SR 03-22-2022 9A
City Council
Report
City Council Meeting: March 22, 2022
Agenda Item: 9.A
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To: Mayor and City Council
From: David Martin, Director, City Planning
Subject: Adoption of Resolutions and Introduction and First Reading to Adopt the
Providence Saint John's Development Agreement
Recommended Action
It is recommended that the City Council take the following actions:
1. Adopt a resolution certifying the Final Environmental Impact Report (FEIR) for
the Third Amendment to the Development Agreement and Providence Saint
John’s Health Center Phase Two Master Plan in accordance with CEQA;
2. Adopt a resolution adopting a Statement of Overriding Considerations to support
approval of the Third Amendment to the Development Agreement and
Providence Saint John’s Health Center Phase Two Master Plan based upon the
FEIR and other information provided in the record and adopting a Mitigation
Monitoring and Reporting Program;
3. Adopt a resolution repealing the 1988 Hospital Area Specific Plan and amending
the 2010 Land Use and Circulation Element of the General Plan to modify
references to the 1988 Hospital Area Specific Plan;
4. Adopt a resolution approving the Providence Saint John’s Health Center Phase
Two Master Plan;
5. Introduce an ordinance for first reading to adopt the Third Amendment to the
Development Agreement for the Providence Saint John’s Health Center Phase
Two Master Plan;
6. Adopt a Statement of Official Action approving Tentative Tract Map 82302; and
7. Adopt a Resolution of Intent declaring the Council’s intent to vacate a portion of
21st Street between Santa Monica Boulevard and Broadway upon dedication of
new public streets to be located on Saint John’s South Campus.
Summary
The Applicant, Providence Saint John’s Health Center, (“Providence” or “Saint John’s”)
currently operates a full-service health care center, including a hospital, emergency
room, outpatient care, and research facilities on both sides of Santa Monica Boulevard
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roughly between 20th and 23rd Streets. The original Development Agreement was
executed in July 1998 with a 55-year term to guide phased reconstruction and future
development of Saint John’s Health Center after the 1940s-built hospital sustained
substantial damage from the 1994 Northridge earthquake. The Development
Agreement authorized vested rights for two phases of development on Saint John’s-
owned property. Providence has worked collaboratively with the City of Santa Monica
since 2015 on the preparation of the proposed Phase Two Master Plan (“Master Plan”)
at the Providence Saint John’s Health Center campus. Providence also applied for a
third amendment to its original development agreement (“Third Amendment”) to state
the process and timing to allow vested rights for the development of up to 682,700 sf (of
which up to 660,150 sf would be above-grade and up to 22,550 sf would be below-
grade) of wellness/healthcare/research facilities and a range of community-focused
uses through a phased design, approval, and construction process. The development
agreement incorporates the development standards and infrastructure requirements
from the Master Plan. The existing North Campus hospital (on the north side of Santa
Monica Boulevard) will remain. As part of the negotiated development agreement,
Providence would provide substantial community benefits that would provide up-front
and longer-term resources to help address our community’s critical health needs.
The Third Amendment is necessary to implement Phase Two based on Providence’s
previous request for an extension of time to construct certain improvements.
Preparation and negotiation of the proposed Master Plan and Third Amendment has
been guided by the parameters and fundamental intent of the originally-granted vested
rights for Phase Two development, while also updating the plan concept to respond to
changes in health care; address the City’s desire to manage development impacts and
overall size of Phase Two; address infrastructure needs; and implement a multi-modal
mobility strategy specific to the Health Center campus and its Mid-City context.
Of equal importance, the proposed Third Amendment also presents a fundamentally-
renegotiated community benefit package for the duration of the original 55-year
Development Agreement term. This Amendment acknowledges Saint John’s important
role as a non-profit health center that implements and supports programs addressing
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critical health needs in the community by consolidating Providence’s ongoing annual
Phase One community benefit obligations with the additional benefits negotiated for
Phase Two. As proposed, the renegotiated community benefit package reflects three
key strategies that focus on both securing long-term benefits through the year 2053 and
up-front, flexible funding to increase the City’s capacity to address priority needs:
1. Maintain certain ongoing Phase One community benefits categories through
2053 and, as needed, expand these programs to account for Phase Two
development, such as Saint John’s on-site Child Care Program requirement,
transportation demand management program, and neighborhood protection
measures.
2. Restructure Providence’s annual Santa Monica Community Benefit Program to
obligate Saint John’s to provide increased annual cash grant support to other
non-profit organizations who provide a range of programs to address
homelessness and other critical health and social service needs in the
community.
