169319(4) DATA PER 2-MAP & PLAT 21(3) DATA PER 2 MAP & PLAT 16(2) DATA PER 2 MAP & PLAT 15(1) DATA PER 2 MAP & PLAT 14 N 72°52'00" E
45.00'(2)
50.00'(2)(5)
60.00'
60.00'
43.77'(2)
45.00'(2)
39.93'(2)
80.16' N 19°20'11" W 100.07'
38'
38'
N 19°20'11" W 100.07'
62.07''
24.00'
24.00'
(N78°06'00"E 132.00') (9)
N 78°13'35" E 132.00'
30'
30'
30'
30'
60'
60'
7 6
5 4
3 2
1 8
9 12
13 14
15 16
17 18
10 11
MAPLE STREET
60' PUBLIC STREET
60' PUBLIC STREET
HARDING WAY
5.00'
24.00'
N 17°08'24" W 100.00'
(100')(2)(5)
N 72°52'00" E 75.39'
73.25' (74'+/-)(3)
42.60' (2)
38.77' (2)
100.00'
N 17°13'37" W 200.00'
M
L
6 7
8 9
10 11
12 13
14 15
5 4
3 2
1 16
17 18
19 20
21 N 17°13'37" W 200.00'
(200' - 2 M&P-15)
N 13°55'29" W 200.00'
12.46'
200.00' (2)
N 14°53'03" W 170.17'
170.00' (2)
60'
60'
N 14°53'06" W 110.08'
N
O
110.00' (2)
N 17°21'25" W 418.51'
N 78°13'35" E 334.15'
N 78°24'16" E 487.89'
499.31' (498.60')(4) TOTAL BLOCK
N78°24'16" E 180.70'
(N78°08'25" E 181.00')(9)
N78°13'35" E 50.00''
(N78°06'00" E 50.00')(9)
11.48' PER
3792.OR 523
11.64' PER
3792 OR 523
11.00'(12)
101.40' (4)
CS-2771 & LOT 18, 2-M&P-21
SOUTHEAST CORNER 11.82'
100.30' (4)
(N11°54'00"W 30.00')(9)
N11°46'20"W 30.00'
N 11°46'20" W 152.00'
(N11°54'00"W 152.00)(9)
N 11°46'20" W 108.56'
(N11°54'00"W 108.13')(9)
N 11°51'55" W 260.00' (N11°54'00"W 260.00')(9)
N 17°21'25" W 232.62'
45'
45'
45'
45'
306.78'
N 78°24'16" E 499.31'
(498.60')(4)
208.31' (207.87')(10)
N 11°39'23" W 200.00'
200' (2-M&P-21)
60'
60'
60'
N78°27'54" E 250.22' (250')(1)
38.00'(10)
50.00'(10)
50.00'(10)
100.00'(10) 12.00' (10)
229.54' (229.12')(10)
139.65' (140.00')(4)
75.00' (C)
64.00'
N 17°21'25" W 232.62'
100.56'
2 1
75.00' (C)
N 11°46'20" W 108.56'
N11°34'46"W 250.14' (10)
(N56°52'45"W - 28.27' (C)(12)
N56°32'48"W - 28.31R=20.00'
(N11°54'W 70.01')(C)(12)
N 11°29'53" W 70.01
9 8
10 12
14 16
18 20
22 24
6 11
13 15
17 19
21 23
25 7
1 2
3 4
5 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 FD CUT
CROSS (11)
FD CUT
CROSS (11)
FD 2" IRON
PIPE 0.90' N
(N12°17'15"W 160.00'(C)(12)
N 11°53'08" W 160.00'
CROSS (13)
FD CUT
