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SR-8A (2) i~ PCD SF KG AS f \plan\share\councll\strpt\96DEV001 ST J Council Mtg March 17,1998 MAR 1 7 t998 Santa Monica, Callforma TO Mayor and City Council FROM City Staff SUBJECT OrdInance for Introduction and FIrst Reading ApprovIng Development Agreement 96-001, Certification of Final Environmental Impact Report 96- 001 and Adoption of a Statement of Overriding ConsideratIons, General Plan Amendment 96-002 to Modify the HospItal Area Specific Plan (HASP) and Land Use Map, and General Plan Amendment 96-003 to Modify the Land Use and Circulation Element (LUCE) and Land Use Element Policy Map Applicant Saint John's Health Center INTRODUCTION Samt John's Health Center and the City of Santa MOnica have agreed to enter mto a Development Agreement to permit the reconstructIon and expansion of the Health Center In order to approve the Development Agreement, the follOWing actions are required 1 Certify the Final Environmental Impact Report evaluating the environmental Impacts of the project proposed In the Development Agreement and adopt a Statement of Overrldmg ConsIderations 2 Adopt a Resolution amending the Land Use and Circulation Element (LUCE) and a Resolution amending the Land Use Element Policy Map 3 Adopt a Resolution amending the Hospital Area Specific Plan (HASP) and a Resolution amendmg the Hospital Area Specific Plan Land Use Map 4 Introduce for first reading an ordinance adopting the proposed Development Agreement, which includes approval of the Phase I project plans The hospital campus IS located along Santa MOnica Boulevard between 20th Street and 23rd Street The area referred to as the North Campus IS located between Santa BA - 1 - MAR 1 7 1998 Momca Boulevard and Arizona AVenue and the area referred to as the South Campus IS located between Santa Monica Boulevard and Broadway As proposed, constructIon would occur In two phases Phase I consIsts of the demolitIon of eXIsting North Campus hospItal facIlities and construction of a 475,000 square foot new hospital facIlity, a 442 space subterranean parking garage, and a new North Lawn relocated to the northeast corner of Arizona Avenue and 23rd Street The Development Agreement would allow Phase I to be bUIlt over a 10 year term Phase II would permit demolition of eXisting facIlitIes In desIgnated areas of the North and South Campuses and permit the constructIon of up to 799,000 square feet of hospItal and hospital related development to be bUilt over a 17 year penod As proposed, the Development Agreement vests nghts for Phase II maximum development square footage and permItted uses, however, additional environmental analysIs and discretIonary review would be required for the indIVIdual Phase II buildmgs Additionally, pnor to the approval of any bUilding on the South Campus, Samt John's would be required to obtam Planmng Commission approval of a Master Plan for thIS portion of the project site The CIty and Saint John's agree on the majority of the Development Agreement, however, three areas remain unresolved and are subject to CouncIl direction The unresolved Issues are Saint John's reqUIrements related to Community ServIce Programs, Child Care and compliance with speCific EIR mItigation measures These Issues are discussed In more detaIl later In the staff report - 2 - BACKGROUND ThIs Development Agreement IS the most significant land use decIsion the City has faced since the adoption ofthe Land Use Element m 1984 As proposed, development and constructIon Will occur over a continuous 17 year period and the Impact of this development Will be felt by Virtually all residents and VISitors In the CIty due to the size of the development, the locatIon of the site and the fact the sIte IS bisected by major east/west and north/south streets Recognlzmg that Samt John's IS an Important and valuable resource to malntam In Santa Monica, It IS also clear that the decIsions made In thiS Development Agreement Will be long lasting wlthm the community The future success of Saint John's IS Inherently Imked to the City'S economy ThiS Development Ag reement affords the City and SaInt John's the opportunity to work together In establishing development parameters that meet the needs of Saint John's A Development Agreement IS a contract between the City and a developer which authorizes the type and amount of development that may occur within a speCific period of time TYPically, In Santa Monica, Development Agreements have prOVided developers with guaranteed development rights In exchange for public benefits A Development Agreement must comply With the General Plan and SpeCific Plans but can supersede zomng regulations by estabhshmg Its own speCIfIc set of development standards The CIty has approached the negotiations of thiS Development Agreement In a different manner than past Development Agreements Saint John's Health Center IS a non-profit - 3 - business, and as such, the City has not secured the same level of mitigation and public Improvements reqUIred by other Development Agreements In exchange for development entitlement Other development agreements required payment of signrficant traffIC mItIgatIon fees to address unantIcIpated traffic Impacts and fund neighborhood Improvements, state of the art environmental mitigation such as the use of recycled water or on-site sewage treatment plants, off-site requirements for construction of affordable housing units, payment of parks mitigation fees for residential and VISItor accommodatJons above the amount currently reqUIred by the City, and neIghborhood outreach for employment opportUnities, Just to name a few The City agreed With Saint John's that the non-profit nature of the operation, the community programs provided by Saint John's and the delivery of health care services addressed the public benefit requirements typically denved from private for-profit Development Agreements The challenge to the City, Saint John's and their successors, IS to ensure the publiC benefits continue for the duration of the 55 year Development Agreement The findings required for adoption of a Development Agreement mandate that the project must be consIstent With "the objectives, polICIes, general land uses, and programs specified In the general plan and any applicable specific plan" Therefore, to ensure consistency between the development standards proposed In the Development Agreement and those referenced In the Land Use and Circulation Element and the Hospital Area SpecIfic Plan, as well as consistency WIth the land use districts as shown - 4 - on the Land Use Element Policy Map, a number of amendments have been proposed Those amendments are outlined later In the staff report PROJECT DESCRIPTION Samt John's Health Center has operated as a non-profit health care facIlity at the current location since 1942 The hospital facilities were slgmflcantly damaged dUring the 1994 Northndge Earthquake and, since that time, the hospital has been engaged In the plannrng and design of a new hospital campus The earthquake damage required that Samt John's demolish the north wing of the hospital as well as close portions of the hospital facIlity for more than a year Due to the earthquake damage, the California OffIce of StatewIde Health Planning and Development (OSHPD) has reqUired Samt John's to begm reconstruction of new hospital facilities by October, 1999 and complete this portion of the project. referred to In the Development Agreement as Phase I, no later than 2008 It IS Samt John's objective to remain m continuous operation dUring the development of these new faCilities In addItion, Saint John's has determmed that. In order to meet the antIcipated health care needs of the 21st century, a comprehenSive restructunng of the hospital facilities and hospital operation IS required The Phase II project proposed m the Development Agreement proVides the framework for thiS restructuring Phase 1 -- Hospital Reconstruction Phase I encompasses the maJorrty of the North Campus and results In the demolition of approximately 535,722 square feet of eXisting hospital bUildings The Development - 5 - Agreement allows up to 475,000 square feet of new hospital facIlities The new facIlities consist of an approximately 200,000 square foot Inpatient SUites bUilding and a 243,683 square foot Diagnostic and Treatment (0 & T) Center The Inpatient SUites would Include approximately 150 adult acute care beds, associated medIcal/surgical unIts and critIcal care Units, a pharmacy, a women's health center, and hospItal support facilities, including food service preparation I medical records, and laboratory/pathology The Inpatient SUites bUilding would be 5 stones, 75 feet In height and located facing 23rd Street As proposed, the new 41,300 square foot North Lawn WIll be sIted prlmanly at the corner of 23rd Street and Anzona Avenue, but Will also extend around the front of the InpatIent SUites facing 23rd Street The 243,683 square foot DIagnostic and Treatment Center (0 & T) would Include outpatIent servIces, the emergency room, surgery, the John Wayne Cancer Institute clinical services, the hospital chapel, moveable technology modules, and hospital operations support space ThiS bUilding would be four and five stones and range m height from 58 feet to 100 feet In addition, Phase I Includes construction of a three level, 503 space, subterranean parkmg garage The Development Agreement requires a minimum of 442 subterranean parkmg spaces The main pedestnan and vehicular entrance to the hospital facility would be from Santa MOnica Boulevard; the prOject desIgn Includes a large entry plaza With a water feature at thiS location Emergency room and loadIng dock access would be from Arizona Avenue - 6 - Phase II -- Hospital Expansion and Redevelopment Phase 11 development would encompass the entIre South Campus and designated areas of the North Campus and would result In the demolItIon of approxImately 109,220 square feet of eXisting Improvements and the construction of up to 799,000 square feet of hospital and hospital related development As set forth In the proposed Development Agreement, each North Campus designated area would be entItled to develop the maxImum floor area Identified for the area, whIle the South Campus would be entItled to develop an aggregate amount of floor area The Phase II North Campus designated areas and South Campus boundanes are shown In Exhibit D of the Development Agreement (Attachment M) The Phase II maximum floor area limitations are as follows NORTH CAMPUS FLOOR AREA DESIGNA TED AREA 2C 150,000 square feet 2D/2E 115,000 square feet 21 137,500 square feet NORTH CAMPUS TOTAL 402,500 square feet SOUTH CAMPUS 396,500 square feet TOTAL PHASE II 799,000 square feet In addition, each allowed Phase II use has a maximum square footage or number of units limitatIon The maximum allowable square footage by use IS as follows - 7 - USE FLOOR AREA Hospital and Health Care 354,000 square feet Health and Wellness Center 90,000 square feet Medical Research FacIlities 140,000 square feet Education and Conference 70,000 square feet Child & Family Development 50,000 square feet Center Medical Office 50,000 square feet Health Related ServIces 40,000 square feet Bank 5,000 square feet Restaurant 10,000 square feet Neighborhood Commercial Uses 5,000 square feet Day Care 25,000 square feet VIsItor Housing 100 unrts Senior Housing/AssIsted LIving 300 Units FaCilities Saint John's IS requesting a vested right to develop the uses and floor areas set forth In the Development Agreement, with the City retaining the ability, through the Development Review of individual Phase II bUildings, to modify bUlldmg height, number of stones, setbacks, and stepbacks, provided such modifications do not reduce the maximum square footage for the designated area or specific use Each Phase II bUlldmg would be subject to environmental analysIs prior to discretionary review of the project However, smce the Development Agreement vests square footage, there wIll be no ability In the future to mitigate environmental Impacts by reducing overall project sIze As currently structured, If Impacts could only be mItIgated by reducIng the amount of development. the City would have to accept the Impacts without mitigation - 8 - Saint John's IS also requestmg the right to place a vested use In any designated area on the North Campus, subject to a determination that the placement of the vested use In the requested locatIon IS necessary to the continuous operatIon and reasonable mtegratlon of services provided on the Samt John's campus For the South Campus, the Development Agreement requires that, prior to the approval of any indivIdual bUilding, the Planmng Commission, or CIty Council on appeal, must approve a South Campus Master Plan that specifies the placement of bUildings, uses, parking, open space, and pedestnan circulation on thiS portion of the project site DEVELOPMENT AGREEMENT The Development Agreement IS divided Into ArtIcles, each descnblng or authonzlng specIfIc elements of the total development The Agreement consIsts of 18 ArtIcles and 10 attachments The slgmflcant elements are discussed In detail later In the report The following bnefly summanzes the Articles Article 1 Description of Project Contains references to exhibits, defimtlons of development standards, exclusions from height requirements and references the level of commumty programs Saint John's and any successor wIll be reqUired to provIde Article 2 Phase I Describes components, development standards, uses, location, tlmmg and stages, slgnage, access, circulation, and parking, for the Phase I development Article 3 Phase II Descnbes the application and approval process, aspects of the project that are vested such as uses, specifiC phYSical Improvements, square footage dedicated to - 9 - Article 4 Parking Standards Article 5 Mitigation Measures Article 6 OSHPD Regulations Article 7 Effect of Agreement on City Laws and Regulations Article 8 ARB and Landmarks Article 9 City Techntcal Permits Article 10 Amendment and Modifications Article 11 Substitute Improvements and Replacement Improvements Article 12 Term Article 13 Periodic Review and Compliance specific uses, bUilding locations, parking reqUirements, and demolition of eXisting bUildings Sets forth parking requirements for the Project Establishes the EIR and off-Site mitigation measures that apply to Phase I development Establishes the procedures for Imposmg mitigation measures and conditions of approval for Phase 11 development Describes review process and compliance standards for Phase I and Phase II BUildings governed by OSHPD Descnbes what regulations and standards can be applied to Phase I and II projects Describes Architectural Review Board and Landmarks Commission review process for Phase I and Phase II projects Describes bUlldmg code standards, review process and duration of bUilding permits for non-OSHPD bUildings Descnbes who can request an amendment to the Development Agreement Allows for the guaranteed replacement of eXisting bUlldmgs outside the boundanes of Phase I and II If the bUildings are damaged or destroyed, allows for the guaranteed replacement of new bUildings Within Phase I and II If they are damaged or destroyed Establishes the effective date and term of the overall development agreement Descnbes the annual review process - 10 - Article 14 Default and Remedies Descnbes process and procedures m the event of a default ArtIcle 15 Mortgagees Descnbes nghts and procedures for notifying mortgagees ArtIcle 16 AssIgnment Describes property transfers Article 17 Indemnity to the City Identifies responsibilities In the event of a legal challenge Describes Contractual Obligations on the part of both partIes Article 18 General PrOVIsions The following describes m more detail the project components of the proposed Development Agreement Phase I The proposed Development Agreement would facilitate a phased redevelopment of the Samt John's Health Center Campus Phase I of the project allows reconstruction of the mam hospital inpatient and outpatient facilities ThiS project component IS gUided by specific development plans that proVide details of the demolition and construction stages, the proposed bUilding placement, setbacks, height, open space, access, and parking, and the mix and location of proposed bUlldmg uses The Development Agreement vests Phase 1 development nghts for a 10 year term Although recent expenence In admlnlsterrng the term of Development Agreements has shown that a 10 year term length can SIgnificantly limit the City's ability to Impose new standards or change reqUirements to ensure compliance With current City poliCies. Planmng staff believes the Phase I project IS well-defined In terms of the development stages, project desIgn, and mIx of uses. Phase J of the Development Agreement Involves not only - .l...L .... approval of development standards, but also the concurrent consIderation of the hospital reconstructIon plans Given the degree of specificity provided, the complexity of hospItal construction, that this project component IS the replacement of the eXlstmg SaInt John's hospItal facIlity, and that the EIR forecasts potentIal Impacts and recommends appropnate mItigation measures, staff supports a 1 D year vested nghts term · Prolect staolOO Phase I will be bUilt In four stages to enable the hospItal facIlities to remain In continuous operation over the construction term The project plans Illustrate the construction stages on sheets AD 7 through AD 11 The preliminary stage will Involve demolition of the eXisting maintenance facIlity and excavation and construction of the subterranean Central Plant and above grade Loading Dock The first stage Will mclude moving the MRI trailer, currently located near the Ross Center, to the South Campus, demolishing the Ross Center and surroundmg surface parking lots, and constructmg the Inpatient SUites together with a subterranean utility tunnel between the Central Plant and the Inpatlent SUites In addition, a Temporary Access Will be constructed dUring thiS stage to provide pedestnan access to the Inpatient SUites and the Diagnostic & Treatment Center untIl the Entry Plaza IS completed at the conclusion of the ThIrd Stage The Second Stage Will Involve demolition of the Main Wing, construction of the Diagnostic & Treatment Center, construction of the emergency access and service access, and construction of a Temporary Connection passageway between the InpatIent SUites and the South WIng ThIS connectIon WIll remaIn In place untIl - :2 - completion of the Diagnostic & Treatment Center In addition, the Classroom Annex trailer located approximately on the site of the demolished North Wing Will be moved to the South Campus, adjacent to the MRI trailer The Third Stage Will complete Phase I and WIll consist of demolrshlng the East. West, and South HospItal WIngs, the eXIsting Plant, the MRI faCIlity, and the Temporary Connection and constructing the subterranean parking structure, the Entry Plaza, and the North Lawn · Plannmg CommIssion ActIon The Planning Commission, In ItS review of the Phase I project plans, expressed concern regarding the placement of the Service Area and Emergency Room on the hospItal campus, the vehicular access to these facllltles, the massing of the Inpatient SUites, and the pedestnan accessibIlity and overall desIgn of the Entry Plaza Hospital design and the decIsions regardmg the placement of uses wlthm a hospItal faCIlity are complex processes In addition, the Samt John's hospital reconstruction IS further complicated by the hospital's commItment to remain In contmuous operation throughout construction, which requires certain eXlstmg hospital bUlldmgs to remam In use until replacement faCIlities are constructed Recogmzmg the complicated nature of thiS project, which IS unrque In the City, the CommIssion requested that the project plans be evaluated by a profeSSional In the area of hospital planning and deSign through a Peer ReView process The firm of Lennon ASSOCiates was selected to work With staff and the Samt John's project team to evaluate alternatives for relocating the Emergency Room and ServIce Area on the hospItal campus as well as to conSIder - :'...3 - options for modifying the Inpatient SUites' massmg along 23rd Street The Peer Review study IS contamed m Attachment K and Its flndmgs are Incorporated mto the followmg analysIs · Project design Entry Plaza and North Lawn The Entry Plaza and the North Lawn serve as the project's central desIgn features The Santa MOnica Boulevard facing Entry Plaza consists of landscaping and a large water element surrounded by a motor court Including the area devoted to vehicular circulation, the Entry Plaza IS a 50,000 square foot open area that provides visual relief to the mass of hospItal bUIldIngs and acts as a focal pOint on Santa Monrca Boulevard The 41,300 square foot North Lawn IS located pnmanly at the hospital's Anzona Avenue frontage, but also wraps around the corner of 23rd Street, creating a buffer between the Inpatient SUites and the eXisting low scale residential uses on 23rd Street In keeping With the character of the eXisting North Lawn, the proposed design Includes turf area for passive open space use Pedestrian paths circulate through the turf area and provide access to and from the public Sidewalk, while shrubs and other plantlngs are located around the base of the Inpatient SUites Numerous trees are also proposed throughout the North Lawn AddItIonal site landscape features mclude a rose garden located to the east of the Entry Plaza, and a landscaped courtyard With a fountain located between the Inpatient SUites and the Diagnostic & Treatment Center - 14 - Although the Commission concurred that the Entry Plaza represents a significant open space amenity, the Commission stated that It was Important to