3. A monetary commitment of two $5,000,000 cash contributions ($10,000,000 in
total) from Providence to support Santa Monica initiatives that directly respond to
the City’s urgent priority to address behavioral health needs in the community.
The City would use and/or leverage these negotiated funds to support a
comprehensive strategy to increase capacity to address the community’s unmet
behavioral health needs.
Associated applications also include:
• A General Plan Amendment to repeal the outdated Hospital Area Specific Plan,
which was not previously updated with the adoption of the 2010 Land Use and
Circulation Element or the 2015 Zoning Ordinance Update;
• A request to vacate a portion of 21st Street between Santa Monica Boulevard and
Broadway, subject to conditions, in order to implement the Master Plan and
create a publicly-accessible plaza that opens onto Santa Monica Boulevard with
public access for pedestrian and cyclists provided through to Broadway; and
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• A Tentative Tract Map to align existing parcel lines within the Phase Two Master
Plan area that is bounded by Santa Monica Blvd, 20th Street, Arizona Avenue
and 23rd Street.
Key Issues for Council Consideration
The proposed Master Plan and Third Amendment includes a negotiated community
benefits package that reflects extensive work between Providence and the City over a
seven-year period and acknowledges that a balanced approach for a proposal of this
scale is necessary. Long-term planning for providing health care in today’s changing
landscape requires a level of predictability and flexibility for an institution like Saint
John’s to function effectively and also continue its legacy of service to the community. In
fact, over the past two years, as observed through the global health care response to
the COVID-19 pandemic, there is a heightened need for health care providers to plan
for future expansion to accommodate new medical technologies and standards of care,
while also remaining responsive to a rapidly changing and challenging health care
environment.
With respect to land use planning, it is also important to address the interests of
residents and businesses in the area impacted by the growth and daily operations of a
major institution like Saint John’s. Saint John’s must navigate the challenges of serving
its core mission, being a good neighbor, collaborating with the City on orderly long-
range planning, and going through the City’s entitlement process.
Accordingly, the Master Plan has undergone in-depth City review and the Providence
team has made a series of significant revisions in response to City comments that have
been focused on creating a long-range plan that supports orderly, phased, and
integrated development at the Saint John’s campus. It is important to state that the
Phase Two Master Plan does not obligate Saint John’s to construct any particular
development or the entire development scope; rather the Master Plan provides a
framework for Saint John’s to continue to meet changing health care needs through the
flexible reassessment and modernization of Health Center facilities and operations for a
17-year vesting period.
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As detailed more fully in this report, on January 26, 2022, the Planning Commission
voted to recommend that the City Council approve the Phase Two Master Plan and
amended Development Agreement with eight recommended refinements to the
negotiated community benefits package.
Taken together, the proposal successfully provides a comprehensive, integrated, and
orderly long-range plan for phased development of wellness, health care, and medical
research facilities on the Saint John’s Campus – and provides substantial community
benefits that provide support for homelessness services and services to other
vulnerable populations, and a significant, new financial investment to support City
initiatives to address the community’s critical behavioral health needs.
Background
Project Site Information
Providence Saint John’s Health Center is located along Santa Monica Boulevard
between 20th Street and 23rd Street. The facility’s North Campus is located between
Santa Monica Boulevard and Arizona Avenue with the main hospital entrance on Santa
Monica Boulevard and the emergency department entrance on Arizona Avenue. The
South Campus is located between Santa Monica Boulevard and Broadway and includes
the Saint John’s Cancer Institute, and surface parking lots.