CROSS
FD CUT
FD 4
3" IRON PIPE
BENT
1 2
3 4
5 P
150.08' (150')(2)
150.08' (150')(2)
49.90'
50' (C)(2)
50' (C)(2)
50' (C)(2)
49.90'
50' (C)(2)
55.91'
55.85' (C)(10)
25.07'
86.00' (86')(C)
85.82' (86')(C)
23.75' (2)
100.05' (100')(3)
N 11°36'38" W 100.05'
(100')(3)
N 78°24'16" E 139.89' (140')(3)(C)
74.91' (75')(C)
60.27' (60.10)(C)
50.18'
(49.90)(C)(3)
74.94' (75')(C)
55.00'(C)
54.91' (55.00')(C)
150.08' (150')(2)
95.93' (95')(C)
22.70'
(C)
67.05'(C) 16.93'
150.84' (150')(C)
3.00'
LS 4450 (14)
FD NAIL & TAG
N 78°24'16" E 516.52' (N78°23'23"W 516.37')(14) PER (14) SFNF NAIL & TAG 4.00'(10)(14)
MAPLE STREET
60' PUBLIC STREET
N78°24'16"E 250.06' (250.00)(10)(250.03')(14)
(12.37')(D)
12.37'
13.00'
(13.00')(D)
N78°27'30"E 127.69'
(N78°24'56"E 127.63')(10)
FD CUT
CROSS (11)
FD CUT
CROSS (11)
50.04'
(50')(1)(D)
(32')(D)
32.02'
(34')(D)
34.02'
34.02'
(34')D)
87.07' (87.00')(10)
50.02'
(50')(1)(D)
(32')(D)
32.02'
(34')(D)
34.02'
N 11°52'07" W 170.00' (N11°53'31"W 17.02')(10)
N 11°39'25" W 50.00'
(N11°40'47"W 50.03')(10)
50'(D)
5.93'
N78°27'30"E 110.09'
(N78°25'27"E 110.05')(10)
N 11°41'23" W 120.00'
(N11°41'56"W 120.12')(10)
(120')(D)
N 11°41'08" W 120.00' (120')(D)
N 11°39'44" W 120.00'
(120')(D)
N78°27'30"E 87.38'
75.00'(D)
95.00'(D)
(120')(D)
N 11°39'44" W 120.00'
N 11°39'18" W
75.00'(D)
1 2
1 3
4 5
6 10
9 8
7 FD CUT
CROSS (11)
FD 1" BRASS MON
RCE 21447 (15)
FD 1" BRASS MON
RCE 21447 (15)
13.05'
13.10'(15)
12.11'(15)12.13'
NO TAGFD 3/4" IRON PIPE
N 11°21'47" W 190.03'
(N11°21'33"W 190.06')(15)
McCLOUD AVENUE
(60' PUBLIC STREET)
CHESTNUT STREET
(60' PUBLIC STREET)
WALNUT STREET
(60' PUBLIC STREET)
FD 4
3" IRON PIPE IN MONUMENT
WELL PER 16 PM 179
NORTH CALIFORNIA STREET
84' WIDE PUBLIC STREET
LANDS OF TORLAI
127-150-510
LANDS OF HATTON
127-150-520
LANDS OF LEUNG
127-150-390
LANDS OF WOOD LANE MEDICAL
CENTER LLC
127-150-530
SEWER PER 649 OR 97
MAINTAIN DRAINAGE &RIGHT TO REPAIR &
WALL AND AREA WITH
FORMER LINE OF 8" BLOCK
(FORMERLY McCLOUD STREET
VACATED PER 4467 OR 446)
RESERVED AS A PUE & ACCESS
SCALE:
HORIZ.
VERT.
1" =
1" =
DATE
SHEET
OF
JOB NO.