ensure that the Plaza develops as a vibrant, useable component of the hospital campus Therefore, the Commission recommended that the Entry Plaza provide clear connections to the adjacent Phase II development sites (Designated Areas 2C and 2D/E), that pedestnan connections from the Entry Plaza to development on the South Campus be evaluated dunng review of the South Campus Master Plan, that alternatIve paving matenals be considered for Santa MOnica Boulevard crosswalks; that a connection to the Entry Plaza be proVided from 23rd Street south of the Inpatient SUites, and that the Development Agreement allow for coffee carts In the Entry Plaza to enhance the space's pedestrian actIvIty Saint John's has Incorporated these recommendatIons Into the Development Agreement Regarding the North Lawn, the Commission commended the overall landscape deSign of thiS area, but also recommended that pathways to the North Lawn be proVided from 23rd Street, that the Architectural ReVIew Board consider the appropnateness of proViding passive play areas on the North Lawn, and that future North Lawn amenities be commensurate m quality With eXlstmg Improvements DiagnostIc and Treatment Center and Inpatient Suites The Diagnostic and Treatment Center and Inpatient SUites are Sited to proVide ample setbacks from 23rd Street, Arizona Avenue, and Santa MOnica Boulevard The Inpatient SUites features a curvilinear facade along 23rd Street, spandrel style blue-grey - 15 - glass, and a white precast concrete extenor The Diagnostic and Treatment Center features the same extenor matenals and IS highlighted by an atnum roof Given the slgmficant open space areas surroundmg the Diagnostic and Treatment Center and Inpatient SUItes, the CommIssion consJdered the hospItal to be generally well placed on the project site However, the Commission requested that additional analysIs of the massing of the Inpatient SUites on 23m Street be prepared to determine If there were destgn options that could reduce shadow Impacts on the 23rd Street reSidences The Peer ReView analysIs consIdered four options to minimize bUilding massing First. the bUilding was shifted 20 feet to the west (the maximum allowable given other site constraints) to determine If there would be a perceptible change In shadow Impacts The study found that shadows would reach 23rd Street reSidences at the same time of the day as the proposed project Therefore, thIS alternatIve offered no deSign advantage and, In fact, created engmeenng obstacles m deSign of the hospital's base Isolated structural system A second option reversed the site placement of the five story Inpatient SUites With the pnmanly four story DIagnostic and Treatment Center Given the configuration of these two buildings, thiS resulted In the four story bUilding bemg located almost at the edge of the 23rd Street property line, creatmg greater shadow Impacts The last two optIons considered reconflgurmg the Inpatient SUite's mechanical penthouse First, the analYSIS studied the Impact of redUCIng the mechanical penthouse height by 3% feet ThiS heIght modification proved to have a negligible - =-6 - shadow reduction and would be difficult, If not Impossible to engineer, It was not recommended In the Peer Review analysIs Finally, the study evaluated moving the center portion of tf1e mechanrcal penthouse to the north and south comers of the roof In order to Increase the amount of sunlight on 23rd Street The shadow analysIs determined that thIs desIgn reconfiguratlon did not alter shadow Impacts and was not recommended Based on this analysIs, the Commission determined that the proposed Inpatient SUites bUilding massing presented the best solution gIven the overall size and mass of the hospital faCIlity and the site constraints HASP Objective 1 stipulates that development In the hospital area "balances the need for medIcal facilities and uses whIle protecting residential uses In the area ., Through the Peer ReView process, the CommiSSion found that the hospital faCIlity as proposed IS sensitIvely placed on the property In relation to adjacent residential uses Additionally, the proJect's Inclusion of slgmficant open space areas IS a substantial neIghborhood amenity that offsets the shadow and massmg Impacts of the hospital bUlldrngs · Emergency Room and Service Area Access and Location Although the hospital's service access IS currently provided from Arizona Avenue. Emergency Room access IS now proVided from Santa Monica Boulevard Additionally, while service vehicles currently access the site from Anzona Avenue, the loadmg dock IS located at the center of the site Placmg the proposed ServIce BUlldmg and Loading Dock to wlthm four feet of the Arizona Avenue property Ime was a significant Plannmg - 17 - CommiSSion and staff concern Therefore. the Planning Commission requested that the Peer Review analysIs conSider the feaSibility of relocating the Emergency Room on the hospital campus to enable vehicular access to occur from Santa MOnica Boulevard as well as to evaluate placmg the Service Area toward the center of the Phase I hospital campus Seven Emergency Room alternative locations were analyzed In the Peer ReView study The report concluded that each alternative would Significantly Impact the provISion of health care and. In some Instances, would create a hospItal faCIlity that IS below the hospital mdustry standard of care Problems created by relocating the Emergency Room Include increasing the dIstance between the Emergency Room and key hospItal departments such as radiology, requlrrng emergent patients to share or cross public corrrdors wlthm the hospital, bUlldmg the Emergency Room without the benefit of a base Isolated structural system, and plaCing Inpatient rooms adjacent to the Emergency ambulance dnveway Given the site and construction phasmg constraints, the Peer ReView analysIs concluded, and the Plannmg CommISSion concurred, that the proposed Emergency Room location along Anzona Avenue presents the best deSign solution The Peer ReView analysIs also Identified problems regarding the Emergency Room ambulance area and parkmg deSign Although not Included m the Peer ReView study, these findings were presented to the Planning CommISSion for conSideration Specifically, both the amount of ambulance parking as well as short-term patIent - 18 - parking provided In the Emergency area was noted as Inadequate to support the anticipated number of patients Additionally, the plan proposed a shared ambulance and patient driveway access, which could result In vehicular conflicts In response, Samt John's has redesigned the Emergency parking area to provide one dnveway for ambulance access with a second driveway for both patient vehicle access and a shared ambulance and patient vehIcle eXit Additionally, patient parking has been Increased from mne spaces to 15 spaces, while ambulance parking has Increased from three spaces to four spaces The ambulance/parking area reconfiguratlon not only Improves vehicular circulation and Increases parking, but also adds a canopy covered ambulance parkmg area ThiS element screens the ambulance activity from the public parkmg area Further, screenrng of the publIc parking area has been enhanced wIth the addition of a landscape buffer and a low (3 foot) screen wall Staff believes these desIgn changes Improve the Emergency area vehIcular cIrculation, reduce the posSIbIlity of Emergency Room overflow parkIng Impacting the surrounding reSIdentIal neighborhood, and proVide a more successful design to screen the area from the neighborhood The Planning Commission, m response to neighborhood concern regarding Emergency Room related traffiC and nOIse, recommended that, unless use of a sIren IS medically necessary for the safe transport of patients to the Emergency Room, ambulances turn off sirens on Arizona Avenue between 20th and 21st Streets Further, the Commission recommended that, If determined to be necessary after commencement of the Emergency Room operations, Samt John's shall be responsible for the cost of - 19 - designing and installing traffic calming measures along 21st Street and 22nd Street These recommendations have been Incorporated mto the Development Agreement The Peer ReVIew analysIs also considered the feasIbIlity of shifting the ServIce BUIlding and Loadmg Dock toward the center portIon of the site To accomplish thiS, either the cooling tower and associated mechanical equIpment. or the technology dock modules would need to be relocated to the Loadmg Dock area Shifting the Cooling Tower and mechanical equipment to the Loadmg Dock area was not a deSirable solution as these elements generate more nOise and create a greater visual disruption than the Loading Dock Movmg the Loadmg Dock to the technology module area creates operational difficulties as the technology modules would be adjacent to mechanical and service uses rather than medical departments Neither alternative proVided a workable solution and was not recommended · Parking and Circulation The Phase I project IS deSigned to proVide pnmary hospital access from Santa Monica Boulevard and service and emergency access from Arizona Avenue Two vehicular access pOints are proposed from Santa MOnica Boulevard, with Ingress taken from the eastern dnveway and egress proVided from the western driveway The Development Agreement assures the placement of one Signal at the egress dnveway and a protected left hand turn lane at the Ingress dnveway Once vehicles enter the U-shaped entry, motorists may either directly enter the subterranean parking faCIlity located below the Entry Plaza, or proceed to the main DiagnostIc and Treatment Center entry to pick-up - 20 - or drop-off patients After completing patient plck-up/drop-off, motonsts may either eXit the Plaza onto Santa MOnica Boulevard, or use the Internal return road to access the parking facIlities The parkmg faCIlity eXit ramp connects to the Entry Plaza eXit dnveway at the western end of the Entry Plaza Except for the Entry Plaza dnveways, no other vehicle access pomts will be located on the north sIde of Santa MOnica Boulevard This IS to ensure the street remains sUitable for pedestnans Although two vehicular access pomts to the Entry Plaza are proVided, to minimize pedestnan and vehicular conflicts, one crosswalk and one traffic signal are proposed The crosswalk IS proposed to be located west of the signalized egress dnveway A total of 503 parking spaces are proposed for the subterranean faCIlIty, exceedmg the minimum 442 parking spaces required In the Development Agreement The number of parking spaces required for Phase I IS based upon a parkmg demand analysIs that denved parking demand rates based upon eXisting parkmg utilization As discussed on pages 352-355 of the EIR, although the parking supply for the hospital campus at the completion of Phase I will exceed the anticipated demand, because of the sIze of the parking structure, It Will be difficult to find the available parkmg spaces dUring the peak operating hours The analysIs determined that the proposed Phase I subterranean parking garage Will maintain a vacancy rate of 13% dunng the peak operating hour ThiS IS considered to be a low vacancy rate for a high demand parking faCIlity and Will result In VIsitors circulating the parkmg area to find a parking space Therefore, as recommended In the EIR, and Incorporated mto the Development Agreement mitigation measures contained In Exhibit K, the applicant shall be reqUired to develop and - 21 - Implement a parking management plan to assist Saint John's Hospital VIsitors In locatmg on-site parking This measure will minimize hospital related parking Impacts on the surrounding neighborhood Phase II · Development Standards Prior to Planning Commission review of the Development Agreement, staff was concerned that the Phase II project dId not prOVide suffiCient detail regardmg the South Campus development to determine the relationship of the project to the surroundmg area, mcludmg the Internal and external Circulation patterns, the placement of bUildIngs In relation to the streets, and the provIsion and location of open space As a result, staff advocated to the Planning Commission that a Master Plan should be prepared for the South Campus pnor to the approval of any new development on thIS portion of the project site Since the Development Agreement proVIdes more detail regarding the placement of bUlldmgs and uses on the North Campus, which 15 largely due to the Phase I project plans as well as the eXisting Improvements that are not proposed for redevelopment, staff believes these Site plannmg efforts constitute a North Campus Master Plan The Planning Commission concurred With staff that development on the South Campus should not occur Without prior approval of a Master Plan for the sIte In response, Samt John's revised the Development Agreement to require that no Development Review application for South Campus development may be filed until an application for a South - 22 - Campus Master Plan IS submItted In addition, no Development Review application for the South Campus may be deemed completed until the application for a South Campus Master Plan IS deemed complete A South Campus Development Review application. however, may be processed concurrently wIth the Master Plan applIcation Staff believes the Development Agreement's requirement for preparation of a Master Plan will provide further assurances that development on the South Campus considers the mtegratlon of pedestrian and vehicular circulation patterns on the project site with the adjacent public sidewalks and nghts of way, bUlldmg onentatlon, placement of uses. bUlldmg massing, the provIsion of open space, and the relationship between bUlldmgs and uses on the North and South Campuses · Vested Rlqhts Saint John's onglnally proposed a Development Agreement wIth a 30 year vested fights term Planning staff and the Planning Commission had Significant concerns regarding thiS term length as It IS Impossible to anticipate the City's needs, prlOntles, environmental concerns, and transportatIon constraints over the course of a 30 year period In response, Samt John's proposed to the Planning Commission a 22 year vested rights term The Commission, however, believed that a 22 year term stili restricted the City's ability to manage and control future development Impacts and respond to the changing needs and expectations of current and future reSidents Therefore, the Commission recommended approval of a 17 year development term. With the abIlity of Samt John's to request an extension to thiS term to faCIlitate construction of South Campus Improvements only at the time the City conSIders the - 23 - South Campus Master Plan In response, Samt John's revised the proposed Development Agreement to be consistent with this recommendatIon WhIle a 17 year development term stIll exceeds the 10 to 15 year development term typically approved for Development Agreements In the City, staff believes that, given the complexity of hospital desIgn and development, the funding raising demands of a non-profit hospital, and that reconstruction of the eXisting hospital facIlities alone IS projected to extend over a 10 year time frame, the 17 year term IS a reasonable request Further, since indiVidual Phase II bUildings Will require additIonal environmental analysIs, the City retams discretion regarding bUilding massing and placement on the North Campus as well as Site plannmg control on the South Campus through the Master Plan process Therefore, staff believes the City has sufficient authonty to gUIde development on the sIte and Impose mItIgations to reduce project related Impacts Outstandlnq Development Aqreement Issues City staff has made every effort to present the City CounCil with a completed Development Agreement, however, negotlattons between the City and Saint John's are stili underway regarding Samt John's commitment to community service programs and child care Additionally, although the City and Saint John's are In agreement regardmg the majority of project mltlgatlon measures and conditions of approval contamed In Exhibit K of the Development Agreement, there are certain Public Works mitigations that Samt John's proposes to modIfy Staff requests that the CounCil prOVide staff With - 24 - direction on how to resolve these aspects of the Development Agreement so that staff can prepare Development Agreement language prior to adoption of the Agreement Community Service Programs As noted earlier In this report, the CIty has not secured the same level of mitigation and public Improvements as required by prevIous Development Agreements due to Saint John's non-profit status and the corresponding nature of community service programs that are of benefit to the Santa MOnica community and Its residents The follOWing recommendations have been developed to ensure that over the course of thiS Development Agreement, Saint John's continues ItS role In the delivery of a range of communIty benefIt programs as It has done hIstorically Staff recommends that Saint John's meet the following requirements as part of the Phase I development General Community Service Programs Saint John's shall provide and financially support community programs and services and regularly assess Its programs to ensure a community service program that IS responsive to community needs Wlthm 12 months of the Development Agreement effective date, and every 5 years thereafter, Saint John's shall adopt and Implement a written ;'Commumty Service Program" to gUide Saint John's allocation of resources m support of the health and well-being of the Santa MOnica commumty and Its residents Community Service Pro!=lram AdVISOry CommIttee Within 90 days of the Development Agreement effective date, Samt John's shall appomt and convene an AdVISOry CommIttee which Includes, at a minimUm, representatives from the City of Santa Monica, the Santa Monlca/Mahbu Unified School District, and non- profit human service prOViders funded by the City ThiS CommIttee shall be adVISOry In nature and assist Samt John's dUring the development of the reqUired "Commumty Service Program" Community Service Program Components The "CommunIty Service Program." - 25 - shall Include all components required by the State of California under 88697, or successor legislation and/or reporting requirements, and assess, without limitation, the health care needs of the following children, Including students attending Santa MOnica public schools, the indigent, umnsured and under Insured, seniors and persons with disabilities, women, the homeless Level of Commumty Benefit Pro~rammlng Samt John's shall maintain an annual minimum level of overall community benefit programming equivalent to the level provided by St John's as submitted and approved by the State of California (OffIce of Statewide Health Planning and Development) under S8697, or successor legislation and/or reportmg requirements This minimum level shall be calculated based on quantifiable measures legislated by the State of California under SB697 or successor legislation If such measures are not In effect. the minimum level shaH be calculated based on (a) the dollar value of services for the approved 1997 program, plus an annual CPI (for health care servIces) OR (b) Saint John's pOSition relative to other hospitals of comparable size ThIS positron (or percentile ranking) Will be based on Saint John's ranking as reported to the State In 1997 and Will be calculated prior to the execubon of the Development Agreement Santa MOnica Community Access Plan The Community ServIces Program shall mclude a "Santa MOnica Community Access Plan" that clearly Identifies the reCipient agencies, the dollar value, and the quantified level of service for the follOWing categories .. Proposed in-kind support to local non-profit agencies that serve Santa MOnica residents and to SMMUSD, .. Proposed financial (cash) support to local non-profit agencies and to the SMMUSD (dollar value and quantified level of service to Santa MOnica residents), .. Proposed charitable medical services (Including mental health and primary care) services provided by St John's directly to patients that are chents of local non-profit organizations and the SMMUSD and that are directly referred to St John's by saId organizations, .. Proposed free community services available to the general Santa Monica community that promote health educatIon and preventative health services, The proposed "Santa MOnica Community Access Plan" shall be submitted to the City for approval prior to Its adoption by St John's The City shall give Its approval after ensuring that the minimum level of service has been maintained ~ 26 - The annual minImum level of services as described In the "Santa MOnica Community Access Plan" shall be equivalent to the dollar value of these services provided In 1997, plus an annual CPI adjustment (for health care services) The annual report to the City on the status of Implementing the "Santa MOnica Community Access Plan" shall Include dollar value of servIces, number and name of orgamzatlons supported. and number and charactenstlcs of individuals se rved Staff recommends that in Phase II St John's shall comply With all Phase I Commumty Service Program requirements, In addition to the following Community Access Plan Amendment Saint John's shall submIt an amended Santa Monica Community Access Plan concurrently With Its Phase II Master Plan application ThiS plan shall ensure that Santa Monica reSidents who are unable to afford fees and membershIps wIll have access to Phase II's community-oriented faCIlities, including but not limited to, the education and conference center, health and wellness faCIlity and the overnight accommodations Compliance I n evaluating compliance With any specified annual minimum level pursuant to thiS proVISion of the Development