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Figure 1: Providence Saint John’s Health Center along Santa Monica Boulevard / 23rd
Street / Arizona Avenue
Figure 2: Providence Saint John’s Health Center Phase Two North Campus
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Zoning
District
&
Land
Area
HMU (Healthcare Mixed-Use District)
MUBL (Mixed-Use Boulevard low District)
347,700 SF parcel area zoned HMU
7,200 SF parcel area zoned MUBL
Providence Saint John’s Health Center Campus
LUCE: Healthcare District Land Use Designation
1988 Hospital Area Specific Plan
Existing
On-Site
Improve
ments:
(A) Providence Saint John’s Health
Center & Entry Plaza ~475,000 SF
2121 Santa Monica Blvd (1942 / 2013)
(B) Providence Saint John’s Child &
Family Development Center –
~34,670 SF 1339 20th Street (1961)
(C) Commercial building ~10,551 SF
(SJHC Foundation Building)
2221 Santa Monica Blvd (1970)
(D) Saint John’s Cancer Institute and
Research Center ~55,055 SF
2200 Santa Monica Blvd (1951)
(E) 10-unit apartment building (vacant) –
1417 21st Street (1948)
(F) MRI Building
(G) Surface parking lots
Adjacent
Zoning
Districts
& Land
Uses:
R2, R4, MUB, HMU, MUBL, GC: Medical
office & services, single- & multi-family
residential, assisted living, commercial,
institutional, creative office & studios
Project Timeline and Process
Providence Saint John’s Health Center is a non -profit hospital and health care facility
that was originally built in 1942 on Santa Monica Boulevard between 20th and 23rd
Streets in the Mid-City neighborhood. After sustaining significant damage in the 1994
Northridge Earthquake, a plan for a two-phase (Phase One and Phase Two)
reconstruction and expansion of the hospital’s North and South Campuses was
authorized in July 1998 through approval of a Development Agreement between the
City and the Sisters of Charity of Leavenworth on behalf of Saint John’s Health Center.
The 55-year term of the Development Agreement ends on July 9, 2053. The First
Amendment to the Development Agreement was authorized by Council in 2011, in large
part, to modify the way the Health Center would be required to provide parking for the
Phase One project. Phase One construction was completed in 2013. The Second
A
B
C
D
E
F
G
G
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Amendment to the Development Agreement, authorized by Council in 2017, was largely
procedural in nature and established the framework for consideration of an extension of
Phase Two vested rights subject to negotiation of a third amendment to its original
Development Agreement (“Third Amendment”), which is the application currently before
the Council. A full summary and history of the original Development Agreement and
Second Amendment is provided in Attachment “B”.
Figure 3: Project Timeline and Process
Public Review Process for Master Plan and Third Amendment to Development
Agreement
The public review process for the Applicant’s proposal included a number of steps,
including several community meetings, to engage community members and policy
makers on the Phase Two Master Plan and potential community benefits. Preliminary
discussions by the Planning Commission and City Council regarding the proposed
development agreement followed in 2016. The City Council gave authorization to
proceed with project negotiations and environmental review in December 2016 and the
hearing for the Second Amendment in April 2017 provided another opportunity for public
comment. A Public Scoping Meeting was held by the City in 2017 to gather community
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input on the potential impacts areas to study in the project’s Environmental Impact
Report (EIR).
Figure 4: Summary of Salient Points from Public Review Process
Planning staff and members of the Providence team attended meetings of the City’s
Social Services Commission in August 2019 and on February 28, 2022 to provide an
overview of the Phase Two Master Plan and share information about Providence’s
current community benefit program and key benefits negotiated for Phase Two. The
Social Services Commission submitted an Op-Ed to the Santa Monica Daily Press (see
Attachment “C”) in February 2020 outlining its priority recommendations. Planning staff
and Providence also attended a second meeting of the Social Services Commission on
February 7, 2022. A letter from the Commission outlining its comments on the
negotiated community benefits proposal will be provided to the City Council for its
March 22, 2022 hearing (see Attachment “C”). Finally, as part of the Planning
Commission’s public hearing, nearly 100 letters were provided to the Commission.
Attachment “C” to this staff report provides links to these public comments provided
during the City review process.
Planning Commission Recommendation for Third Amendment to Development
Agreement
On January 26, 2022, the Planning Commission voted 4-0-1 to recommend that the City
Council Certify the Final EIR and approve the Phase Two Master Plan, Third
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Amendment, and other associated applications with the inclusion of eight
recommendations that address negotiated Phase Two community benefits and certain
impact fees. The Commission agreed that the Master Plan provides a comprehensive
approach for modernization of the Health Center campus and the community benefits
package is significant and provides important programs and resources that respond to
community needs.
The Planning Commission’s eight recommendations to guide implementation of
Providence’s annual community benefit program are organized into the following three
categories and listed below:
A. Annual Cash Grant and In-Kind Services Program
B. Funding for Santa Monica Behavioral Health Initiatives
C. Impact Fees and Multi-Family Housing
Staff’s response to these recommendations is presented with fuller context in the
Community Benefits section of this staff report.
A. Annual Cash Grant and In-Kind Services Program
1. Providence shall consult with subject matter experts, community
stakeholders, and co-funders in the grantmaking processes.
2. Limit in-kind funding to clearly measurable capital and operational
contributions.
3. Ensure a robust system for funding data-driven innovation that does not
unfairly advantage prior grantees over promising new grantees.