DRAWN:
COMPUTED:
CHECKED:
600 Coolidge Drive, Suite 140 s Folsom, CA 95630
phone: 916.984.7621 s fax: 916.984.9617
Dwg: X:\2021\21-0074-00 (DIGNITY HEALTH (STOCKTON))\DWG\SRVY\WORKING\ALTA-001\210074-S1-AS01-SHT 1-2.DWG | Saved: 03-22-22 08 survey email: [email protected] s web: www.mpengr.com
:43am JJONES
21-0074-00
JANUARY 2022
2 6
20'
N/A
A.L.T.A./N.S.P.S. LAND TITLE SURVEY
BOUNDARY SURVEY
PREPARED FOR: DIGNITY HEALTH
CITY OF STOCKTON, COUNTY OF SAN JOAQUIN, , STATE OF CALIFORNIA JRJ
JRJ
CMG
INDICATES NAIL FOUND AS NOTEDINDICATES IRON PIPE FOUND AS NOTED 2 M&P 15, 2 M&P 21
INDICATES ORIGINAL LOT LINE PER 2-M&P 14,INDICATES CENTERLINEEASEMENT LINE AS NOTED TITLE REPORT NO. AND EXCEPTION ITEM NO. 01-11
01-25
01-25
01-24
01-23
01-09
01-19
01-30
04-08
01-35
FORMER WALNUT STREET
VACATED BY 3962 OR 346
PINE STREET
FORMERLY WYANDOTTE STREET
VACATED BY DOC# 91033824
85074847
10' PG&E ESMT
(FORMERLY HAWTHORNE STREET
VACATED PER DOC# 87070382)
RESERVED AS A PUE
4468 OR 323
DEDICATION
4178 OR 377
DEDICATION
2440 OR 264
DEDICATION
DEDICATION
3792 OR 523
DEDICATION
PTR 1093156-01 TRACT ONE
PTR 1093156-01 TRACT TWO
PTR 1093156-01
TRACT THREE
PTR 1093156-01
PARCEL ONE
TRACT FOUR
PTR 1093156-01
TRACT FOUR,
PARCEL TWO
PTR 1093156-01
TRACT FIVE
4456 OR 463
DEDICATION
PTR 1093156-01
TRACT SIX
24' DEDICATION CITY
DOC# 80005822
OF STOCKTON
TRACT SEVEN
PTR 1093156-01
PARCEL ONE
TRACT SEVEN
PTR 1093156-01
PARCEL TWO
PARCEL THREE
TRACT SEVEN
PTR 1093156-01
PARCEL FOUR
TRACT SEVEN
PTR 1093156-01
TRACT SEVEN
PTR 1093156-01
PARCEL FIVE
80027586 & 82013118
5' SEWER EASEMENT & PUE
85074846 - STRIP 1
10' PG&E EASEMENT
85074846 - STRIP 2
10' PG&E EASEMENT
3962 OR 346
POLE LINE EASEMENT
PTR 1093156-02
PARCEL ONE
PG&E EASEMENT
4511 OR 708
PTR 1093156-04
PARCEL ONE
PTR 1093156-04
PARCEL TWO
PTR 1093156-04
PARCEL THREE
PTR 1093156-04
PARCEL FOUR
PTR 1093156-04
PARCEL FIVE
PTR 1093156-03
TRACT ONE, PARCEL ONE
PTR 1093156-03
TRACT SEVEN
PTR 1093156-03
TRACT ONE, PARCEL TWO
PTR 1093156-03
TRACT TWO
PTR 1093156-03
TRACT THREE
PTR 1093156-03
TRACT FOUR
PTR 1093156-03
TRACT SIX
PTR 1093156-03
TRACT FIVE
PTR 1093156-03
TRACT NINE
PTR 1093156-03
TRACT EIGHT
N 72°52'00" E 422.76 (422' - 2 M&P 15)
N 72°52'00" E 412.05'
4.50' PER
4456 OR 463 &
4178 OR 377
7.16' PER
4456 OR 463 &
4468 OR 323
9.00' PER
4456 OR 463
(S 16°48' E 60.00)(Doc#87070382)
S 17°21'25" E 60.00'
N 72°52'00" E 403.68' (401')(8)
N 72°52'00" E 407.27' (405.00')(8)
N 75°57'40" E 432.70'
(431.6' NORTH LINE COUNTY SURVEY 2771)
8 9
10 7
6 5
4 3
2 1
7 6
5 4
3 2
1 12
13 14
15 16
17 18
8 9
10 11 CHARLES H. WIDDOWS SURVEY CHW-KK-080
ESTABLISHED BY EXISTING FENCE LINE ANDEASTERLY LINE OF CEMETERY LANEN 17°21'25" W (N16°55'W) N 72°52'00" E 416.77 (416' - 2 M&P 15)
461.77' (461.5') CHW-080 TO CEMETERY)
N 72°52'00" E 459.50'
(459.55') (6)
EAST CLEVELAND STREET
(FORMERLY HAZEL)
60' PUBLIC STREET
N 17°21'25" W 790.13' (McCLOUD TO MAPLE)
2440 OR 264
10' PER
N 17°21'25" W 140.00'
(140.00 - 2 M&P-15)
117.04' (117' - 2 M&P-15)
N 12°50'12" W 116.97'
N 12°50'12" W 368.48'
N 11°39'23" W 200.00'
200' (2-M&P-21)
975.22' (975.14' 16 PM 179)
ALL DISTANCES NOTED ARE GROUND DISTANCES
N 72°35'22" E.