Agreement, the minimum level may be averaged over each five-year pen ad beglnnmg In the year that the Development Agreement becomes effective" The Planning Commission recommended tl1at Samt John's community benefit plan, at a minimUm, maintain community health programs In the follOWing areas mental health, Indigent care, commumty education, and women's health programs Additionally, the Commission recommended that Saint John's Increase ItS assistance In prOViding health care profeSSionals to the Santa Momca/Mallbu School Dlstnct Child Care Adopted In 1991, the City of Santa Monica Child Care Master Plan (CCMP) establishes the polley framework to protect and expand child care resources In the City The CCMP sets forth an Implementation Strategy Plan that Includes Increasmg quality child care - 27 - programs, particularly for Infants and toddlers, mcreasmg the affordablllty of child care programs, especially for low-mcome, workmg families, mcreasmg the supply of qualified child care providers, and protectmg current child care programs while Identlfymg new locations for additional child care facIlities to meet the needs of the commumty The Planmng Commission, In Its review of the Development Agreement, recommended that Samt John's maintain Its eXisting level of child care services, and further stated that the recommendations of the City's Child Care Task Force (CCTF) should be forwarded to the Council for ConSideration City staff flave met wltfl both the CCTF and Samt John's In formulatmg these staff recommendatIons for Council conSideration These recommendations are contamed In Attachment H Staff believes that the Development Agreement must provide for the child care needs of Saint John's employees by requIring the hospital to maintain Its eXlstmg child care programs and facIlitIes, expand Jts servIces In the area of mfant and toddler care, and provide affordable child care for both employees and City residents Staff recommends that Samt John's prOVide the followmg as part of the Phase I project Proqram Operation Samt John's shall malntam Its eXlstmg child care capacity of 85 children, with 16 half day spaces reserved for special needs children Wlthm one year of the Development Agreement effective date, these half day spaces shall be expanded to full day spaces The minimum full day program operations shall be 11 hours per day, five days per week Saint John's child care program must operate at 95% capacity over the program year with a wait-list mamtalned for those Interested In enrollmg children In the child care program Saint John's child care program shall meet all State child care and early education rules and regulations m addition to compliance with the National Academy of Early Childhood Programs accreditation standards Service ExpanSion and Outreach Samt John's shall establish an mfant and toddler care program and conduct on-going outreach to mform employees - 28 - and the commumty about the hospital's chIld care program Additionally, to increase the accessIbIlity of child care services to families of all Income levels, Saint John's shall establish a $50,000 child care scholarship fund for low Income families with first pnonty to Saint John's employees and second pnonty to City residents The scholarship fund shall Increase annually according to the cost of living adjustment or the percentage Increase In program fees, whlchever tS hIgher FacIlity Operation Saint John's shall provide the following 100% In-kind amenities space, facIlity maintenance, linen service, children's meals If the child care program IS contracted to an outside operate, these costs may not be passed on to that operator Employee Benefits Saint John's shall provide child care employees with wage and benefit compensation that IS commensurate with other Saint John's employees of similar education and experience Annual Report Samt John's shall submit an annual report to the City specifying 1) the number of mfant, toddlers, and preschoolers served, 2) the number of children with special needs served, 3) the number of children served by the annual scholarship fund, Includmg family mea me, 4) the number of employees served, 5) the number of Santa MOnica resident served, 6) the number and needs of those on the walt liSt, 7) any SIgnificant trends or proposed program changes Staff recommends that Saint John's be required to submit a Child Care Implementation Plan to ensure compliance with the requirements within SIX months of the Development Agreement effective date The City must review and approve the Child Care Implementation Plan Within one month of submission to the City The Plan must be operational wlthm 12 months of the Development Agreement effective date, and fully Implemented WIthIn 18 months of thIS date The Phase II development Will Increase development on the project site and IS estimated to double employment levels at the Health Center As a result, employee child care needs may also double AddItionally, the City-wIde Impact of the Phase II project would necessitate a reassessment of the commumty's child care needs In - 29 - response, staff recommends the maintenance of all Phase I programs as well as the expansion of child care services In the follOWing areas Program Operation Saint John's shall provide full day care for an addItional 84 Infant, toddler, and preschool children, for a total enrollment capacity of 180 chIldren ChIld care may be provided on or off the Saint John's Campus, however, Saint John's child care programs may not supplant eXisting programs In the City Enrollment priority shall be 1) children of employees, 2) Santa MOnica residents, 3) children of those workmg In Santa Monica Service ExpanSion and Outreach Samt John's shall conSider Implementing programs that address special child care needs, such as care dUring evenings or non-traditional child care hours, sIck child care, and any other Identified need The annual child care scholarship fund for low Income families shall be doubled base on the scholarship amount from the prevIous year, wIth continued annual cost of lIVing Increases or percentage Increase In program fees, whichever IS higher Child Care Consultant Saint John's shall retain a child care consultant with expertise In employer related child care to determine the best faCIlity deSign and operation and to assess employee chIld care needs Staff recommends that Samt John's submit Its Phase II Child Care Implementation Plan and Schedule with ItS Phase II South Campus Master Plan The City must review and approve the Child Care Implementation Plan and Schedule wlthm three months of submiSSion Public Work Mitigations The City and Saint John's disagree regarding the payment of water demand mitigation fees and sewer capital faCIlity expansion fees for the Phase II development It IS the City'S standard practice to calculate these fees based upon the proJect's estImated water consumption rate and the proJect's estimated sewer generatIon rate With the exception of the water mitigation fee calculation for affordable housmg projects, - 30 - mfrastructure fees are based upon the Impact caused by the new development Samt John's requests to modify this practice and calculate water consumption and sewer usage fees based upon the Impacted caused by the Phase II development, netting out eXIstIng development In Phase I and the square footage whIch IS demolIshed for Phase II construction GENERAL PLAN AMENDMENTS The proposed Land Use Element and HASP amendments mclude minor text changes that update the Land Use Element's diSCUSSion of the HASP, and update the HASP's information regardmg Saint John's Additionally, Land Use Element poliCies and HASP objectives are proposed for amendment to ensure consistency between the project and the General Plan The Land Use Element Polley map amendment corrects a map error and deSignates the entIre Samt John's property as InstItutIonal, whIch IS the appropnate land use category for a hospital facIlity Many of these amendments are necessary to approve the proposed Development Agreement and are descnbed below m more detail The followmg outlines the specific amendments as proposed by the applicant With staff's recommendations · Land Use Element Amendments The applicant had Originally proposed amending two Land Use Element poliCies, adding a new polley, and amending Land Use Element background text However, since preparation of the EIR, the applicant has reVised the requested LUCE amendments and now proposes amendmg two Land Use polices together With a mmor text modification - 31 - 1. Applicant Proposal: Policy 1 6 2 would be amended as follows Encourage new and expanded automobile dealership development on Santa MOnica Boulevard so that they may contmue to provide for the sales and service of automobiles and related actIVIties Allowable intensity shall be a maximum of 3 0 FAR and 54' Development mtenslty for other uses on Santa Monica Boulevard shall be 2 0 FAR and 3 stones (45') and by site review up to 2 5 FAR and 4 stones (56')-, except Within the area encompassed by the Hospital Area Specific Plan where development intensity shall be governed in accordance with the standards specified therein, These development standards should be reviewed penodlcally to ensure that automobile dealerships are not being displaced due to msufficlent expansion potential or to other uses locating In the area All new dealership construction shall, to the extent feasible, contain auto sales, servIce, employee and VISitor parking, and auto Inventory on-sIte Staff Recommendation: This amendment c1anfies that a portion of Santa MOnica Boulevard IS governed by the HASP and does not result In a substantive change to the allowable uses or development mtenslty Staff recommends approval of this modification 2, Applicant Proposal: Policy 1 13 1 would be amended as follows FollOWing City adoption of Specific Plans for the area comprising and Immediately surrounding each "hospital campus", allow expansions of eXisting hospItal bUIldings and constructIon of new medIca) bUIldings In accordance With the adopted Specific Plans The two City hospitals shall each prepare Hospital Master Plans for their respective Institutions mdlcatlng future physical and orgamzatlonal growth and change over the 10-15 years follOWing adoption of the Land Use and Circulation Elements (These Master Plans shall be considered by the City In prepanng the Specific Plans) In prepanng said Master Plans, each hospital shall provide opportunities for neighboring residents, property owners, and busmess people to participate In Master Plan development Any medical or medical-related development proposed by either hospItal pnor to City approval of ItS respective Specific Plan shall be subject to site review and shall be approved only If the development neither prejudices the development and Implementation of the Specific Plans, nor adversely affects surrounding neighborhoods Neither the Specific Plans nor any site review shall be adopted Without public heanngs Since the 1994 Northrldge Earthquake, - 32 - Saint John's has prepared a new Master Plan for its North Campus, which is to be implemented in a Development Agreement that will also vest floor areas and uses for Saint John's South Campus, Saint John's will prepare and submit a South Campus Master Plan to the City for approval before redeveloping its South Campus" Staff Recommendation~ Staff supports the applicant's proposed amendment Given the complexity of hospital needs and uses combined with the size of hospital development, staff believes that It IS essential for hospitals to prepare Master Plans to gUide hospital growth Samt John's has prepared such a plan In conjunctIon wIth Phase I of thIS project that demonstrates how bUildings, uses, parking, site access and open space will be Integrated on the hospital's North Campus The level of detail provided In thIS plan has enabled staff to recommend approval of vested development rights for thiS prOject phase The North Campus development In Phase JJ IS also well defmed In terms of parcel confIguration and the location of potential development, while less specificity IS provided for the South Campus As a result, Saint John's has agreed to prepare a South Campus Master Plan pnor to or concurrent with development of the first South Campus bUilding While Development Agreements may be used to Implement a hospital master plan, staff believes It IS Critical to require master plan preparation to ensure an Integrated relationship between hospital bUlldmgs and uses both on the campus and with the surrounding commercial and residential neighborhood Finally, the applicant proposes to update the Land Use Element's reference to the HASP by adding a statement that the HASP was adopted In 1988 and amended In 1998 to reflect changes to Saint John"s master plan Staff supports thIS minor - 33 - modification as It makes background text In the LUCE more current The resolution adoptmg the proposed LUCE amendments IS contained In Attachment D · Land Use PolIcy Map Amendment When the HASP was originally adopted, the City'S Official Dlstrlctlng Map was amended to rezone certain parcels In the HASP boundanes to Commercial-Professional (CP) zOning At the same time, however, the City's Land Use Policy Map was not correctly updated to reflect the approved CP zOning, which cOincIdes with the HASP boundaries The proposed map amendment, therefore, does not alter any eXisting policy regarding land use In the area or change development Intensity, but Instead, Insures consistency between the health care uses proposed In the Development Agreement and the Institutional land use desIgnation, which allows for hospital and health care facIlities The resolutIon approvmg the proposed Land Use Policy Map amendment IS contained In Attachment E As shown on these maps. the proposed amendment results In an InstItutional land use deSignation for the entire Saint John's campus · Hospital Area Specific Plan Amendments Since preparation of the draft EIR, the applicant has significantly reduced the scope of the proposed HASP amendments The revised request would amend 12 HASP Objectives In additIOn to minor text modifications that are primarily Intended to update Information related to Saint John's Hospital An additional land use deSignation map IS also proposed to be Included In the HASP to Identify the two Saint John's overlay areas The proposed amended Objectives are presented below, followed by analYSIS of the - 34 - amendment The resolutions adopting the HASP text and HASP map amendments are contained In Attachments F and G 1, Applicant Proposal: Objective Number 11 In order to ensure the compatibility of medical uses with surrounding land uses, for those properties not covered by a development agreement there shall be two development categories of CP Zoning dlstncts wlthm the area In the more IntensIve development CP-5 district, the allowable intensIty of major concentrations of medical faCIlities Will be a maximum of three stones (45') and 1 5 FAR, and With Site reView up to five stones (70') and 25 FAR The less mtenslve d6ve:vpmelit CP-3 district shall have a maximum of three stones (45') and 1 5 FAR With no Site review Staff Recommendation: Staff supports thiS amendment as It allows the City to enter mto Development Agreements to determine appropriate development IntensitIes when large parcels are redeveloped Further, It replaces eXisting language and specifies the applicable Zoning dlstnct ThiS amendment IS clarifying In nature and does not change eXIsting HASP development mtensltles 2. Applicant Proposal: Objective Number 12 The maiii hOspital campus of Saillt Johli's : :ospita: aild : :ea:th Celite, sha:: be divided mto tiiO palce:s fv, jJulpOS6S of ca:CiJlatili9 i A~ ralce: A Lot 13, G:ock 3, O.~haid T.oct, PaiGe; 0 LOt5 4-29, Ti"a\;t ~JG 4813 Q'ld Luts 1 t 21 tiild 3, T.Cict 1Ir.1~ ~~~A Tl-._ .L~.I._1 _.-...___ r__,,___ _.r 1-....1-1.___ ....LL._ ____I- ~_______I _L_II __... I'tV IIV..... IIIC lVlClI ;:)'-!UClIC IUVlO~t;; VI IJUIIUIII~i:) VVll111I1 Celvll !JOI,,",CI i:)llelll IIVl e^ce~d the a::ov.;ab:e i A:1 fo, ~ach palce: An SJ Overlay is hereby established within the CP District in order to best implement the Saint John's Master Plan. All parcels located between 20th Street on the west, Arizona Avenue on the north, 23rd Street on the east, and Santa Monica Boulevard on the south, are included in the SJ-N - 35 - Overlay. All parcels bearing CP zoning and located between 20th Street on the west, Santa Monica Boulevard on the north, 23rd Street on the east and Broadway on the south, are included in the SJ-S Overlay. The development standards, including heights and floor areas, for the SJ- N Overlay shall be established In a Development Agreement between the City of Santa Monica and Saint John's, The development standards, including heights and floor area, for the SJ-S Overlay shall be established in a new South Campus Master Plan required by the Development Agreement between the City of Santa Monica and Saint John's. Staff Recommendation: ThiS amendment replaces the eXlstmg Objective that allows the main hospital faCIlity site on the North Campus to be diVided Into two parcels for purposes of calculating FAR With a new ObjectIve that creates an overlay district deSignation for the entire Samt John's project Site Within the SpeCific Plan area When Objective 12 was adopted the plan dId not enVISion a comprehensIve redevelopment of the Samt John's campus Instead, the Objective reflects the eXIsting configuration of bUildings and uses on the marn hospital campus, which functions essentially as two large parcels However, as proposed m the Development Agreement. Instead of controlling development size by FAR, a maximum floor area cap IS established for each development phase ThiS allows for greater fleXibility In the placement of bUildings and uses on the campus Without Increasing the floor area of development above that currently permitted Staff supports thiS HASP amendment 3. Applicant Proposal: Objective Number 21 All new development In the hospital area shall prOVide free employee parking to employees who commute in carpools or vanpools and a minimum one hour free VISitor parking Should (I) preferential parking eXist or be established In the area of the development, or (II) a traffic demand management program - 36 - approved by the City has been adopted by the development, then the free parking requirement shall not apply Any hospital employee who commutes in a vehicle with at least one other hospital employee shall qualify for free parking, Staff Recommendation: Staff concurs With these modifications which are Intended to reduce employee vehicle tripS 4. Applicant Proposal: ObjectIve Number 26 :i1 CidditiOil to its e;':isting pCiikiiig-reSOi.iiCeS SCiiiit Jolin's : lOSpitCi: Ciild : :ca:th ~__.&.__ _....._11 .......L._ z..~_ ~._____ ____..4--1_ ___I~.__ _______ .L_ ~I._.__..._ __..... _____1_.__ \J'Clll'Cl ;:)llall, VVILI III I IIV'C y'Cal;:), f-JI VV1U'C f-JOlI\.1I1~ ;:)...,av'C;;) lV 'C1Il1 III laL'C allY ...,al T'\1I1~ -I_.c:~.___... .....__. .....__-1 _.- "'1-_ 11____...._1 ^ ..__ C""'....._.....r:_ nl___ _z ....nnn t:'_______ _1-.-1. U'Cllvl'CllvY UI;:)vU;;);:)'CU III lIlv IIV;:)...,llCH r'\1'Ca '-'!-I'Cvlllv I lall VI Ii:1UU ,-,...,avc;:) ;:)11011 1-_ ___.u_i_-' .......L...._ ~n.n ~__.L _.r. LL~ 11__1...1- r'f.__.L__ ____.._ n~. __ L_~___ &on._ UC' tJlVVIUvU VVIlI III I ....VV Ie;"e;"l VI lilt;; IlcalLlI \Jvllle;"l valllf-JU;:) uy VI LJe;"IVlv liVe;" yeCiis of the CidCiptiOil of the : :ASf"', the : lea:th Ceiltei 5ha:: Si..ib iIi it dOCi.iilieiltatioil :hat defiCieilCicS hCi"v6 be6ii c:iiliiiiated Saint John's shall provide sufficient off.street parking by the year 2009 to meet the parking demands generated by the facilities on its campus. Failure to meet thiS objective shall be a consideration In City review of Health Center development applications Prior to construction of parkmg faCIlitIes In the HASP area, the follOWing Objective Will be met Objective Number 27 A plan for replacement of parking dIsplaced dunng construction penods and for adequate constructIon-vehIcle parkmg, may be reqUIred by the CIty pnor to Issuance of a bUilding permit Staff Recommendation: Staff concurs WIth thiS amendment as It ensures that Saint John's parking demand Will be met once the Phase 1 hospital reconstruction IS completed 5. Applicant Proposal: Objective Number 30 Owners of rental units In the hospital area shall rep:ac6 ...1____1._'-_-1 Ue;"IIIVII;:)IIe;"U ..-....