Exhibit R-1 to the Development Agreement contains the negotiated Community
Benefits. Staff has incorporated items #1 and #2. As discussed later in this report, while
staff has not incorporated the specific language of #3 above, the intent of this
recommendation is addressed through the inclusion of a review process to allow Saint
John’s to seek City Council approval to make a cash grant to a new organization or
program that would count toward its Development Agreement requirement, in the event
that the grantee is not also a City Human Services Grant Program recipient.
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B. Funding for Santa Monica Behavioral Health Initiatives
4. Focus the behavioral health funding on infrastructure and gap funding for
mental health outpatient care, with attention to measurable ways that the
program can divert from and prevent readmission to inpatient psychiatric
care.
5. Do not include the requirement for an eight-year outside payment date for the
second $5M payment to the City for behavioral health initiatives or a 1.5%
adjustment for inflation as proposed by staff.
As discussed more fully in this report, staff has negotiated a $10,000,000 cash
contribution from Providence to the City to be provided in two payments and the
Development Agreement stipulates that that these funds are to support Santa Monica
behavioral health initiatives, as determined by the Santa Monica City Council, following
a City-led public engagement process. Staff has not incorporated the Planning
Commission’s recommended language in #4 because the parameters in the
Development Agreement have specifically been drafted to provide the flexibility
necessary to allow the City Council to determine the most effective use of these funds.
Staff does not agree with the Planning Commission’s recommendation #5 to eliminate
the staff-proposed eight-year outside payment date for the second $5,000,000
contribution to the City. As discussed in the Community Benefits section of this staff
report, assuming Providence moves forward with construction of Phase Two, having a
timeline for receiving this second contribution, which would include an annual
adjustment as recommended by staff, will allow the City to more effectively plan for the
use of these funds to support future behavioral health services in the community.
C. Impact Fees and Multi-Family Housing
6. Vest the Transportation Impact Fee (TIF) and Affordable Housing Commercial
Linkage Fee at the FY2021-2022 baseline rates for full 17-year term for the
Phase Two Master Plan.
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7. Require the ten (10) units of Multi-Family Housing to be deed-restricted for
80% AMI Households, based on California Tax Credit Allocation Committee
(TCAC) rents, instead of for 50% AMI Households.
8. Clarify and expressly state that if Saint John’s partners with a nonprofit
housing provider to build a 100% Affordable Housing Project, rent levels for
the deed-restricted affordable housing units may be aligned with the permitted
income limits, rent limits, and regulations of the public financing source.
As outlined in #6, the Planning Commission recommends that Providence pay its
Transportation Impact Fee (TIF) and Affordable Housing Commercial Linkage Fee for
all Phase Two development that occurs during the 17-year vesting period for the Master
Plan based on the FY2021-2022 rates plus Consumer Price Index (CPI), compared to
the ten-year period agreed on by the staff and the Applicant. Staff continues to
recommend that the two impact fees be held at today’s rates plus CPI for the 10-year
period only. Consistent with the purpose of a development agreement, the City’s
proposal balances Providence’s interest in having vested rights and a greater measure
of predictability – with the City’s need to recover costs for capital improvements and
providing new affordable housing that are necessary to mitigate impacts associated with
new development in the City.
City staff and Providence have reviewed Planning Commission recommendations #7
and #8 addressing the ten (10) units of replacement multi-family housing to be provided
as part of the Phase Two Master Plan. The Planning Commission’s recommendations
have been considered but not fully incorporated. The Planning Commission was
concerned that a ten (10) unit development with 50% Area Median Income (AMI) rents
would not be feasible and therefore recommended higher TCAC 80% AMI rents to
make the ten (10) replacement unit development feasible. However, while higher TCAC
80% AMI rents would increase feasibility for a ten (10) unit development, it would not
encourage the applicant to seek opportunities to provide more affordable housing units.
Staff’s intent is to incentivize Providence’s full utilization of resources by partnering with
a non-profit housing provider and allowing flexibility in income targeting, rents, unit mix,
and sizes to obtain public financing for a larger number of affordable units without
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specifically mandating or imposing a specified number of additional units since
completion of the replacement units is required before a certificate of occupancy can
issue for the other Phase Two developments. Therefore, the updated language
provided in Exhibit R-1 to the Third Amendment states that all units will be deed-
restricted for TCAC 80% AMI Households with the clarification that rents, income levels,
unit mix, and unit sizes may be adjusted in order to partner with a non-profit affordable
housing provider to develop the affordable units and obtain public financing.