SAN JOAQUIN COUNTY RECORDS. BEARING TAKEN AS
FILED FOR RECORD IN BOOK 35 OF SURVEYS AT PAGE 5
COS-20 (STAMPED 1-S5) AND COS-25 (STAMPED 2-S1)
GEODETIC NETWORK BETWEEN FOUND MONUMENTS
BEARINGS ARE BASED ON THE CITY OF STOCKTON
BASIS OF BEARINGS
30'
30'
30'
30'
N 72°52'00" E 415.10
24.00'
226.00' (226')(5)
N 17°13'37" W 200.00'
(200' - 2 M&P-15)
(200' - DOC#2007-169319)
N 72°52'00" E 415.54'
275.70' (276')(5)
N 72°52'00" E 416.03' (416' 2-M&P-15)
416.14' (416' 2-M&P-15)
N 17°21'25" W 740.00' (EAST CLEVELAND TO McCLOUD)
N 17°08'24" W 100.00'
(100')(2)(5)
N 17°08'24" W 10.00'
(100')(2)(5)
(A) DATA PER PTR NCS-1093156-01-SA1
REFERENCES
VESTING DOC# 2016-063202VESTING DOC# 2016-063198
(B) DATA PER PTR NCS-1093156-02-SA1
VESTING DOC# 2021-112131
(C) DATA PER PTR NCS-1093156-03-SA1
VESTING DOC# 2016-076523VESTING DOC# 2016-063201VESTING DOC# 2016-063200 (D) DATA PER PTR NCS-1093156-04-SA1
VESTING DOC# 2016-063199
(15) DATA PER 35 SURVEYS 136(14) DATA PER 34 SURVEYS 193(13) DATA PER 6 SURVEYS 88(12) DATA PER LOT MERGER 07-02 DOC#2007-168636(11) DATA PER 1 PARCEL MAP 118(10) DATA PER 36 SURVEYS 2(9) DATA PER 1 PM 140(8) DATA PER DOC# 87070382(7) DATA PER CHW-FF-031(6) DATA PER CHW FF-080(5) DATA PER 2007-169319(4) DATA PER 2-MAP & PLAT 21(3) DATA PER 2 MAP & PLAT 16(2) DATA PER 2 MAP & PLAT 15(1) DATA PER 2 MAP & PLAT 14 N 72°52'00" E
45.00'(2)
50.00'(2)(5)
60.00'
60.00'
43.77'(2)
45.00'(2)
39.93'(2)
80.16' N 19°20'11" W 100.07'
38'
38'
N 19°20'11" W 100.07'
62.07''
24.00'
24.00'
(N78°06'00"E 132.00') (9)
N 78°13'35" E 132.00'
30'
30'
30'
30'
60'
60'
7 6
5 4
3 2
1 8
9 12
13 14
15 16
17 18
10 11
MAPLE STREET
60' PUBLIC STREET
60' PUBLIC STREET
HARDING WAY
5.00'
24.00'
N 17°08'24" W 100.00'
(100')(2)(5)
N 72°52'00" E 75.39'
73.25' (74'+/-)(3)
42.60' (2)
38.77' (2)
100.00'
N 17°13'37" W 200.00'
M
L
6 7
8 9
10 11
12 13
14 15
5 4
3 2
1 16
17 18
19 20
21 N 17°13'37" W 200.00'
(200' - 2 M&P-15)
N 13°55'29" W 200.00'
12.46'
200.00' (2)
N 14°53'03" W 170.17'
170.00' (2)
60'
60'
N 14°53'06" W 110.08'
N
O
110.00' (2)
N 17°21'25" W 418.51'
N 78°13'35" E 334.15'
N 78°24'16" E 487.89'
499.31' (498.60')(4) TOTAL BLOCK
N78°24'16" E 180.70'
(N78°08'25" E 181.00')(9)
N78°13'35" E 50.00''
(N78°06'00" E 50.00')(9)
11.48' PER
3792.OR 523
11.64' PER
3792 OR 523
11.00'(12)
101.40' (4)
CS-2771 & LOT 18, 2-M&P-21
SOUTHEAST CORNER 11.82'
100.30' (4)
(N11°54'00"W 30.00')(9)
N11°46'20"W 30.00'
N 11°46'20" W 152.00'
(N11°54'00"W 152.00)(9)
N 11°46'20" W 108.56'
(N11°54'00"W 108.13')(9)
N 11°51'55" W 260.00' (N11°54'00"W 260.00')(9)