- UllIl;:) - 37 - pUi5uaiit to comply with relevant requirements of City and State law before demolishing those units, including the payment of any relocation benefits to which the displaced residents are entitled. Staff Recommendation: Staff supports this amendment as It ensures compliance with applicable regulations prior to demolition of residential rental units 6" Applicant Proposal: Objective Number 33 ReSidential development shall be subject to the requirements of the City Zoning Ordinance (or any applicable Development Agreement) and relevant requirements of this Plan Staff Recommendation: Staff supports thIs amendment as It clarifIes that projects subject to a Development Agreement must comply with the terms of that agreement 7, Applicant Proposal: Objective Number 34 Development In the hospital area shall be compatible with abutting uses through (a) physical location and placement of proposed structures on a project SIte and (b) the location of proposed uses within the project Staff Recommendation: Staff supports this amendment as It provides additional gUidance to ensure compatibIlity between the hospital and adjacent uses 8, Applicant Proposal: Objective Number 36 Unless a development agreement provides otherwise, any properties In the - 38 - CP Dlstnct that are currently devoted to reSidential use shall not be redeveloped unless the eXiting reSidential units are replaced on- or off-site or are relocated elsewhere m the City Staff Recommendation: Staff supports this amendment as It clarifies that projects subject to a Development Agreement must comply with the terms of that agreement 9. Applicant Proposal: Objective Number 40 Heatmg and coolmg systems In new development should be designed consistent with City of Santa MOnica Sustainable City Goals. Staff Recommendation: Staff concurs with this modification as It ensures compliance with the applicable Sustainable City Goals at the time a project IS proposed 10. Applicant Proposal: Objective Number 61 Consistent with Its Master Plan the terms of its Development Agreement, Saint John's Hospital and Health Center shall maintain the North Lawn and the ceiitia: upeii aii Cui.ilt yaid Entry Plaza as long as the Hospital and Health Center remams In operation Staff Recommendation: Staff supports thiS amendment as It ensures the retention and maintenance of the major open space elements located on the North Campus 11. Applicant Proposal: Objective Number 63 Ensure that structures are deSigned and constructed to be earthquake safe according to the Uniform BUilding Code and other related bUlldmg and safety codes as adopted by the City or State - 39 - Staff Recommendation: This amendment to reference State regulations IS necessary Since OSHPD, rather than the City, has approval authority on bUilding plans for hospital facIlities Staff supports thIs modlfrcatlon 12. Applicant Proposal: ObJective Number 77 Relevant uses shall comply With 1) the California Department of Health ServIces Code, Title 17, Callforma Radiation Control Regulation, 2) Chapter 3- 5.16, Section 53B2 5.16.030. of the Santa Monica Municipal Code, ToxIc Chemical Disclosure, and 3) Section 25503 5 of Chapter 6 95 of the State Health and Safety Code, Hazardous Material's section Staff Recommendation: Staff supports this amendment which updates the applicable City code section CEQA ANALYSIS An Environmental Impact Report (EIR)/Envlronmental Assessment (EA) was prepared for this project Since the Federal Emergency Management Agency (FEMA) has discretionary approval of federal funding for Phase I of this project, an EA was prepared for this project phase to satisfy federal envIronmental review requirements Although a jomt document was prepared, the CIty only takes actIon on the EIR Therefore, only the EIR IS referenced In this staff report Caples of the Draft EIR were dIstributed to the City Council at the beginning of the 45 day public review period, which closed on October 20, 1997 A total of 20 comment letters were received These comment letters. as well as the response to comments. are Included In the Final EIR (Attachment L) One comment letter from the City's - 40 - Transportation Department was submitted after the close of the comment period (Attachment H) This comment letter addresses the potential Impact of Increase transit ridership Specifically, the Transportation Department IS concerned that, given the mItIgatIon measures proposed to enhance transIt access, such as Improved transIt stops and transIt Subsidies, ndershlp could Increase beyond that estimated In the EIR This would result In a greater demand on transit service Additionally, with the hospital's shift to Increased outpatient service, the Transportation Department believes this could result In Increased demand for seniors and disabled persons to use the Clty- funded dlal-a-nde system to access the hospital Finally, the addition of a new traffiC signal at the Hospital entry could slow transit vehicles on Santa Monica Boulevard However, Since Santa MOnica Boulevard has been Identified by the Metropolitan Transit Authonty as a pOSSible transit pnorlty COrridor. It may be appropriate to require Samt John's to fund the cost of speCial Signalization equipment that may be necessary to Improve transit flow The City CounCil should determIne If the Development Agreement should address thIs potentral Impact Since the Final EIR Identifies a number of Impacts that cannot be mitigated. It IS recommended that the City CounCil adopt a Statement of Overndlng ConSiderations In addition to certification of the EIR Since the project IS a phased development. the EIR evaluates the potential Impacts for Phase I With an antiCipated completion date of 2005. and analyzes Phase II assummg all construction associated WIth both Phases Will be completed by 2027, reflecting the Development Agreement's onglnally proposed 30 year vested rights term For Phase I, Impacts were IdentIfied In the areas of RIsk of Upset/Human Health, Recreation. - 41 - Aesthetics, and Cultural Resources However, with the recommended mitigation measures, these Impacts would be reduced to below a significant level For Phase II. significant Impacts were Identified In the areas of Light and Glare, Risk of Upset/Human Health, Public ServIces and UtIlItIes, AesthetICS, and Cultural Resources WIth adoption of the recommended mitigation measures, the EIR determined that these Impacts could also be reduced to below a significant level However, the following analyzed Impact areas were found to have Significant adverse Impacts that could not be mitIgated Land Use Land Use was Identified as a Significant Impact for both Phase I and Phase II of the project The Phase I analysIs determmed that the Impacts associated with the reVISion of LUCE Polley 1 62 combined with the addition of a new LUGE policy that would establish more Intensive development standards In the SJ Overlay of the HASP would be SIgnificant Also Identified as Significant were a number of new HASP objectives that would allow Increased bUilding height and floor area In the SJ Overlay area However, as previously discussed m the analYSIS of the proposed General Plan amendments, the applicant has SIgnificantly revised and reduced the number of LUCE and HASP amendments requested Specifically, the proposed LUCE policy and HASP objectives that would have permitted Increased development have been eliminated In addition, the proposed amendment to HASP Objective 36 has been revised to retain the eXisting requirement regarding replacement of reSidential units, unless a project IS otherwise governed by a Development Agreement In addItIon, Saint John's has agreed In - 42 - Development Agreement Section 3 143 to provide replacement housing If the 10 eXisting on-sIte umts are demolished or pay an In lieu fee Although the EIR Identifies the proposed amendment to Objective 30 as a potential Impact, staff believes that the proposed language reqUIring compliance with relevant CIty or State reqUIrements when demolishing rental umts, including payment of relocation benefits, mitigates any antIcipated Impacts Finally, the proposed HASP objectives to allow for the construction of pedestrian bridges have been eliminated Based on these reVISions, Planning staff believes the unmltlgatable Phase I Land Use Impacts have been eliminated The Phase II Land Use analysIs Identified the constructIon of pedestnan overpasses above Santa MOnica Boulevard as a significant Impact that cannot be mitigated These overpasses would remove pedestnan activity from Santa Monica Boulevard, disrupt the streetscape character, and conflict with the City's goals to create more pedestrian friendly environments Samt John's, therefore, has removed the proposal to allow pedestrran brrdges from the Development Agreement, elIminating the Phase II Land Use Impacts Transportation and Circulation Transportation and Circulation was Identified as a sIgnificant Impact for both Phase 1 and Phase II of the proJect A total of 47 key mtersectlons were chosen for analysIs These intersections represent locations anticipated to expenence a significant traffic Increase due to the proposed project The study Intersections are within the City of Santa MonIca, however, several mtersectlons are partially wlthm Caltrans' junsdlctJon - 43 - since they Include freeway on- or off-ramps EXisting traffic counts from the 1995 Santa Monica Master Environmental Assessment (MEA) were used for all mtersectlons A complete list of study intersectIons IS contained In EIR Table 5 8-1 Consistent WIth City of Santa Monica gUldelmes for EIR traffic Impact analYSIS, traffiC operatmg conditions were analyzed uSing IntersectIon delay-based methodology ThiS methodology IS known as the "Highway Capacity Manual (HCM) 1985 Delay Based Methodology" The HCM method utIlizes average vehicle delay attributed to the proJect as the standard by which a sIgnificant Impact IS determined for a signalized mtersectlon With a level of service (LOS) of E or better If an IntersectIon IS already operating at LOS F I any Increase In the volume/capacity ratio IS considered a slgmficant Impact A list of the LOS designation definitions IS contained In EIR Table 5 8-2, a summary of the City's slgmflcant Impact cnterla IS contained In EIR Table 5 8-4 The Phase I EIR analYSIS determIned that seven intersections are forecast to be s/gmf/cantly Impacted dunng the AM peak hour and seven IntersectIons are forecast to be significantly Impacted dUring the PM peak hour These Intersections are 20th Street/Wllshlre Boulevard (PM) 20th Street/Colorado Avenue (AM/PM) 23rd Street/Ocean Park Boulevard (PM) Cloverfield Boulevard/Colorado Avenue (AM) Cloverfield Boulevard/I-10 WB off-ramp (AM/PM) Cloverfield BoulevardNlrglma Avenue (AM) Cloverfield Boulevard/Ocean Park Boulevard (AM/PM) 26th Street/Santa MOnica Boulevard (AM/PM) Centlnela Aven uelWllsh Ire Boulevard (PM) - 44 - However, after preparation of the Final EIR, It was determined that the mitigation measure proposed for the intersection of Cloverfleld Boulevard/Colorado Avenue should have been Included In the future base conditions as a mltrgatron measure previously required for the Water Garden development Additional traffic analysIs determined that, If thIs mItigation measure had been properly reflected In the EIR, the proposed Phase I proJect would not have been shown to have an Impact at this location and no mitigation measure IS required With the mcluslon of the remaining mitigation measures recommended on pages 314- 315 of the EIR, the number of Impacted intersectIons would be reduced to two dUring the AM peak hour and two dUring the PM peak hour These intersections are Santa MOnica Boulevard/26th Street (AM) Cloverfield Boulevard/Ocean Park Boulevard (PM) Cloverfield Boulevard/I-10 WB (AM/PM) AI! recommended mitigatIon measures would Involve restnplng to prOVide dedicated nght or left turn lanes or operational modifications No street wldenlngs are proposed However, the recommended mitigation measure to Improve the operation of the CloverfieldNlrglnla Avenue Intersection by adding a westbound left turn lane would reqUire parking to be prohibited on both Sides of Virginia Avenue, a reSidential street The EIR determined that this would have secondary Impacts on the character of Virginia Avenue Staff does not recommend InclUSion of this mItigation measure In the Development Agreement, therefore, this intersection would remain sIgnificantly Impacted dunng the AM peak hour - 45 - Additionally, the Planning CommIssion expressed concern regarding the Inclusion of mltlgatlon measures that add nght-turn only lanes to Improve traffic operation The Commission stated that this type of traffic modification can Impact pedestrian safety and result In reduced pedestrian actIvIty As a result, the CommISSIon recommended that the nght-turn only mitigatIon measure for the IntersectIons of 20th StreetlWilshlre Boulevard (pm), Centlnela Avenue {east)/Wllshlre Boulevard (pm), Santa MOnica Boulevard/26th Street (am/pm), and Cloverfleld Boulevard/Ocean Park Boulevard (am/pm) be reevaluated prior to Implementation to ensure the mitIgation IS consIstent with the City'S Circulation Element policies Additionally, both the CentlnelalWllshire mitigation measure and the Santa Monica/26th Street mitigation measure would result in the loss of street parking spaces on WilshIre and Santa MOnica Boulevards Although some on-street parking spaces would remain on both streets, and eXisting adJacent businesses have on-site parking, the Planning Commission believed that these mitigation measures should be reevaluated after the Phase I project IS completed to determine If the mitigatIons are stili necessary Therefore, a Statement of Overriding Considerations IS needed The Phase II EIR forecast for the proposed project determined that 37 of the 47 analyzed Intersections would be signifIcantly Impacted dUring both the AM and PM peak hours EI R Table 5 8-15 Identifies the Impacted mtersectlons Due to the project's proposed 30 year term, the EIR determmed that It IS not feasible to develop accurate forecasts for that length of time Therefore, the EIR recommends that the 2027 projected traffIC and combIned Impacts of Phase I and Phase II should be consIdered - 4,6 - as order-of-magmtude forecasts only and not used to determine specific Phase II mitigation measures Instead, additional traffic analysIs should be conducted at the time a Phase II bUilding IS proposed In order to Identify the appropnate mitigation measures ThIs IS consIstent wIth the proposed Development Agreement whIch requires that additional environmental analysIs be conducted and separate mitigation measures be developed for each Phase II bUIlding A Statement of Overriding ConsideratIons would be required to approve Phase I and Phase II as proposed Staff believes the hospital development IS justlfled as Phase I IS the replacement of eXisting critIcal care facilities that are of substantial benefit to the commumty Phase II IS the expansion and enhancement of uses associated with a nonprofit health care faCility, thIs development ensures the continued provIsIon of community health services In the next century Further, since additional environmental review will be required for each Phase II bUIlding, speCIfic mitigation measures will be recommended to more directly address IdentifIed Impacts Construction Effects Construction Effects were Identified as a Significant Impact for both Phase I and Phase II of the project Impacts Identified Include Increased truck traffic In the proJect area, disruption of sidewalk and roadway use, air pollutant Increases, intermittent nOIse Increases, and Increased stormwater pollution Although the recommended mitigation measures for both Phase I and Phase II of the proJect would eliminate most of the antICipated constructIon Impacts, the construction related aIr pollutIon and nOIse - 47 - Increases would Impact adJacent reSidential uses Although this IS a short-term Impact that IS tied to the length of construction activIties, It IS significant and cannot be mitigated A Statement of Overndlng Considerations would be required to approve Phase I and Phase II of the project Staff believes this action would be justified as the short term Impacts of construction would be outweighed by the benefit of a non-profit hospital that provides extensive services to the community Neighborhood Effects Neighborhood Effects were Identified as a significant Impact for both Phase I and Phase II of the proJect For Phase I, the EIR determined that the cumulative effects of relocating the Emergency Room to Arrzona Avenue would be a sIgnifIcant neighborhood Impact that cannot be mItigated Although the total peak hour vehicle tripS associated with the Emergency Room IS projected to be minimal (6 tripS dUring the AM peak hour and 12 tripS dUring the PM peak hour), and the nOIse Impact from ambulance Sirens would be limited and mtermlttent, the Introduction of a 24 hour activity on a largely residential street could be disruptive to the residential character A Statement of Overriding Considerations would be reqUired to approve the Arizona Avenue Emergency Room location Given the Critical function of thiS hospital component and that other options studied were found to be phYSically or operationally InfeaSible, staff believes a Statement of Overriding Considerations IS appropriate The Phase II Neighborhood Effect significant Impact related to the construction of pedestrian bndges across Santa Monica Boulevard Since these elements have been removed from the project. the Phase II Neighborhood Effects Impact has been - ~8 - ehmlnated Air Quality AIr QualIty was IdentIfIed as a slgnrficant Impact for Phase II of the project Due to the proJect Size, operational emiSSions, which Includes both stationary (on-site) emissions from natural gas and electriCity consumption, as well as vehicular emiSSions, would exceed recommended levels. despite the recommended mitigation measures Only the Reduced Project Alternative, which sIgnifIcantly reduced the amount of hospltallhealth care uses provided, eliminates stationary emiSSions, vehicular emiSSIons are significant under all the alternatives studied A Statement of Overriding ConSiderations would be required to approve Phase II of the project as proposed Staff believes thiS IS justified as the Phase 11 project IS Integral to the hospital redevelopment and ensures the continuation of health care and related commumty service programs In the City Recreation Recreation was Identified as a significant Impact for Phase II of the project Phase 11 would result In an mcrease of approximately 2600 employees on the proJect site Current studies Indicate that the workmg population Impacts the City's recreation faCIlities by usmg these resources before and after work as well as dUring the day Due to thiS known Impact, the Phase II employment Increase IS anticipated to Impact the City parks system In addition, although the proJect IS subject to the City's HOUSing and Parks Mitigation Fee Program, thiS fee calculation IS based upon the square footage of offIce or medIcal offIce constructed SJnce only 50,000 square feet of Phase " IS - 49 - devoted to medical office development. the fees generated by Phase II would not approach the need for parkland In addition, no open space areas are currently proposed on the proJect South Campus, therefore, It cannot be determined If anticIpated open space needs may be satIsfied on the project sIte A Statement of Overriding Considerations would be required to approve Phase II of the proJect as proposed Staff believes that the on-going community service programs provided by the hospital, and recommended standards for inclusion m the Development Agreement, combined with the Development Agreement's reqUirement for additional environmental review for each Phase II bUilding to determine specIfic mitigation measures, and the preparation of a South Campus Master Plan that will Identify open space areas, gives justification for a Statement of Overriding Considerations Shade and Shadows Although the EIR analYSIS determined that the shade and shadow Impacts IdentIfied for both project phases could be mrtrgated through compliance With CP zOning dlstnct height and step back requirements. Planning staff does not recommend adoption of this mitigation measure As proposed, the Phase I hospital reconstruction would result In a Significant shadow Impact on 23rd Street dUring the afternoon hours of the winter months Since the project compiles With the ZOning Ordmance step back requirements for bUlldmgs above 30 feet In height, the only option to reduce shadow Impacts would be to reduce the Inpatient SUites bUilding height However, reducmg the InpatIent SUites bUlldmg height would necessitate a reduction m the North Lawn open space In order for Saint John's to construct suffiCIent square footage for inpatient hospital care - 50 - Planning staff believes the North Lawn IS a significant community amenity that outweighs the antIcipated shadow Impacts along 23rd Street For Phase II bUildings, setbacks and massmg will be evaluated as Individual bUildings are proposed Therefore, the City wIll have the opportunity dunng the Development RevIew process to Impose stepback or height modifications to reduce shadow Impacts on adJacent uses Based on these reasons, staff believes a Statement of Overriding Considerations IS justified Police Services Due to the square footage of development proposed for the Phase II proJect, the EI R analysIs determined that police services In the City would be Impacted The EIR recommended that Saint John's be responsible for costs associated with the addition of one polIce officer and assocIated eqUIpment However, gIven the development term length and that Individual Phase II bUlldmgs Will be subject to additional environmental review, staff believes thiS potential Impact should be reevaluated as individual bUildings are proposed In order to ensure the most effective mitigation, If any, IS Imposed A Statement of Overriding Considerations would be required to accept thiS Impact · Alternatives The EIR also considered SIX alternatives to the proposed project, as follows · No Project No demolition or new construction would occur · CP Zoning/HASP Alternative ProJect development would occur consistent With eXIsting CP zoning standards and HASP objectIves · Reduced ProJect Alternative Phase I IS Identical to the proposed proJect, Phase illS reduced to 464,000 sq ft - 51 - · Preservation of the Main Wing Alternative Phase I would preserve the eXisting Main Wing and convert It Into 88 senior housing Units In addition to constructing the same square footage of hospital facIlities as the proposed project · Accelerated Development Alternative ProJect bUild-out would occur within a 15 year, rather than a 30 year, term Therefore, Impacts are analyzed for the year 2012, Instead of 2027 · Hospital Alternative Only hospital uses would be developed Phase I would be developed consistent with the proposed proJect, Phase II would be limited to 381,500 sq ft of hospital uses, eliminating all hospital-related facIlities The EIR determined that the No ProJect alternative meets CEQA's requirement