Discussion
I. Overview of Phase Two Master Plan
The Master Plan establishes the vision, goals, and principles for long-range
development of the Health Center through the following components:
• Vested rights for maximum allowable floor area and building heights;
• Cohesive circulation and multi-modal mobility plan for vehicles, bicycles, and
pedestrians and parking requirements;
• Permitted Uses;
• Development standards including:
o Building form/envelope standards (e.g. setbacks/stepbacks) that address
the specific needs of a health care campus
o Open space requirements including publicly-accessible open space
• Potential development phasing plans; and
• Requirements for necessary utilities and infrastructure to improve connections
between Saint John’s and surrounding neighborhood.
More specifically, the Master Plan’s phased development proposes the following:
• Up to 682,700 sf of total floor area, of which up to 660,150 SF would be above-
grade floor area (approximately 563,525 SF of net-new above-grade floor area)
and 22,550 sf would be below-grade floor area for development of
wellness/healthcare/research facilities;
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• A requirement for future discretionary review by the Planning Commission of
certain Phase Two buildings;
• Future vacation of a portion of 21st Street between Broadway and Santa Monica
Boulevard, subject to conditions including dedication of new public streets to be
located on Saint John’s South Campus;
• On-site subterranean parking;
• Publicly-accessible open space areas;
• Visitor accommodations;
• A minimum of 10 units of replacement multi-family housing; and
• New replacement facilities for Providence’s existing Saint John’s Cancer Institute
and Child and Family Development Center.
The proposed Master Plan would govern any proposals for future facilities on Saint
John’s Phase Two development sites submitted for a period of 17 years. Following
approval of the Master Plan, each building proposed for construction during this 17-year
vesting period would require both a finding of consistency with the Phase Two Master
Plan and review and approval of a Development Review Permit by the Planning
Commission. This review by the Planning Commission is required so that building mass,
site design, and infrastructure and parking needs are reviewed in the future – at a
period in time closer to when individual building will be constructed – and with the
benefit of a then-current assessment of health care, community priorities, and
infrastructure needs.
It is important to state that the Phase Two Master Plan does not obligate Saint John’s to
construct any particular development or the entire development scope; rather the
Master Plan provides a framework for Saint John’s to continue to meet changing health
care needs through the flexible reassessment and modernization of Health Center
facilities and operations for a 17-year vesting period. The Master Plan identifies the
infrastructure, circulation, and open space improvements necessary for each Phase
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Two Building and also addresses keeping the existing Health Center in full operation
throughout each stage of future development.
While there are two conceptual phasing plans presented as part of the Master Plan, the
exact order for development of Phase Two Buildings is not mandatory, as each stage of
development can occur and function independent of other stages, if certain Phase Two
Buildings are not pursued in the future. During the 17-year vesting period Saint John’s
would not be permitted to pursue new health care facilities under the current zoning
standards. The overall term of the amended Development Agreement would remain at a
total of 55 years until the year 2053.
Purpose and Goals of the Phase Two Master Plan
The proposed Phase Two Master Plan and Third Amendment to the Development
Agreement between the City and Providence represents a comprehensive evaluation of
the proposed vested rights and obligations for Phase Two development that reflects
Saint John’s important and long-standing presence in the community as a health care
provider and one of the City’s top five employers with a total of over 1,400 employees,
and the organization’s need to update facilities and create new space that reflects both
the innovations and changing needs in health care.
The Phase Two Master Plan presented as Attachments “D” and “E” encompasses
Applicant-owned parcels on both sides of Santa Monica Boulevard and integrates
health care-related uses, buildings, open space, parking resources, and vehicle,
pedestrian, and bicycle circulation improvements across the North and South
Campuses with the goal of expanding on the services currently provided by the
hospital’s diagnostic and treatment center, in-patient suites, emergency department,
and medical research facility (Saint John’s Cancer Institute).
Providence developed the parameters and program goals for the Phase Two Master
Plan following a needs assessment process conducted by Providence after assuming
sponsorship of the Health Center in 2014 and have been revised based on periodic
outreach with community members, following Planning Commission and Council
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preliminary discussions of the Master Plan concept, and substantive and extensive
review with City staff. The proposed Master Plan incorporates the recommendations
and priorities that have been gathered from Providence’s executive team, physicians,
clinicians, staff, administrators, and community health care service providers – and
provides a long-range plan for developing a state-of-the-art medical care and research
center that includes a new medical research facility for the Saint John’s Cancer Institute,
expanding ambulatory and acute care services rebuilt as part of Phase One, and
supporting health and wellness education in the community.