N 17°21'25" W 232.62'
45'
45'
45'
45'
306.78'
N 78°24'16" E 499.31'
(498.60')(4)
208.31' (207.87')(10)
N 11°39'23" W 200.00'
200' (2-M&P-21)
60'
60'
60'
N78°27'54" E 250.22' (250')(1)
38.00'(10)
50.00'(10)
50.00'(10)
100.00'(10) 12.00' (10)
229.54' (229.12')(10)
139.65' (140.00')(4)
75.00' (C)
64.00'
N 17°21'25" W 232.62'
100.56'
2 1
75.00' (C)
N 11°46'20" W 108.56'
N11°34'46"W 250.14' (10)
(N56°52'45"W - 28.27' (C)(12)
N56°32'48"W - 28.31R=20.00'
(N11°54'W 70.01')(C)(12)
N 11°29'53" W 70.01
9 8
10 12
14 16
18 20
22 24
6 11
13 15
17 19
21 23
25 7
1 2
3 4
5 1
2 3
4 5
6 7
8 9
10 11
12 13
14 15
16 17
18 FD CUT
CROSS (11)
FD CUT
CROSS (11)
FD 2" IRON
PIPE 0.90' N
(N12°17'15"W 160.00'(C)(12)
N 11°53'08" W 160.00'
CROSS (13)
FD CUT
CROSS
FD CUT
FD 4
3" IRON PIPE
BENT
1 2
3 4
5 P
150.08' (150')(2)
150.08' (150')(2)
49.90'
50' (C)(2)
50' (C)(2)
50' (C)(2)
49.90'
50' (C)(2)
55.91'
55.85' (C)(10)
25.07'
86.00' (86')(C)
85.82' (86')(C)
23.75' (2)
100.05' (100')(3)
N 11°36'38" W 100.05'
(100')(3)
N 78°24'16" E 139.89' (140')(3)(C)
74.91' (75')(C)
60.27' (60.10)(C)
50.18'
(49.90)(C)(3)
74.94' (75')(C)
55.00'(C)
54.91' (55.00')(C)
150.08' (150')(2)
95.93' (95')(C)
22.70'
(C)
67.05'(C) 16.93'
150.84' (150')(C)
3.00'
LS 4450 (14)
FD NAIL & TAG
N 78°24'16" E 516.52' (N78°23'23"W 516.37')(14) PER (14) SFNF NAIL & TAG 4.00'(10)(14)
MAPLE STREET
60' PUBLIC STREET
N78°24'16"E 250.06' (250.00)(10)(250.03')(14)
(12.37')(D)
12.37'
13.00'
(13.00')(D)
N78°27'30"E 127.69'
(N78°24'56"E 127.63')(10)
FD CUT
CROSS (11)
FD CUT
CROSS (11)
50.04'
(50')(1)(D)
(32')(D)
32.02'
(34')(D)
34.02'
34.02'
(34')D)
87.07' (87.00')(10)
50.02'
(50')(1)(D)
(32')(D)
32.02'
(34')(D)
34.02'
N 11°52'07" W 170.00' (N11°53'31"W 17.02')(10)
N 11°39'25" W 50.00'
(N11°40'47"W 50.03')(10)
50'(D)
5.93'
N78°27'30"E 110.09'
(N78°25'27"E 110.05')(10)
N 11°41'23" W 120.00'
(N11°41'56"W 120.12')(10)
(120')(D)
N 11°41'08" W 120.00' (120')(D)
N 11°39'44" W 120.00'
(120')(D)
N78°27'30"E 87.38'
75.00'(D)
95.00'(D)
(120')(D)
N 11°39'44" W 120.00'
N 11°39'18" W
75.00'(D)
1 2
1 3
4 5
6 10
9 8
7 FD CUT
CROSS (11)
FD 1" BRASS MON
RCE 21447 (15)
FD 1" BRASS MON
RCE 21447 (15)
13.05'
13.10'(15)
12.11'(15)12.13'
NO TAGFD 3/4" IRON PIPE
N 11°21'47" W 190.03'
(N11°21'33"W 190.06')(15)
McCLOUD AVENUE
(60' PUBLIC STREET)
CHESTNUT STREET
(60' PUBLIC STREET)
WALNUT STREET
(60' PUBLIC STREET)
FD 4
3" IRON PIPE IN MONUMENT
WELL PER 16 PM 179
NORTH CALIFORNIA STREET
84' WIDE PUBLIC STREET
LANDS OF TORLAI
127-150-510
LANDS OF HATTON
127-150-520
LANDS OF LEUNG
127-150-390