for Identification of the environmentally superior alternative The No ProJect alternative, however, does not satlsfy many of the key project obJectives, mcludlng reconstruction of the main hospital faCilities CEQA, therefore, reqUires Identification of another proJect alternative that would reduce or eliminate potential Impacts The EIR states that the HospItal Only alternatIve would best satIsfy thIS standard_ The analYSIS demonstrates that potential Impacts under thiS alternative would be Similar to or less than the proposed project and any of the alternatIves considered RENT CONTROL STATUS The project site IS commercial and exempt from Rent Control With the exception of the property located at 1417-1423 21 st Street, whIch contains 10 vacant rent controlled umts Pursuant to Development Agreement Exhibit K, the applicant shall secure a removal permit, an exemptIon determination, an approval of a vested nghts claim from the Rent Control Board, or have Withdrawn the rent controlled umts pursuant to the proVIsions of the Ellis Act prior to demolition of these Units - 52 - PUBLIC NOTIFICATION Pursuant to MUnicipal Code Section 9 04 20 20 080, Within 30 days after the subJect application was deemed complete. the applicant posted a sign on the property stating the following information Project case number, brief project description, name and telephone number of applicant, site address, date, time and location of public hearing, and the CIty Planmng DIvISIon phone number It IS the applIcant's responslblhty to update the hearing date If It IS changed after posting In addition, pursuant to MUnicipal Code Section 948 110, notice of the publiC hearing was mailed to all owners and reSidential and commercial tenants of property located Within a 500 foot radius of the project site and published In the Outlook at least ten consecutIve calendar days pnor to tile heanng A copy of the notIce IS contamed In Attachment B In conJunction With the EIR preparation, a public scoplng meeting was held on February 1, 1997 In addition, the developer has held a total of nine neighborhood meetings on the proposed project, as follows March 19, 1997 Development Agreement Working Group Meeting (Development Agreement Working Group consists of SIX self-selected project neighbors Meeting IS faCIlitated by members of the applicant team) Block Meeting With Site-adjacent neighbors reSiding on Anzona Development Agreement Working Group Meeting Block Meeting With Site-adjacent neighbors reSIding on 22nd and 23rd Streets Block Meeting With Site-adjacent neighbors resldmg on 19th Apnl12, 1997 Apnl 17, 1997 April 26, 1997 May 3, 1997 ~ 53 - November 22, 1997 and 20th Streets Slack Meeting with Phase [I adJacent neighbors residing on Schader Drive and 23rd Street Meeting with Geneva Towers residents Meeting with Amencan ASsociation of Retired Persons (AARP) Community Meeting July 12, 1997 July 16, 1997 October 4, 1997 BUDGET/FINANCIAL IMPACT The Development Agreement IS not expected to create any budget Impacts As part of Phase I development, the project Will contnbute $641,000 towards off-Site public works Improvements These funds Will be used by the City to perform a variety of Improvements such as curb and gutter removal and replacement, SIdewalk removal and replacement, new Intersection paving. construct wheelchair ramps, and Install new streetlights Phase I development Will be SUbJect to all applicable development and permIt fees and, In additIon, the appiJcant WIll fund all requIred envIronmental mitigations measures Phase 11 development Will be subJect to all processing and development fees In effect at the time specific projects are proposed Environmental revIew IS required for all future Phase II development, therefore, appropriate mitigations Will be determined at a later date - 54 - RECOMMENDA TION It IS recommended that the Council take the followmg actions 1 Certify the Final Environmental Impact Report evaluating the environmental Impacts of the proJect proposed In the Development Agreement and adopt a Statement of Overndlng ConsideratIOns 2 Adopt a Resolution amending the Land Use and Circulation Element and a Resolution amendmg the Land Use Element Policy Map 3 Adopt a Resolution amending the Hospital Area SpeCific Plan and a Resolution amendIng the HospItal Area SpeCIfic Plan map 4 Introduce for first reading an ordinance adopting the proposed Development Agreement, whIch Includes approval of the Phase I project plans DEVELOPMENT AGREEMENT FINDINGS 1 The proposed Development Agreement IS consistent with the obJectives, poliCies, general land uses and programs speCified In the general plan and any applIcable speCIfIC plan, In that the project IS consIstent WIth Land Use Element ObJective 1.13 which recognizes the Importance and value of hospitals to the community and acknowledges that hospitals need to expand to meet health care needs while mlnlmlzmg Impacts on surrounding residential neighborhoods and WIth HASP Objective 1 which requires that area development balance the need for medical facI/rtles whIle protecting resrdentlal uses As proposed, the Phase I project prOVides Significant open space amenities, Including the 41,300 square foot North Lawn and the 50.000 square foot Entry Plaza which are a substantial public benefit and serve to buffer surroundmg reSidential and commercial uses from the height and mass of the hospital faCIlity Further, while a maximum square footage limitation IS established for the Phase " project, Individual bUildings will reqUire further discretionary and environmental review to ensure bUlldmg placement, massing, and mIx of uses, as well as mItIgatIon measures are appropnate for the proJect Allowmg the Phase I and Phase II development to occur over a maximum 17 year term, together with the preparation of a Master Plan for the South Campus, Insures Saint John's ability to expand while protecting the Interests and needs of the surrounding reSidential neighborhood 2 The proposed Development Agreement IS compatible With the uses authOrized In the dlstnct In which the real property IS located, in that the subject property IS located In the Hospital SpeCifiC Plan Area which allows for a mix of hospital and medical related uses Uses surrounding the Saint John's Campus Include a - 55 - range of health care uses. such as medical Office, medical research, and convalescent care These uses are consIstent and compatible with the range of health care uses proposed In the Development Agreement Additionally, as recognized and provided for In the HASP, reSidential uses also surround the project site Phase I of the project IS desIgned to be compatIble with these uses through the Inclusion of the 41,300 square foot North Lawn and the 50,000 square foot Entry Plaza, both significant open space amenities that enhance the neighborhood and provide a transItIon between the hospItal and the residential neIghborhoods BUIldings proposed as part of Phase II WIll requIre IndiVIdual discretionary review to determine If the proposed uses and placement of uses IS appropnate for the site Additionally, the reqUirement to prepare a Master Plan for the South Campus Will further Insure that the proposed uses are compatible With the surrounding context 3 The proposed Development Agreement IS In conformity With the public necessity, public convenience, general welfare. and good land use practices, In that It Will allow for the reconstruction of eXisting hospital faCIlities In Phase I and the expansIon of hospItal and medIcal uses In Phase 1/ over a 17 year term, whIch Will ensure the continued proVISion of health services In the City The HASP Identifies the provIsion of health services as a valuable community-wide benefit that contnbutes to the quality of life In Santa Monica 4 The proposed Development Agreement Will not be detrimental to the health, safety and general welfare, In that It allows the development of uses that are consistent With the site's Institutional Land Use deSignation, which allows for hospital and hospital related uses Additionally, the proJect IS consistent With the purpose and Intent of the Hospital Area SpeCifiC Plan which IS to "mamtam the reSidential character of the neighborhoods Within the hospital area while allOWing expansion of medIcal and medically related uses that Will faCIlitate the prOVISion of high quality health care to Santa Monica residents" As reqUired by the Development Agreement, the Phase I project prOVIdes slgmficant open space amenitIes, Including the 41,300 square foot North Lawn and the 50,000 square foot Entry Plaza Further, as a health care faCIlity, Saint John's proVides a valuable community benefit which IS further enhanced by the Hospital's range of community service programs The requirement to prepare a Master Plan for the South Campus, combined With a maXimum Development Agreement term of 17 years Will Insure that the hospital expansion Will occur In a manner that IS senSitive to the character of the surroundmg neighborhood Although the Final EnVironmental Impact Report for the project Identifies Significant Impacts that cannot be mitigated In the areas of land use, traffic and Circulation, construction effects, neighborhood effects, recreatIon, and air quality, a non-profit hospital IS a valuable community resource that outweighs these Impacts 5 The proposed Development Agreement WIll not adversely affect the orderly development of the property. In that the Development Agreement faCIlitates the phased reconstruction of the essential North Campus hospital faCIlities, thereby - :;6 - ensuring that critical hospital functions will operate continuously throughout the construction term Additionally, the Development Agreement provides development parameters for the Phase II project by settmg a maximum square footage limitation for the proJect as well as square footage limitations for each permitted use Additionally, preparation of a Master Plan for the South Campus will proVide a framework for development of the hospItal site over the Development Agreement's 17 year vested fights term 6 The proposed Development Agreement Will have a positive fiscal Impact on the City, In that although Phase I of the proJect Will not result In a net Increase In annual tax revenue as the development IS replacement of eXisting hospital facIlities, Phase II would be subject to all standard City fees and taxes, including, but not limited to sales tax, utility tax, and parking tax The Environmental Impact Report estimates that Phase II would result In a tax revenue Increase to the City of approxImately $547,797 Prepared by Suzanne Frick, Director Karen Ginsberg, Ptannlng Manager Amanda Schachter. Senior Planner City Planning DIVISion Planning and Community Development Department Attachments A Development Agreement and Phase I Conformance B Notice of Public Hearing C RadiUS and Location Map D Resolution amending the Land Use and Circulation Element E Resolution amending the Land Use Element Policy Map F Resolution amending the Hospital Area SpeCific Plan Map Amendment G Resolution amending the Hospital Area SpeCific Plan Amendments H Correspondence I Resolution CertIfying the Final EIR J Resolution Adopting a Statement of Overriding conslderattons K SaInt John's Health Center Replacement Project Peer Review L Final EIR M Development Agreement N Phase I Plot Plan, Floor Plans and Elevations - 57 - f \p la n \sh a re \cou nCI!\strpt\stjSOC City Council Meeting 04-01-98 Santa MOnica, California RESOLUTION NO 9251 (City Council Senes) A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA MAKING THE CEQA FINDINGS NECESSARY TO APPROVE THE SAINT JOHN'S HEALTH CENTER DEVELOPMENT AGREEMENT, ADOPTING A STATEMENT OF OVERRIDING CONSIDERATIONS. AND ADOPTING A MITIGATION MONITORING PLAN WHEREAS, the City Council has certified an Environmental Impact Report for the Saint John's Health Center Development Agreement, NOW, THEREFORE. THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES HEREBY RESOLVE AS FOLLOWS SECTION 1 Consistent with Article VI, Section 12 of the City of Santa Monica CEQA GUidelines and Sections 15091 and 15092 of the State of California CEQA GUidelines, the City CouncIl finds that most Impacts resulting from the prOject can be reduced to an acceptable level More specifically, slgmficant environmental effects. as Identified In thiS SectIon below, can feaslblely be ehmmated or substantially reduced to below a level of slgmflcance Although, as detailed m Section 2, mitigations are recommended for the remaining unaVOIdable Significant effects In the areas of traffic, air quality, shade and shadows, neighborhood effects, construction. recreation, and police servIces, these Impacts cannot feaslbleJy be aVOIded or mItIgated to below a level of 1 significance Nevertheless. these unavoidable Impacts are found to be acceptable due to overriding conslderatlons as discussed In Section 6 (a) The final EIR determined that without mitigatIon. Phase Two of the project could have a potentially slgmflcant effect on earth resources Impacts related to selsmlclty- Induced hazards would be reduced to a level of insignificance. as the project would be constructed In accordance with the Uniform BUlldmg Code and the standards required by S B 1953 However. because the South Branch of the S I1ta MOnica fault may traverse the South Campus, there IS the potential that portions of Phase Two south of Santa Monica Boulevard may be subject to fault rupture Because the fault has not been located and the precise location of future uses In Phase Two IS not specified In the Development Agreement, the Impacts assocIated wIth the fault cannot be determined at thIS tIme and WIll be further evaluated dUring Development ReView of Phase Two bUlldmgs Consistent with Article VI. Section 12 of the City of Santa MOnica CEQA GUidelines and Section 15091 of the State CEQA GUidelines, the City CouncIl finds that the follOWing mitigation measures have been reqUIred In the project which will mitigate or reduce the Impact of the project on earth resources to below a level of sIgnificance (1) Concurrent With submIssion of a Development ReView application for any Phase Two bUilding, detailed geotechnical Investigations shall be submitted to the appropnate plan review and code enforcement agencies. Includ Ing the City of Santa MOnica, BUildIng and Safety DIvIsion. the Office of Statewide Health Planning and Development (OSHPD), and the State of California DIVISion of Mines and Geology (CDMG), for review and approval (2) Phase II development shall comply With all recommendations of the geotechnical Investigation, engineering geologist, and structural engineer. as approved by the CIty of Santa MOnica, BUIlding and Safety DIvIsIon. OSHPD, 2 and the CDMG (3) All critical Phase II structures shall comply wIth the reqUIrements of OSHPD and the CDMG (b) The final EIR determined that without mitigation. Phase Two of the proJect could result In significant Impacts to light and glare due to Increased glare. reflectiVity and nighttime Illumination of the site. which could Impact surrounding uses Consistent With Article IV. Section 12 of the City of Santa MOnica CEQA GUidelines and Section 15091 of the State CEQA GUidelines, the City CounCil finds that the follOWing mitigation measures have been required In the proJect which Will mitigate or red uce the Impact of the project on light and glare to below a level of slgmficance (1) Extenor lighting In Phase Two shall be deSigned to direct light and glare away from neighboring properties (2) To minimiZe excessive light and glare. bUIldIng exterrors shall utilize low reflectance materials Mirrored glass and other highly reflective bUilding matenals shall not be utilized on the exterior of the bUlldmgs (3) Saint John's shall submit exterior lighting plans for Phase Two to the City's Architectural ReView Board to ensure that spillover IlIummatlon to adJacent areas and direct vIewing of lIght sources have been appropriately minImized. (4) All outdoor lighting otherthan IdentIfication slgnage shall be directed from the perimeter of the property toward bUildIng entrances and parking areas utiliZing cut-off fixtures to prevent nighttIme IlluminatIon from spIlling onto properties and residentIal uses on-site (5) Illumination of exterior bUlldmg courts and COrridors shall be deSigned to minimize IntrUSive glare on residential bUildings and on adJacent land uses low level secunty lIghts shall be used along dnveway entrances 3 (6) Plant matenals. shade structures. and other architectural deSign features shall be used. where appropnate. to decrease reflectivity of landscape and light and glare toward adjacent land uses (c) The final EIR determined that without mitigation. Phase One and Phase Two of the project could result In significant Impacts to risk of upset due to the Increased use of chemicals and Increased hazardous waste generatIon on the proJect Site Consistent With Article VI. Sectton 12 of the City of Santa MOnica CEQA GUidelines and SectIon 15091 of the State CEQA GUidelines, the City Council finds that the following mitIgation measures have been reqUired m the proJect which will mitigate or reduce the Impact of the proJect on risk of upset to below a level of significance Phase One (1) To determine the present condlt!on of asbestos contaIning materials ('ACMs") In the eXIsting faCility, Samt John's shall update the asbestos survey previously conducted for Saint John's (March. 1986) These ACMs shall be properly removed prior to demolition and/or renovation activities Saint John's shall follow mandated procedures for asbestos removal under State law A copy of the evaluation shall be provIded to the City pnor to demolition of eXisting Improvements Phase Two (1) Pnorto Issuance of a demolition permit for each bUilding In Phase Two, Saint John's shall conduct an asbestos survey for that bUlldmg to Identify and quantify the amount of ACMs In the eXisting structure These ACMs shall be property removed prior to the bUlldmg's demolition (2) Saint John's shall follow mandated procedures for asbestos removal under State law (d) The final EIR determined that Without mitigatIon, the Phase One and Phase Two project could result In Significant Impacts to parking due to Increased parking demand on 4 the project site Consistent wIth Article VI, Section 12 of the City of Santa MOnica CEQA GUidelines and Section 15091 of the State CEQA GUidelines. the City Council finds that the following mitigation measure for both Phase One and Phase Two has been required In the proJect which will mitigate or reduce the Impact of the project on parking to below a level of significance ThiS mitigation measure was found to adequately address the projecfs parking demand A second mitigation measure proposed by the EIR IS not feasible and has not been required In the project since It would be unenforceable. would not further reduce anticipated Impacts, and the Imposed mitigation measure adequately addresses the project's parking demand by reducing the Impacts below a level of significance (1) A parking management plan shall be developed and Implemented to assist VIsitors In finding vacant available spaces In the garage ThIS could Include an automated trackmg system or attendant parking program or other mechanism whIch would reduce VIsItors' need to search for a vacant space at peak times Saint John's shall submit the parking plan to the CIty for review and approval. mdlcatlng the allocation of spaces to user groups (If areas within the garage/lots are to be reserved), location of tIcket dispensers, gates. automatic card readers. cashier booths, plans for valet service (If applicable), short-term drop-off/plck-up areas, locations of/and assignment of any tandem spaces, and other applicable elements of the parking operations plan, Including fees by user group A contmgency plan shall also be proVided as to how the applicant would handle peak demand time periods. If the garage becomes full (e g , valet operators would be available to stack cars In aisles, or VISitors would be turned away by a "Garage Full" sign) The management plan shall also Include plans to encourage staff/employee parking to be located In the most remote spaces In the garage or lots, so as to maXimize the availability of convenient VISitor parking (e) The final EIR determined that Without mitigation, Phase Two of the proJect could result In Significant Impacts to Fire Department Services BUild-out of Phase Two would reqUIre an additional 72 firefighters However, With adequate Internal detection, 5 suppression and life safety systems. fire protection and emergency services would be adequate for the project Consistent with ArtIcle VI, Section 12 of the City of Santa MOnica CEQA GUidelines and Section 15091 of the State CEQA GUidelines. the City Council finds that the follOWing mitigation measures have been required In the prOject which will mitigate or reduce the Impact of the proJect on Fire Department ServIces to below a level of Significance (1) Dunng the plan check phase for each Phase Two bUilding, construction plans shall be submitted to the agency (or agencies) With JUriSdiction over fire safety Issues ( e g City Fire Department, State Fire Marshall, OSHPD Fire Marshall) for approval The project shall be required to meet all the applicable codes. Including street Width, water supply. and alarm systems (2) Surrounding streets shall be kept clear and unobstructed dunng the demolition and constructIon of Phase Two bUildings. except as approved by the Planmng Director All construction equipment and materials shall be kept on the project site to aVOid obstruction of traffic Circulation, especially dunng traffic peak hours (3) As reqUired by the City of Santa MOnica Fire Department. access for fire eqUipment shall be maintained dUring Phase Two construction (4) Saint John's shall proVide adequate training to their staff to ensure awareness of changing conditions (5) Saint John's shall exercise precautions necessary to ensure that a fire does not start dunng "hot cutting" operations In demolition of eXisting structures for Phase Two development (6) DUring Phase Two demolition and construction, adequate water supplies must be Identified and Immediately available for fire protection (f) The final EIR determined that Without mitigation, Phase Two of the project could result In Significant Impacts to water services ThiS portion of the project would have a net Increase In water consumptIon of 168,048 gallons per day ,or 54 93 million gallons per day 6 Consistent Article VI. Section 12 of the City of Santa Monica CEQA GUidelines and with Section 15091 of the State CEQA GUldelmes, the CIty CouncIl finds that the followmg mitigation measures have been reqUired In the proJect which will mitigate or reduce the Impact of the proJect on water services to below a level of significance (1) To reduce excessive water consumption due to loss by evaporation. automatic sprinklers for Phase Two shall be set to water landscapmg dUring evening and early morning hours (2) Phase Two shall be subject to all of the City's water conservation ordinances requiring installation of water efficIent plumbmg fIxtures and landscape regulations ThiS reqUirement shall not apply to Hospital bUlldmgs to the extent It conflicts With OSHPD requirements (3) Saint John's shall submit ItS development plans for each Phase Two building to the Water DIVISion of the City of Santa Monica to determine any additional Infrastructure reasonably related to adverse Impacts caused by the Phase Two development then bemg approved that IS required on- and off-Site (4) Prior to Issuance of a bUlldmg permit for Phase Two development. hydrant flow testrng of all hydrants In the project area shall be done to determrne If the waterline can meet the necessary fire flow Also, hydraulic pipe modeling may be reqUired to evaluate Impacts on the water system Additionally. Samt John's may be reqUired to pay ItS proportionate share of the cost to Install a waterline In Santa MOnica Boulevard. dependmg on the project flow and service requirements (5) Water-saving flush valves shall be proVided for tOIlet fixtures (6) Plumbing fixtures shall be selected which reduce potential water loss from leakage due to excessive wear of washers (7) EffiCient Irrigation systems shall be Installed to minimiZe runoff and evaporation and maXImize the proportion of water available for use by plant materials In landscaped areas (8) Drinking fountaIns shall be eqUipped With self-closing values (9) Water conserving landscaping utIliZing drip Irrigation and appropriate mulching to retain SOil mOisture to the SOIl shall be used In all common areas and encouraged elsewhere Within the proJect 7 (10) If available to the site, reclaimed water shall be utIlized as a source to Irrigate large landscaped areas (11) Drought-tolerant. low water consuming plant varieties shall be used on-site to reduce IrrigatIon water consumption (12) Saint John's shall pay water demand mitigation fees to the City to the extent reasonably related to adverse Impacts caused by the Phase Two development then being approved, net ofthe decrease In water consumption attributable to Phase One as well as the elimination of uses In Phase Two (g) The final EIR determined that Without mitigation. Phase One and Phase Two of the project could result In slgmflcant Impacts to storm and sanitary sewers While Phase One would not Increase wastewater generation or Increase Impervious surfaces on the project site. the City's Urban Pollution Control Ordinance reqUires excess runoff to be detained on site Phase Two would Increase the site's wastewater generation by approximately 5247 million gallons per year Consistent With Article VI, Section 12 of the City of Santa Monica CEQA GUidelines Section 15091 of the State CEQA GUidelines, the City CounCil finds that the follOWing mitigation measures have been reqUired In the project which Will mitigate or reduce the Impact of the project on storm and sanitary sewers to below a level of Significance Phase One (1) Saint John's shall provide a storage system for the on-site retentron of up to 3.947 cubiC feet of runoff, as defined In the Urban Runoff Mitigation Plan To the extent possible, the detained stormwater Will be dlstnbuted to landscaped areas, With any remainder eventually released Into the eXisting City storm drain connections All detained runoff, released Into the City's faCilities, Will be released after passage of the system's peak flow (2) Saint John's Will Implement Best Management Practices (8MP) on-site to Improve the quality of runoff In Phase One MitigatIon measures anticipated for thiS site Include potential physical Improvements such as an on- or off-Site 8 stormwater filtering system. the design and Implementation of natural blofllters such as grass swales and landscape areas, and certain key non- physical strategIes such as good housekeepmg practIces (3) A stormwater filtering system subJect to the approval of the City's Environmental and Public Works Management Department shall be mstalled for large paved areas to reduce runoff contaminated by vehicle 011 and debris from entering the storm drain system (4) Dram mlets at or adjacent to the site shall be constructed WIth 011, debns. and silt traps to reduce the level of pollutants such as 011, debriS and Slit m stormwater after runoff Those traps shall be cleaned of debns at a minimum on an annual basIs (5) Saint John's shall comply With the reqUirements of an NPDES permIt for storm water discharge and With gUidance and poliCies of the Regional Water Quality Control Board. EPA, and local agencies (6) The project shall be bUilt In conformance With the City'S Urban Runoff Pollution Ordinances Phase II (1) Saint John's shall proVide a storage system In Phase Two for the on-site retentIon of up to twenty percent of the average runoff otherwIse projected, as defined In the Urban Runoff Mitigation Plan ThiS runoff shall be calculated upon the approval of each mdlvldual bUilding In Phase Two To the extent pOSSible, the detained stormwater Will be distributed to landscaped areas, With any remainder eventually released Into the eXlstmg City storm drain connections All detained runoff, released Into the City'S faCilities, Will be released after passage of the system's peak flow (2) Samt John's Will Implement Best Management Practices (BMP) on-site to Improve the quality of runoff In Phase One MItigatIon measures anticipated for thiS site mclude potential physIcal Improvements such as an on- or off-Site stormwater filtenng system, the deSIgn and ImplementatIon of natural blofllters such as grass swales and landscape areas. and certam key non- phYSical strategies such as good housekeepmg practices (3) A stormwater filtering system subJect to the approval of the City's EnVironmental and Public Works Management Department shall be Installed for large paved areas to reduce runoff contaminated by vehicle 011 and debriS from entenng the storm drain system (4) Drain mlets at or adjacent to the site shall be constructed With 011, debriS, and 9 silt traps to reduce the level of pollutants such as 011, debris and silt rn stormwater after runoff Those traps shall be cleaned of debris at a minimum on an annual bas1s (5) Phase Two shall comply With the requirements of an NPDES permit for storm water discharge and With gUidance and poliCIes of the Regional Water Qualify Control Board, EPA. and local agencies (6) Phase Two shall be bUilt In conformance With the Clty's Urban Runoff Pollution Ordinances (7) Documentation shall be provided to EPWM certifying that eXlstmg Santa MOnica occupancies With tOilets Installed prior to 1978 have been retrofitted With ultra low-flow tOilets. such that the development of the proJect will not result In a net Increase In wastewater flows after accounting for the Phase One net decrease as well as eXlstrng conditions for Phase Two Flow from eXisting occupancies which WIll be removed as part of the new development may be deducted from the flow attributed to the new development Flow calculations for the ProJect shall conform to gUIdelines developed by EPWM (8) Prior to Phase Two development. a flow analYSIS must be performed on all stormwater lines In the project area to determine the available capacIty for the proJect If capacity IS not available In the eXisting stormwater system. Samt John's Will be required to pay the cost to upgrade the system In the project area to handle the additional project related flow to meet minimum City deSign standards However, If the City determines that It IS necessary to upgrade the eXlstmg stormwater line capacity to a hIgher deSign standard. Saint John's shall only be responsible for Its pro-rata share of thiS upgrade (9) Prior to Phase Two development, a flow analYSIS must be performed on all sewer Imes In the proJect area to determine the available capacity for the proJect If capacity IS not available In the eXIsting sewer system. Samt John's Will be reqUired to pay the cost to upgrade the system In the project area to handle the additional proJect related flow to meet minimum City deSign standards However, If the City determines that It IS necessary to upgrade the eXIsting sewer line capacity to a higher deSign standard, Saint John's shall only be responsIble for ItS pro-rata share of thiS upgrade (10) Saint John's shall be reqUired to pay sewer capital faCIlity expansion fees, net of the decrease m sewer usage attnbutable to Phase One as well as the elimination of uses In Phase Two 10 (h) The final EIR determined that without mItigation. Phase Two of the project could result In significant Impacts to solid waste Phase II would result In a net Increase In solId waste generatIon of 706 62 tons per year as compared to eXlstmg development on the site Consistent with Article VI, Section 12 of the City of Santa Monica CEQA GUidelines and Section 15091 of the State cEQA GUidelines. the City Council finds that the followmg mitigation measures have been required In the project which will mitigate or reduce the Impact of the project on solid waste to below a level of significance (1) Prior to Issuance by the City of a certIfIcate of occupancy for the first bUIldIng In each stage of Phase Two (or If the first bUlldmg m a particular stage IS a Hospital BUilding for which approval IS received from aSH PO pursuant to the OSHPD Regulations, then pnorto occupancy of that Hospital BUilding), Saint John's shall submit a recyclmg plan to EPWM for approval The recycling plan shall Include (a) lists of materials such as white paper, computer paper. metal cans, and glass recycled, (b) location of recycling bins, (c) deSignated recycling coordmator. (d) the nature and extent of Internal and external pick- up servIces. (e) pIck-up schedule, and (f) a plan to mform tenants/occupants of recycling services (2) Information shall be proVided to reSidents and employees of the project about the recychng services In the area Buy back centers and possible markets for recyclables In the area shall be Identified Recycling glass. metal, paper. cardboard, and other matenals to the maximum extent feasible shall be suggested to reSidents and bUSiness (3) Saint John's shall proVide adequate space In Phase Two development to satisfy City specificatIons for on-site trash and recyclable collectIon/separatIon When submIttIng plans for Phase Two development to the Architectural ReView Board, Saint John's shall pay particular attention to the screening of such areas and equIpment (I) The final EIR determined that Without mitigation. Phase One of the project could result In slgmficant Impacts to aesthetiCS Construction of Phase One would result m the loss of mature trees on the hospital's North Lawn Consistent With Article VI. Section 12 of the City of Santa MonIca CEQA GUIdelines and SectIon 15091 of the State CEQA 1:" GUidelines, the City Council finds that the follOWing mitigation measures have been required In the project which Will mitigate or reduce the Impact of the project on aesthetics to below a level of significance (1) Any street trees to be removed shall be feplaced on a one-to-one basIs The Size, location, and type of replacement trees Will be subject to the approval of the City'S Community and Cultural Services Department (2) All tree transplantation shall be performed by a qualified arborlst. landscape architect, or tree expert, to the City'S satisfaction Trees that are to be reused on-Site shall be boxed In appropriately-sized containers and temporarily relocated to protect them from physical InJury (3) Paving matenals. as approved by the CIty for the pedestnan/vehlcular COrridors, shall be of materials, color, and design to clearly denote the separation. merging, and/or intersection of pedestnan and vehicular traffIC (4) A landscaping plan shall be prepared, Including a street tree plan, by a licensed California landscape architect All landscaped areas shall be maintained In a first class condition at all times Any plants that die shall be replaced on a one for one baSIS. (5) The proposed water feature to be located at the new entrance on Santa MOnica Boulevard shall be deSigned to be aesthetically attractIve and to meet the project objectives for appropnate urban design. enhanced entnes to the campus. preservation of open space, and Implementation of resource conservation (J) The final EIR determined that Without mitigation, Phase One and Phase Two of the project could result In SIgnificant Impacts to cultural resources due to excavation dUring construction Consistent With Article VI, SectIOn 12 of the City of Santa MOnica CEQA GUidelines and Section 15091 of the State CEQA GUIdelines, the City CounCil finds that the follOWing mItigation measures have been reqUired In the project which Will mitigate Of reduce the Impact of the proJect on cultural resources to below a level of Significance :"2 Phase One (1) If human remains of native American onglns are encountered dUring development, project constructIon shall be ImmedIately suspended. and the county Coroners office and the Native Amencan Heritage Commission shall be contacted to determine necessary procedures for protection and preservation of remainS, Including rebUrial at Saint John's expense (2) In the event that cultural/archaeological resources are encountered on the proJect site dUring the course of construction, all earthmOVing actlvlty In the area of the resource shall cease until the findings are examined. their SIgnificance assessed, the State HIstOriC Preservation Office IS consulted pursuant to Stipulation VII ofthe 1994 Northndge Earthquake ProgrammatFe Agreement, and recommendations are made for any appropnate procedures to eIther further Investigate or mitigate Impacts to those cultural/archaeological resources which have been encountered, Including Saint John's payment of excavating costs (3) In the event that fOSSils are encountered dUring excavation, all earthmOVing actiVity In the area of Impact shall cease until Saint John's retains the services of a qualified paleontologist, who shall examine the findmgs, assess their SignifiCanCe, and offer recommendations for any further Investigation or mitIgatIon measures Phase Two (1) If human remains of native American onglns are encountered dUring Phase Two development, project construction shall be Immediately suspended, and the county Coroners office and the Native American Hentage Commission shall be contacted to determine necessary procedures for protection and preservation of remains. mcludlng rebUrial at Saint John's expense (2) In the event that cultural/archaeological resources are encountered on the project site during the course of Phase Two constructIon, all earthmovmg activity In the area of the resource shall cease until the findings are exammed. their Significance assessed I the State H Istonc Preservation Office IS consulted pursuant to StipulatIon VII of the 1994 Norlhndge Earthquake ProgrammatJe Agreement, and recommendations are made for any appropriate procedures to either further investigate or mitigate Impacts to those cultural/archaeological resources which have been encountered. Including Saint John's payment of excavating costs (3) In the event that fOSSils are encountered dUring Phase Two excavation. all earthmOVing activity In the area of Impact shall cease until Samt John's retaIns the services of a qualIfied paleontologist, who shall examine the 13 flndmgs, assess their slgmficance, and offer recommendations for any further Investigation or mitIgation measures SECTION 2 Consistent with Article VI, Section 12 of the City of Santa Monica CEQA GUidelines and Section 15091. 15092. and 15093 of the State of CalifornIa CEQA GUidelines. the City Council finds that the significant environmental effects as Identified below can be reduced but cannot feaslblely be aVOIded or mitigated to below a level of significance Nevertheless, these Impacts are found to be acceptable due to overrldrng conSIderations as discussed In Section 6 (a) The final EIR determined that Without mitigation, Phase One and Phase Two of the proJect could result In significant Impacts to traffic Compared to the eXisting hospital and health center. Phase I would generate an Increase of approxImately 33 percent more tnps dUring the AM peak hours and 32 percent more tripS durrng the PM peak hours, and would Significantly Impact nine IntersectIons In either the AM or PM peak hours Phase II project would significantly Impact 37 intersections In both the AM and PM peak hours Consistent With Section 15091 of the State CEQA GUidelines, the City Council finds that the follOWing mItigation measures have been required In the project which Will reduce the Impact of the project on traffiC. but not to a level of Insignificance More speCifically. even With Implementation of these mitigation measures, Phase One Will stili significantly Impact the follOWing Intersections Santa MOnica Boulevard/26th Street (AM peak hours), Cloverfleld Boulevard/Ocean Park Boulevard (PM peak hours), Cloverfleld Boulevard/I-10 WB Off Ramp (AM and PM peak hours), Cloverfield Boulevard/Virginia Avenue (AM peak hours) In addItIon. If the mItIgatIon measures proposed for the 20th StreetJ\Nllshlre Boulevard and 14 Centlnela AvenuelWilshlre Boulevard Intersections are determined to be Infeasible due to the removal of on-street parking and Impacts on pedestrian safety and. therefore. not Implemented. these Intersections would also be significantly Impacted Finally, the mitigation measure proposed for the Cloverfield BoulevardNlrglnla Avenue Intersection was determined to be InfeaSible since It would require the removal of on-street parking from a reSidential street Phase I (1) Within one year after completlon of the Phase One proJect, Saint John's shall reimburse the City for the cost of Implementing the follOWing mitigation measures 20th Street/Colorado Avenue (AM.PM) - Eastbound and westbound approach - provide protected left turn phase ThiS IS an operational Improvement and Will not require restnpmg or roadway Widening but Will require traffic Signal modifications 23rd Street/Ocean Park Boulevard (PM) - Eastbound and westbound approach - Samt John's shall prOVIde split phasmg to the eastbound and westbound traffic movements ThiS IS an operation Improvement and Will not require roadway restnplng or Widening Parking IS already prohibited along the north Side of Ocean Park Boulevard approaching 23ra Street, thus, no parking Will be removed as a result of thiS measure S,c;lflta MOnica Boulevard/Hospital Main Entry-EXit - A new traffiC Signal shall be located at the entrance dnveway of the Hospital Entry Plaza A left-turn pocket shall be prOVided on the eastbound Santa MOnlca Boulevard approach to the entrance driveway The eXisting mid-block Signalized crosswalk shall be removed and replaced With a new crosswalk across Santa Monica Boulevard Left turns from westbound Santa MOnica Boulevard to southbound 21 st Street shall be prohibited Within one year after completion of the Phase One proJect, the City shall determine If the follOWing mitigation measures are necessary based on the City's analYSIS of pedestrian flow l demand for on-street parkmg I and a determination that actual traffiC volumes warrant these Improvements At the time the City determines such Improvements are necessary, Saint John's shall reimburse the City for the cost of 15 Implementing these measures . 