LANDS OF WOOD LANE MEDICAL
CENTER LLC
127-150-530
SEWER PER 649 OR 97
MAINTAIN DRAINAGE &RIGHT TO REPAIR &
WALL AND AREA WITH
FORMER LINE OF 8" BLOCK
(FORMERLY McCLOUD STREET
VACATED PER 4467 OR 446)
RESERVED AS A PUE & ACCESS
SCALE:
HORIZ.
VERT.
1" =
1" =
DATE
SHEET
OF
JOB NO.
DRAWN:
COMPUTED:
CHECKED:
600 Coolidge Drive, Suite 140 s Folsom, CA 95630
phone: 916.984.7621 s fax: 916.984.9617
Dwg: X:\2021\21-0074-00 (DIGNITY HEALTH (STOCKTON))\DWG\SRVY\WORKING\ALTA-001\210074-S1-AS01-SHT 1-2.DWG | Saved: 03-22-22 08 survey email: [email protected] s web: www.mpengr.com
:43am JJONES
21-0074-00
JANUARY 2022
2 6
20'
N/A
A.L.T.A./N.S.P.S. LAND TITLE SURVEY
BOUNDARY SURVEY
PREPARED FOR: DIGNITY HEALTH
CITY OF STOCKTON, COUNTY OF SAN JOAQUIN, , STATE OF CALIFORNIA JRJ
JRJ
CMG
INDICATES NAIL FOUND AS NOTEDINDICATES IRON PIPE FOUND AS NOTED 2 M&P 15, 2 M&P 21
INDICATES ORIGINAL LOT LINE PER 2-M&P 14,INDICATES CENTERLINEEASEMENT LINE AS NOTED TITLE REPORT NO. AND EXCEPTION ITEM NO. 01-11
01-25
01-25
01-24
01-23
01-09
01-19
01-30
04-08
01-35
DIGNITY HEALTH
UTILITY RELOCATION PLAN St. Joseph's Medical Center Hospital Expansion Project 3/15/2023
5.2-2
UTILITY RELOCATION
PLAN AUGUST 2023 DIGNITY HEALTH
UTILITY RELOCATION PLAN St. Joseph's Medical Center Hospital Expansion Project 12/23/2022
5.2-2
UTILITY RELOCATION DIGNITY HEALTH 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
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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
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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
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17.73 17.13
17.72 17.80
17.29 17.13 17.31
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17.45 16.69
17.13 17.61
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17.26 17.74
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17.79 17.60
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17.35 18.97
18.10 18.00
17.32 15.50
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17.49 17.37
17.41 17.69
18.66 18.32
18.05 17.65
17.17 17.12
17.20 17.73
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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
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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 GAS LINES ARE NOT SHOWN. GAS TO BE COORDINATED WITH PG&E AT CONSTRUCTION DOCUMENT PHASE.
5.2-2.1
GRAPHIC SCALE
60 30 0 60 120
1 in = 60 ft
ABBREVIATIONS
E EAST
EX EXISTING
FH FIRE HYDRANT
LN LANE
N NORTH
ST STREET