20th StreeUWllshlre Boulevard (PM) . Eastbound - add a fight turn only lane This IS an operatIonal Improvement, It would require restnpmg but no road widening The curb lane which now serves as a bus stop would be converted to a nght turn lane, and at tImes the right turns would be blocked by buses stopped at the bus stop Centmela Avenue (East)1W1Ishlre (PM) - Eastbound - add a nght turn only lane This IS an operational Improvement. It would require restrlplng but no road Widening This measure would result In the loss of three on street parking spaces along Wilshire Boulevard. west of Centlnela Avenue · Santa MOnica Boulevard/26th Street (AM/PM) - Eastbound - add a right turn only lane This IS an operational Improvement, It would require restnplng but no road Widening This measure would result In the loss of three on-street parking spaces along Santa Monica Boulevard. west of 26th Street · Cloverfleld Boulevard/Ocean Park Boulevard (AM/PM) - Westbound approach - SaInt John's shall prOVide a nght-turn ollly lane ThIs IS all operation Improvement and Will require restnpmg, but no roadway Widening Parking IS already prohibIted along the north Side of Ocean Park Boulevard approaching Cloverfreld. thus. no parking Will be removed as a result of this measure For purposes of confirming the scope of this work. the City currently estimates that the cost of performing these Improvements at all seven Intersections today would be $332,000 This IS a current estimate only, and Samt John's expressly recognrzes that the actual cost of performing such work may be higher when It IS actually performed (2) Vehicular access to the North Campus from Twenty-Third Street shall be allowed only for employees working at, and VIsitors to, the 2221 BUlldmg Upon eXpIration or earlier termmatlon of the 2221 Lease, there shall be no vehicular access to the North Campus from Twenty Third Street (3) Preferential parking locations and reduced parking fees shall be provided for carpool parking In Phase One (4) If requested by the CIty of Santa MOnica Transportation Department, Saint John's shall provide and maintaIn a bus shelter bUilt to City speCifications located along the north SIde of Santa MOnica Boulevard The bus shelter shall Include. at a minimum. suffiCient area to accommodate a shelter ::6 structure, bench. trash receptacle. lighting and slgnage The shelter shall be Installed prior to Certificate of Occupancy for the subterranean garage and Entry Plaza For purposes of confirming the scope of this work. the City currently estimates that the cost of constructmg such a bus shelter today would be approximately $10.000 This IS a current estimate only, and Saint John's expressly recognizes that the actual cost of performing such work may be higher when It IS actually performed (5) To the extent possible, employee shift changes shall be scheduled outside the normal mornmg and afternoon peak hours to reduce peak hour tnp generation (6) Convenient and secure bicycle lockers and showers/changmg rooms shall be provided for employees who choose to nde bicycles to work (7) Within 6 months followmg commencement of Emergency Room operations. Samt John's shall prepare a Study of traffiC volumes, traffic speed, and accident information on 2pl Street and 22nd Street between Wilshire Boulevard and Anzona Avenue In accordance With the methodology and standards provIded by the City Saint John's shall provIde the City WIth the completed Study for review and comment prior to finaliZing the Study Once a Study has been finalized, St John's shall conduct a neighborhood workshop In cooperatIon WIth the CIty The purpose of the workshop wIll be to review the Study and determme If traffiC control measures are required to address neighborhood traffic Impacts caused by vehicles accessing the emergency room If it IS determmed neighborhood traffiC measures are required. St John's shall work With the City and neighborhood to Identify the appropriate traffic calming measures on these residentIal streets Such traffic calmmg measures shall be Installed on a temporary basIs for at least SIX months Followmg the SIX month trial period, In cooperation With the City. Samt John's shall prepare another Study to determine the effectiveness of the measures and conduct a neighborhood meetmg to review the results and determine If alternative measures shall be Installed or If the temporary measures shall become permanent Saint John's shall be responsible for fundmg all studIes, meetlngs. and costs associated With evaluating, deSigning and Implementing the temporary and permanent traffic calmmg measures for 21st Street and 22no Street Phase Two (1) Pnor to approval of bUilding permits for Individual Phase II bUlldmgs. addltfonal focused traffic analyses shall be conducted for each bUIlding proposed at that time ThiS analYSIS shall Identify appropnate mitigation measures to be Implemented concurrently With each bUilding In Phase II 17 The types of mitIgation measures which could potentIally be requIred of the project applicant prror to approval of Individual Phase II bUild Ings Include. but are not lImited to the following Transportation Demand Management programs (e g , ndesharlng support, preferential parking for car/vanpools. flexIble work hours, telecommuting) - Transit access enhancements (e 9 . transit stop amenities. but pass Subsidies. Increased tranSit service) Pedestrian access Improvements (e g bicycle storage facIlities. showers and locker rooms. on-street bicycle lanes) Intersection capacity Improvements (e g, approach wldenlngs. restnplng to provide additIonal lanes. turn restrictions or addition of dual turn lanes, sIgnal modIfications) Parking strategIes (e 9 , Increased supply of parking, off-site parking, redeslgnatlon of users of spaces. parkIng pnClng, parking management) Neighborhood traffic mitigation (e 9 , speed bumps. turn restrictions. Islands, chokers) Site plan reVISions (e g. access plan modifications. parking redIstribution) (b) The final EIR determmed that wIthout mitigation, Phase Two of the proJect could result In significant Impacts to air quality Operational emissions are estimated to exceed the thresholds of Significance for all criteria pollutants, except for PM10 Consistent With Article VI. Sections 12 of the City of Santa MonIca CEQA Gu Idellnes and Section 15091 of the State CEQA GUidelines. the City Council finds that the follOWing mitIgation measures have been reqUIred In the project which Will reduce the Impact of the proJect on air quality However, the proJect's contrrbutlon to air pollutants cannot be reduced to a level of Inslgmficance (1) Commuter transit Incentives for employees In Phase Two bUildings shall be provided, such as reimbursement for publiC transit (2) A program of alternative work schedules shall be established for Phase Two uses (3) The movement of goods via publIC roadways for Phase Two development 18 shall be scheduled dUring off-peak traffic hours to the greatest extent feasible (4) Dedicated turn lanes shall be provided as appropriate at Impacted Intersections to reduce queumg and Idling of vehicles at these locations (5) In coordmatlon With the Clty's Transportatfon Department. transit shelters shall be proVided In front of the proJect site along transit routes to encourage public transit use to and from Phase Two uses (6) Bicycle storage areas and other amenities, such as showers and locker rooms, shall be proVided In Phase Two (7) Phase Two shall comply With SCAQMD 2202 and the City'S Transportation Demand Management Ordinance, which applies to any employer who employs 50 or more and proVides employers With a menu of options that they can choose from to Implement and meet the emiSSion reduction target for their work-Site (c) The final EIR determined that Without mitigation. Phase One and Phase Two of the project could result In Significant Impacts to shade and shadows As proposed. the Phase One proJect would result In a Significant shadow Impact on 23rd Street dUring the afternoon hours of the winter months The Final EIR recommended reducmg the Inpatient SUites bUilding to 45 feet, In compliance With the CP ZOning District height reqUirements ThiS mitigation measure was not found to be feaSible as It would necessitate a reduction In the North Lawn open space In order for Saint John's to construct suffiCient square footage for Inpatient care Preservation of the 41,300 square foot North Lawn IS a Significant community open space amenity that Justifies the 75 foot height of the Inpatient SUites Additionally, although bUildings have not yet been designed. due to the proposed height of Phase II bUildings, It IS anticipated that shadows may Impact surrounding uses Consistent With Article VI, SectIon 12 of the City of Santa MonIca CEQA GUidelines and SectIon 15091 of the State CEQA GUIdelines. the CIty CouncIl finds that the Impact of :'9 Phase One cannot be further reduced or mitigated, however. the followmg mitigation measure has been required for Phase Two whIch will reduce. but may not fully mitigate. the Impact of this portion of the proJect on shadows (1) DUring the review of specific building plans for Phase Two, shadow diagrams of the proposed bUilding shall be prepared to demonstrate that the bUilding would not result In significant Increased shading on sensItive surrounding uses, including residences and public open spaces In the event significant Impacts would occur, the design of the bUIlding shall be revised to minimiZe shadows cast on surrounding properties, and consideration shall be given to the reduction In bUilding heights, articulatIon of bUildings facades. and/or step backs at upper levels In a manner consistent With Samt John's vested rights for Phase Two (d) The final EIR determined that Without mitigatIon, Phase One of the proJect could result In sIgnificant Impacts to neIghborhood effects The cumulative effects of relocating the Emergency Room to Arizona Avenue. including related traffiC and nOise, In addition to mtroduclng a 24 hour activity on a largely residential street could be disruptive to the reSidential character Consistent With Article VI. Section 12 of the City of Santa Momca C EQA GUidelines and SectIon 15091 of the State CEQA GUidelines, the City Council finds that the follOWing mitigation measures have been reqUired In the prOject which Will reduce, the Impact of the prolect on neIghborhood effects, however thIS Impact cannot be reduced to a level of Inslgmficance (1) The Emergency Access shall be dedicated exclUSively for use of the emergency department No other Saint John's personnel or functions will be allowed to use the emergency access, except as allowed m Section 2 81 of the Development Agreement (2) The Emergency Access shall conSist of one separate ambulance entrance driveway, and an entry/exit dnveway that Will accommodate entry by non- ambulance vehIcles and eXIting by all vehicles The Emergency Access WIll 20 contain a minimum of fourteen parking spaces (Including handicapped parkmg) In addItIon. the Emergency Access WIll contain an ambulance drop-off area which Will accommodate four ambulances In two tandem lanes which Will be covered by a canopy and screened from the public parking area The VISIbIlIty of the public parking area WIll be screened from Anzona Avenue by a landscape buffer and screen wall a minimum of 3 feet In height and a maximum of up to 8 feet as determined by the Director of Planning (3) Saint John's shall provide personnel at the entrance to the emergency department at all times to a) monitor and direct the activity at the Emergency Access and b) momtorthe parking area for Emergency Access to ensure that private vehicles transporting patients to the Emergency Access do not park In the surrounding reSidential neighborhood (4) Saint John's shall develop a plan to ensure that pnvate vehicles which are used to transport a patient to the emergency department are moved to other parkmg faCilitIes on the Saint John's campus after dropping off their patients (5) Ambulances shall leave the emergency room entrance after delivering their patients and restocking their ambulances With supplies (6) No ambulances shall be permanently based at the emergency room entrance (7) Saint John's shall adVise ambulance compames m wrltmg that (a) unless use of another route IS compelled by medical emergency, ambulances shall access the Emergency Access vIa TwentIeth Street and shall aVOId uSIng Twenty-First Street or uSing Anzona Avenue east of the Emergency Access and (b) unless the use of a siren IS necessary to ensure the safe transport of patIents to the Emergency Access, ambulances shall turn off sIrens on Arizona Avenue between Twentieth Street and Twenty Third Street (8) The emergency room In the D & T Center shall be operated as a Level II Trauma faCIlity dUring the Term of the Development Agreement In the event that Samt John's deSires to operate the emergency room as a Level I Trauma faCIlity, Samt John's shall be reqUired to obtain a Conditional Use Permit from the City for such operation In any applicatIon for such a Conditional Use Permit, Saint John's must demonstrate the rationale and need for a Levell Trauma faCility (e) The final EIR determined that Without mitigation. Phase One and Phase Two of the project could result In slgmflcant Impacts due to construction Impacts Identified Include 21 Increased truck traffic In the project area, disruption of sidewalk and roadway use, air pollutant Increase, Intermittent nOise Increase. and Increased stormwater pollutIon Consistent with Article VI. Section 12 of the CIty of Santa MOnica CEQA GUidelines and SectIon 15091 of the State CEQA GUidelines, the City Council finds that the following mitigation measures have been reqUIred In the project whIch WIll elIminate most of the project's construction Impacts However, construction related air pollution and nOise Increase would Impact adjacent residential uses Although thiS IS a short-term Impact that IS tied to the length of construction activities, ]t cannot be mitigated to a level of insignificance Phase One (1) A public Information program shall be established by Saint John's concerning the Impending construction actiVities dunng Phase One ThiS program may Include media coverage. portable message signs and informational signs at the Job site ThiS program Will Include periodic bulletinS to neighbors residing WithIn a five hundred foot radiUS of the Phase Two project and the prinCipal of McKinley Elementary School Such bulletins shall be prOVided when construction activIties and conditions change that may Impact the surrounding residential neIghbors The bulletin shall be Issued at least 14 days In advance of any change to construction actIVIties The bulletinS Will deSCribe the types of construction actiVItIes scheduled to occur dUring the perrod covered by the bulletin, Including any construction actiVIties. truck routes, and deliveries that may Impact students on campus or walking to school The bulletin shall Include a phone number and contact person at Samt John's Prior to the commencement of construction, Saint John's shall submit the publiC Information prog ram to the Plan nmg Director for review and approval (2) Samt John's shall obtain approval from the City Engineer and all affected agencIes for any construction detours, constructIon work reqUlnng encroachment Into public nghts-of-way, or any other street use activity (e g . haul routes) durmg Phase One construction (3) Saint John's shall coordinate the Phase One construction work With all affected agencies (e g . Police Department. Fire Department, Department of 22 Public Works, Department of Plannmg and Community Development. and transit agencies) approXimately five to ten day prior to start of work (4) A traffic control plan for the streets surrounding the Phase One work area shall be prepared by Saint John's This plan will Include specific information regarding the proJect's construction and activities that wIll disrupt normal traffiC flow (5) The hauling of dirt and demolition material and delivery of construction material for Phase One shall be prohibited dUring the afternoon peak traffiC periods Saint John's shall clean adJacent City street affected by the Phase One construction. as necessary (6) DUring Phase One, Samt John's work shall be scheduled and expedited to cause the least amount of disruption and Interference to the adJacent vehicular and pedestrian traffIC flow Except as approved by the Planning Director. off-Site public Infrastructure work by Saint John's dUring weekday daytime work on the CIty'S artenal and collector streets shall be performed between the hours of 9 00 AM and 3 00 PM (7) Phase One construction vehicle and equipment staging may occur either on the Saint John's campus or on other nearby private properties leased by Saint John's for construction purposes Any off-Site stagmg located In the publiC right-of way shall require the review and approval of the Plannmg Director Prior to commencement of any off-Site construction staging activities located In the publiC right-of-way, Saint John's shall notify adjacent property owners and residents ofthe construction staging activIty, describing the location, type of activity, and duration, and providing the name and telephone number of the Saint John's representative responsible for coordinating the construction staging actiVities (8) Samt John's shall hold pre-construction meetings With affected agencies to properly plan methods of controlling traffiC through work areas for Phase One (9) Except as provided by the Plannmg Director, Saint John's construction material and equipment shall be stored Within the designated work area dUring Phase One development and shall not be vIsible to the public (10) Saint John's shall provide off-street parking on the South Campus If Saint John's demonstrates that excess parking eXists on the South Campus or at a remote location, With bus transport to the work Site, shall be prOVided for all construction employees dUring Phase One development (11) Saint John's shall prepare and submit to the City a constructIon period 23 parking plan for Phase One The plan shall designate the users of available parkJng and demonstrate to the satisfaction of the City that all parking can be accommodated In eXisting lots and garages around the Samt John's campus dUring the construction period for Phase One ThiS plan shall demonstrate that Saint John's has access to and control over the targeted spaces so that they can be aSSigned to the users deSignated In the mterlm parking plan If all of the parkmg cannot be obtained within nearby parking facIlities. Samt John's shall be reqUired to secure off-Site parking and to commit to shuttling of employees to the hospital site dUring the duration of construction activity (12) General contractors shall mamtaln eqUipment engines In proper tune and operate constructIon eqUipment so as to minimize exhaust emiSSions Such equipment shall not be operated dUring first or second stage smog alerts (13) DUring Phase One construction, trucks and vehIcles In loading or unloading queues should be kept With their engines off. when not In use, to reduce vehicle emISSions Construction actIVIties shall be phased and scheduled to aVOid emiSSions peaks, and dlscontmued dunng first and second-stage smog alerts Excavation shall be discontinued dUring periods of high Winds (14) General contractors shall use reasonable and typical watering techniques to reduce fugitive dust emiSSions All unpaved demolition and construction areas shall be wetted at least twice a day dUring excavation and construction, and temporary dust covers shall be used to reduce dust emiSSions and meet SCAQMD Dlstnct Rule 403 (15) SOIl binders shall be spread on site. over unpaved roads. and parking areas dUring Phase One construction (16) Ground cover shall be re-establlshed on the Phase One construction site through seeding and watering (17) DUring Phase One development. trucks leaVing the site shall be washed off (18) Phase One construction and demolition activities shall take place only dunng the hours and at the levels speCified for NOIse Zone III (Institutional) In the Santa Monica MUniCipal Code Chapter 4 12 ("NOise Ordinance") or dUring the hours speCified m any subsequent ordinance or applicable mterrm ordinance (19) Except as prOVided by the Planning Director, the proJect contractor shall schedule construction actiVities to aVOid the Simultaneous operation of equipment such as air compressors. backhoes, concrete pumps, Vibrators. or breakers. truck cranes, dozers, generators, loaders, pavers, pneumatic tools. water pumps, power hand saws. shovels, and trucks. so as to minimiZe 24 nOise levels resulting from operating several pieces of high nOise level emitting equIpment (20) Construction equipment shall be fitted With state-of-the-art nOise shielding and muffling devices to reduce nOIse levels to the maximum extent feasible during Phase One construction (21) Every reasonable effort Will be made to create the greatest practicable distance between nOise sources and sensitive receptors dUring Phase One construction operations (22) On completion, Phase One bUildings shall comply With the NOise Insulation Standards of Title 24 of the California Code of Regulations which Will ensure an adequate Interior nOise environment for the proposed uses (23) Prior to the commencement of Phase One construction activities. the project applicant shall file a Notice of Intent With the SWRCB In Sacramento, along With a fl/rng fee, notIfyIng the state that the applrcant Intends to begrn construction, and that they Will comply With the proVISions of the GCASP The NOI shall remam In force until construction is completed (24) Prior to the commencement of Phase One construction activities. a Stormwater Pollution Prevention Plan (SWPPP) shall be prepared, descrlbmg the project site. IdentifYing potential sources of pollution and potential receptors, and desCribing the Best Management Practices which Will be used to control pollutants. both dUring construction and post- construction The SWPPP shall be submItted to the City and must be available at the construction site at all times, and construction actiVities shall follow the plan The SWPPP shall Incorporate, as feaSible, the follOWing measures · Routine safety precautions for handling and stonng tOXIC and hazardous matenals to mItigate the potential pollution of stormwater by these materials Will be used These same types of procedures should be extended to non-hazardous stormwater pollutants such as sawdust and other solid wastes · To mitigate eroSion, the amount of exposed SOil should be limited. and exposed areas should be watered or tarped Trenching or gradmg actiVities should be phased so that trenches are backfIlled and graded areas are landscaped as qUickly as pOSSible . To minimize fugitive dust emiSSions, vehicles eXiting the site should be washed, and all loads should be covered With tarps As necessary. roadways should besweptorwashed. and sediment fIlters 25 should be constructed at or near the entrances to the storm drain system · To minimiZe long-term Impacts, permeable pavmg materials should be used wherever feasIble. on-site drainage should be designed to move water mto landscaped areas, and landscaped areas should be graded to maXimize the retention of runoff (25) Samt John's shall fIle a NotIce of Termmatlon shall be flied wIth the SWRCB In Sacramento at the completIon of Phase One construction (26) The City may reqUire Saint John's to Install construction fencing at a height which exceeds the height otherwise allowed by the Zonmg Ordinance (27) Pnorto commencement of Phase One Construction, Saint John's will submit to the Plannmg Director a neighborhood mitigation plan that Will descnbe the terms and conditions which Saint John's Will Implement to mitIgate the Impacts ofits constructIOn activities on neighbOring properties The plan may Include, without limitation, double glazmg, sound walls, and Insulation or other reasonable measures to mitigate constructIOn dust and construction nOise Impacts Copies of the plan Will be made available on request to neighbors residIng within 500 feet of the Phase One project Site Phase Two (1) A public mformatlon prog ram shall be established by Saint John's concerning the Impendmg construction actiVities dUring Phase One ThiS program may Include media coverage, portable message signs and informational signs at the Job site ThiS program will Include periodic bulletinS to neighbors residing Within a five hundred foot radiUS of the P~"lse One project and the prrnclpal of McKinley Elementary School Such oulletms shall be provided when construction actiVities and conditions change trat may Impact the surroundmg reSidential neighbors The bulletin shall be Issued at least 14 days In advance of any change to construction actiVities The bulletinS will desCribe the types of construction actiVities scheduled to occur dUring the period covered by the bulletin. mcluding any construction actiVities, truck routes, and deliveries that may Impact students on campus or walking to school The bulletin shall Include a phone number and contact person at Saint John's Pnor to the commencement of construction, Saint John's shall submit the public mformatlon program to the Planning Director for review and approval (2) Saint John's shall obtain approval from the City Engineer and all affected agencies for any construction detours, construction work requIring encroachment mto public nghts-of-way, or any other street use activity (e 9 . 26 haul routes) (3) Saint John's shall provide timely notification of construction schedules to all affected agencIes (e g , PolIce Department. FIre Department. Department of PubliC Works. Department of Planning and Community Development, and transrt agencIes) approxImately fIve to ten days pnor to start of work (4) A traffic control plan for the streets surrounding the work area shall be prepared With specific mformatlon regarding the proJect's construction and actIvIties that wIll drsrupt normal traffiC flow (5) The hauling of dirt and demolition material and delivery of construction material shall be prohibited dUring the afternoon peak traffIC periods, Saint John's shall clean adjacent CIty streets affected by Phase II constructIon. as necessary (6) Work shall be scheduled and exped Ited to cause the least amount of disruptIon and Interference to the adJacent vehicular and pedestrian traffiC flow Except as approved by the Plannmg Director, off-Site publiC Infrastructure work by Saint John's dUring weekdays on the City's arterial and collection streets shall be performed between the hours of 9 00 AM and 3 00 PM (7) Phase Two construction vehicle and equipment staging may occur either on the Saint John's campus or on other nearby private properties leased by Saint John's for constructIon purposes Any off-Site staging located In the public nght-of-way shall reqUire the review and approval of the Planning Director Pnor to commencement of any off-Site construction stagmg activities located In the public nght-of-way, Saint John's shall notify adJacent property owners and reSIdents ofthe construction staging activity, describing the location, type of activity, and duration, and providing the name and telephone number of the Samt John's representative responsible for coordmatmg the construction stagmg activities (8) Saint John's shall hold pre-construction meetings With affected agencies to properly plan methods of controlling traffiC through work areas (9) Except as proVIded by the Planning Director, construction material and eqUipment shall be stored Within the deSignated work area and shall not be VISible to the public (10) Saint John's shall proVide off-street parkmg on the South Campus If Saint John's demonstrates that excess parking eXists on the South Campus or at a remote locatIon, With bus transport to the work Site, shall be proVided for all constructton employees 27 (11) Saint John's shall prepare and submit a construction period parking plan for Phase \I The plan shall designate the users of available parkmg, to demonstrate the satisfaction of the City that all parking can be accommodated In eXisting lots and garages around the Saint John's Hospital campus dunng the construction penod ThIS plan shall demonstrate that Saint John's has access to and control over the targeted spaces to that they can be assigned to the users designated In the interim parking plan If all of the parking cannot be obtained Within nearby parking faCilities, Saint John's shall be required to secure off-Site parking and to commit to shuttling of employees to the site dunng the duration of construction activity (12) General contractors shall maintain eqUipment engines In proper tune and operate construction equipment so as to minimiZe exhaust emiSSions Such equipment shall not be operated dunng first or second stage smog alerts (13) DUring construction. trucks and vehicles In loading or unloading queues would be kept With their engines off, when not In use. to reduce vehIcle emiSSIons Construction activities shall be phased and scheduled to avoid emiSSIons peaks, and discontinued during second-stage smog alerts Excavation shall be discontinued dUring penods of high Winds (14) General contractors shall use reasonable and tYPical watering techniques to reduce fugitive dust emiSSions All unpaved demolition and construction areas shall be wetted at least twice a day dunng excavation and construction. and temporary dust covers shall be used to reduce dust emiSSions and meet SCAQMD Dlstrrct Rule 403 (15) Soli binders shall be spread on site. over unpaved roads. and parking areas (16) Ground cover shall be re-establlshed on the construction site through seeding and watering (17) Trucks leaVing the Site shall be washed off. (18) Construction and demolition actiVIties shall take place only during the hours and at the levels speCified for NOise Zone III (InstItutIonal) In the Santa MOOlca Mu mClpal Code Chapter 4 12 ("NOise Ordinance"') or dUring the hours speCified In any subsequent ordinance or applicable Interim ordinance (19) Except as proVIded by the Planning Director, the project contractor shall schedule construction actiVities to aVOid the SImultaneous operation of equipment such as air compressors, backhoes, concrete pumps. Vibrators. or breakers, truck cranes, dozers. generators, loaders, pavers, pneumatic tools, water pumps, power hand saws, shovels, and trucks. so as to minimiZe nOise levels resulting from operating several pieces of high nOise level- 28 emItting eqUIpment (20) Construction equipment shall be fitted with state-of-the-art nOise shielding and muffling devices to reduce nOise levels to the maximum extent feasible (21) The project shall comply With the NOise I nsulatlon Standards of Title 24 of the California Code of Regulations which Will ensure an adequate Intenor nOise environment for the proposed uses (22) Every reasonable effort Will be made to create the greatest practicable distance between nOise sources and sensitive receptors dunng construction operations (23) Prior to the commencement of construction actiVities, the project applicant shaH file a Notice of Intent With the SWRCB In Sacramento. along With a fllmg fee, notifying the state that the applicant Intends to begin construction, and that they Will comply With the proVISions of the GCASP The NOI shall remain In force until construction IS completed (24) Pnorto the commencement of construction actiVities. a Stormwater Pollution Prevention Plan (SWPPP) shall be prepared, desCribing the proJect Site, Identifying potential sources of pollution and potential receptors. and descnblng the Best Management PractIces whIch WIll be used to control pollutants. both dunng construction and post-construction The SWPPP shall be submitted to the City and must be available at the construction site at all times, and construction actiVities shall follow the plan The SWPPP shall Incorporate. as feaSible, the follOWing measures · Routine safety precautions for handling and storing tOXIC and hazardous matenals to mitigate the potential pollution of stormwater by these materials WIll be used These same types of procedures should be extended to non-hazardous stormwater pollutants such as sawdust and other solid wastes · To mitigate erosion. the amount of exposed SOil should be limited, and exposed areas should be watered or tarped Trenching or grading activities should be phased so that trenches are backfilled and graded areas are landscaped as qUickly as pOSSible . To minimiZe fugitive dust emiSSions. vehicles eXiting the site should be washed. and all loads should be covered With tarps As necessary, roadways should be swept orwashed, and sedIment fIlters should be constructed at or near the entrances to the storm drain system 29 · To minImiZe long-term Impacts, permeable paving matenals should be used wherever feasible. on-site drainage should be designed to move water Into landscaped areas, and landscaped areas should be graded to maXImize the retention of runoff (25) A Notice of Termination shall be filed with the SWRCB In Sacramento at the completion of construction (f) The final EIR determined that without mitIgation. Phase One and Phase Two of the project could result In significant Impacts due to recreation Phase Two would result In an Increase of approximately 2600 employees on the project site, which IS anticipated to Impact the City parks system Although the proJect IS subject to the City's Housmg and Parks MitigatIon Fee Program, this fee calculatIon IS based upon the square footage of office or medical office constructed Smce only 50,000 square feet of Phase Two IS devoted to medical office, the fees generated by the development would not meet the parkland need Consistent with Article VI, SectIon 12 of the City of Santa MOnica CEQA GUidelines and SectIon 15091 of the State CEQA GUidelines, the City Council finds that the follOWing mitIgation measure has been required In the proJect which WIll reduce, but not mitigate to a level of insignificance, the Impact of the proJect on recreation resources (1) Saint John's shall comply With Part 9 04 10 12 of the Zoning Ordinance regardIng Housmg and Parks MItigation Measures for Phase Two development (g) The final EIR determined that Without mitigation, Phase Two of the proJect could result In significant Impacts to police services due to the amount of square footage proposed for the proJect An additIonal mitigation measures requiring Saint John's to pay the cost of an additional PolIce Officer was not feasible at thiS time Given the 30 development term length and that Individual Phase Two bUlldmgs Will be subject to further environmental reView, this potential Impact Will be reevaluated as Individual buildings are proposed In order to ensure the most effective mitigation IS Implemented Consistent wIth Article VI, Section 12 of the City of Santa MOnica CEQA Gu Idellnes and Section 15091 of the State CEQA GUidelines, the City Council finds that the following mitigation measures have been reqUired In the project which Will reduce. but not mitigate to a level of Insignificance. the Impact of the project to pollee services (1) Saint John's shall consult With the Police and Fire Departments of the City on bUilding/complex deSign to assist With the emergency access to the site as well as on faCility deSign to assist With emergency access to the site and on-site faCility deSign In terms of "target hardening" against criminal activity for both residential and commercial deSIgn 2 Entryways. elevators, lobbies, and parking areas shall be well-Illuminated and desJgned wlth mInimum dead space to elJmlnate areas of concealment SECTION 3 The Final EI R also Identified slg mficant Phase One Impacts In the area of Land Use. and Significant Phase Two Impacts In the areas of Land Use and Neighborhood Effects However, since the project has subsequently been modified to eliminate and revise a number of General Plan Land Use Element and Hospital Area SpecIfiC Plan amendments and to remove the proposed pedestrian bridges across Santa MOnica Boulevard, these Impacts have been eliminated SECTION 4 The CEQA mandated environmentally superior alternative was found to be the No Project Alternative As analyzed In the Final EIR, thiS alternative would result In Impacts that would be equal to or less than the Impacts for the project as well as for 3:. each of the other alternatives considered The No Project Alternative IS not feasible since It does not satisfy the prOject obJectives as It would not allow reconstruction of the eXisting hospital facIlities or establishment of the framework for future development on the hospital campus Additionally. when the No-Project Alternative IS Identified as the environmentally supenor alternatIve. CEQA reqUIres that another alternative that substantIally reduces or eliminates potentIal Impacts be Identified The Final EIR Identified the Hospital Only Alternative as the development scenario that would reduce or eliminate potential Impacts In all analyzed areas as Impacts would be SImilar to or less than the proposed project and the other alternatives The Hospital Only Alternative. however. IS not feaSible since It does not satisfy several key project objectives as It limits Phase Two development exclusively to hospital uses. thereby eliminating the ability to construct essential uses that ensure Saint John's will meet the community's healthcare needs In the 2151 century These uses mclude the Health and Wellness Center, Overnight VIsitor Accommodations, Semor HOUSing. Congregate Care, and research faCilities SECTION 5 The remamlng project alternatives analyzed In the Final EIR the Preservation of the Main Wing Alternative, the Reduced ProJect Alternative, the CP Zoning/HASP Alternative, and the Accelerated Development Alternative would have Similar or greater Impacts on the environment as the proposed project SECTION 6 As fully deSCribed In Section 2, the Final EIR found that the Phase One portion of the project would result In Significant unaVOidable adverse Impacts upon traffic, shade and shadows, neighborhood effects, and construction and that the Phase 32 Two portion of the project would result In significant unavoidable adverse Impacts upon traffIc, aIr quality, shade and shadows, constructIon. recreatIon, and police servIces ConsIstent with Section 15093 of the State of California CEQA GUidelines. the City Council hereby makes a Statement of Overriding ConSideratIons and finds that the benefits of the proJect outwelg h Its unavoidable environmental Impacts based on the follOWing reasons (a) The Phase One hospital reconstruction project results In the replacement of eXisting critical care facilIties that are of substantial benefit to the community Hospital services available to the community Include an outpatient Diagnostic and Treatment Center that Will provide express diagnostIcs, Imagmg, medical and surgical mterventlon, John Wayne Cancer Institute's clinical programs and services for outpatients and inpatients. and a Trauma II emergency department to respond to urgent care needs of the community AdditIonally, the InpatIent SUItes facIlity IS deSIgned to accommodate up to 300 beds and also provide a Women's Health Services Center that Includes prenatal. neonatal. and maternity services. gynecology, breast examinatIOn and treatment services. screening services. and health education servIces (b) The Phase One hospital project constructlon staging IS planned to allow the continued operation of Saint John's Health Center throughout the construction term. ensuring the on-going provIsion of health care services to the commumty Additionally. If the eXisting hospital facIlities are not reconstructed. Saint John's Health Center would be reqUired to close operations As reqUired by the Office of StateWide Health Planning and Development. Saint John's must begin construction of new hospital faCIlities by October. 33 1999, and must complete the Phase One hospital reconstruction no later than 2008 Project approval results In the continued operation of a critical care hospItal facIlity In Santa MOnica, which IS a signifIcant community benefit (c) The Phase One hospital reconstructIon ensures that the new Saint John's Health Center Will remain fully operational In the event of a major earthq uake or other disaster due to the faCIlity's state-of-the-art seismiC eng Ineerlng technology wh Ich utIlizes base Isolation structural systems A hospital faCility bUilt With thiS caliber of structural stability IS a slg nlficant public benefit as It assures the proVISion of acute care services In the community follOWing a seIsmiC emergency (d) While the Phase One project was Identified to have a Significant shadow Impact on 23m Street dUring the afternoon hours of the winter months, the four optIons evaluated In the City's Peer Review Study demonstrated that there are no feaSible alternatives available to eliminate thiS shadow Impact, absent redUCing the overall bUilding height to approximately 45 feet, as noted In the final EIR However, If the height of the Inpatient SUites was reduced to 45 feet. thiS would necessitate a reduction In the North Lawn open space In order for SaInt John's to construct suffICIent square footage for InpatIent hospItal care Preservation of the 41.300 square foot North Lawn IS a Significant commumty open space amenity that Justifies the 75 foot height of the Inpatient SUites (e) The Phase Two project enables the expansion and enhancement of uses associated With Saint John's non-profit health care faCIlity, which ensures the continued 34 provIsion of communlty health services In the 21st century The uses vested through the Development Agreement provide the City with suffiCIent certainty regardmg the type and mix of health related uses anticipated to be constructed over the agreement's 17 year vested nghts term. while allOWing Saint John's the fleXibility to plan and adjust the Health Center's provIsion of services to meet the needs of the next century (f) While the Phase Two project results In unmitigated environmental Impacts In SIX areas. Since the Development Agreement reqUires that further environmental analYSIS be conducted pnor to construction of Phase Two bUildings. additional specific mitigation measures Will be recommended at that tIme to more directly address the IdentifIed Impacts As a result of thiS additional analYSIS. which Will be more detailed since It Will evaluate specIfic development plans. the Identified environmental Impacts may be further reduced or eliminated through mitigation (g) According the Final Environmental Impact Report, since the Phase Two project would be subject to all standard fees and taxes. Includmg, but not limited to sales tax. utility tax. and parking tax. Phase Two would result In an estimated tax revenue to the City of $547.797 (h) The Phase One hospital reconstruction proJect and Phase Two hospital related expansion ensures the continued operation of a non-profit hospital In the community The development nghts vested m the Saint John's Health Center Development Agreement are directly linked to Saint John's on-going provIsion of community service programs Samt 35 John's health care related community service programs. combined with the Phase Two Project's community onented uses. Including the Health and Wellness Center and the Education and Conference Center, which Will be available to the public, are a significant benefit to the Santa Monica Community and City residents SECTION 7 Consistent With PubliC Resources Code Section 21081 6, the City Council adopts the Mitigation MOnitoring Plan, which IS Included as Attachment A, to mitigate or aVOId SIgnificant effects of the ProJect on the environment and to ensure compliance durrng proJect Implementation SECTION 8 ConSIstent With SectIon 21081 6(d) of the California EnvIronmental Quality Act. the documents which constitute the record of proceedings for approving thiS proJect are located In the Planning and Communlty Development Department, 1685 Main Street. Room 212, Santa Monica. California The custodian of these documents IS Senior Planner Amanda Schachter 36 SECTION 9 The City Clerk shall certify to the adoption of this Resolution. and thenceforth and thereafter the same shall be In full force and effect APPROVED AS TO FORM \ , " " I _ '._., C -- _"- - "-") A... \ ~ 1,:.. >_ - "" - -J ~... MARSHA JONES MOUTRIE CIty Attorney 37 Adopted and approved this 1 st of April, 1998 ~7~ Robert T Holbrook, Mayor I, Mana M Stewart. City Clerk of the City of Santa Monica, do hereby certify that the foregomg Resolution 9251 (CCS) was duly adopted at a meeting of the Santa MOnica City Council held on the 1 st of April. 1998 by the follOWing vote Ayes Councllmembers FeInstein. Genser, Holbrook. O'Connor. Rosenstein Noes Councllmembers None Abstain Councllmembers None Absent Councllmembers Ebner, Greenberg ATTEST ... ~.~ ~oA Marla M Stewart, City Clerk ATTACHMENT A