The City has conducted a comprehensive review of the proposed Phase Two Master
Plan and worked with Providence to negotiate the process and terms for the Third
Amendment in furtherance of following key principles:
• Preserving and expanding community access to the high quality health care
provided by Saint John’s;
• Promoting economic investment in Santa Monica;
• Protecting the surrounding community from impacts; and
• Negotiating enhanced community benefits for Santa Monica and its residents that
support City priorities to address critical health care needs in the community.
With respect to the Master Plan, through the review process, the City sought to create a
comprehensive campus plan that provides the following:
• Orderly, phased, and cohesive buildout of health care and community-focused
uses;
• A variety of enhanced open space areas;
• Sufficient on-site parking and infrastructure;
• Safe and efficient mobility for all modes; and
• Development parameters that set clear buildable envelope maximums and also
provide the flexibility necessary to respond to changing health care needs over
the next 17 years.
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The proposed Phase Two Master Plan is divided into four chapters and provides a
comprehensive presentation of the vision, vested uses and development standards, and
options for implementation of Phase Two development.
Providence Saint John’s Health Center
Phase Two Master Plan - Key Topics
Chapter 1 Introduction
Overview of Health Center; Master Plan parcels; regulatory requirements; prior
amendments
Chapter 2
Vision, Goals, Policies
Overview of Master Plan Components; Phase I vision and planning; Phase Two
programming goals; urban planning and design principles
Chapter 3
Development
Standards
Plan Overview
Permitted Uses Development Standards
Open Space Standards
Mobility Plan
Vehicle Parking Plan
Bicycle Amenities
Loading
Sustainability and Resiliency
Water and Sewer Infrastructure
Emergency Vehicle Access
Chapter 4
Phasing Plan
Implementation Principles
Phasing Plans
Scope of Work in Each Stage for Phasing Plan A & Phasing Plan B
Due to the comprehensive nature of the Phase Two Master Plan, a summary of the
following key components is provided as Attachment “A” to this staff report:
• Phase Two vested uses and site planning
• Conceptual development of Phase Two site and buildings
• Key development standards and Phase Two vested floor area comparison
• Open space and pedestrian connections
• Mobility plan and parking
Each section includes a discussion of the key factors that guided staff’s review of that
component of the Master Plan from a land use policy and planning perspective.
Conceptual Phasing Plans for Master Plan Implementation
As summarized in Attachment “A” and presented in full in Attachment “D”, the Phase
Two Master Plan sets forth an integrated long-range plan for phased design, approval,
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and development of wellness, health care, and medical research facilities on the Saint
John’s Campus. The City and Saint John’s have conducted intensive review and study
of all aspects of the Master Plan to identify the infrastructure, circulation, and open
space improvements are required for each building and stage of implementation of the
Phase Two development program.
Chapter Four of the Master Plan includes two conceptual phasing plans that provide the
order in which development is likely to occur and identifies the associated
improvements and related construction activities that will be required with each building
and development stage. While discussion about Master Plan implementation has shifted
focus over the course of the City review process, several key outcomes have continued
to shape the City’s careful evaluation of this important aspect of the Phase Two Master
Plan:
• Structuring orderly, phased buildout of the Phase Two development program with
the existing Health Center remaining accessible and in full operation;
• Ensuring the existing Child and Family Development Center and Saint John’s
Cancer Institute will remain in continuous operation until new facilities are
constructed and ready to open;
• Minimizing construction impacts to neighboring residents and businesses, by
allowing staging on Providence Saint John’s owned properties to the extent
reasonably feasible;
• Ensuring that sufficient parking is provided for existing health center operations
for its various users groups throughout implementation of the Master Plan; and
• Ensuring that applicable infrastructure, open space, and circulation
improvements are provided timely with each implementation stage of the Phase
Two development program.
Two potential alternate phasing plans were studied in detail as part of the Phase Two
Master Plan review: Phasing Plan A and Phasing Plan B. These alternative Phasing
Plans are shown in Figures 5 and 6 below and on Pages 58-59 of the Master Plan with
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the specific requirements for each stage of the plans. In Phasing Plan A, the first Phase
Two developments to move forward would be the Child & Family Development Center
(S1), Multi-Family Housing (S2), and West Ambulatory Care & Research Building (S3).
Figure 5: Master Plan – Phasing Plan A
In Phasing Plan B, the West Ambulatory & Acute Care (2C) building on the North
Campus along with the Multi-Family Housing (S2) would be the first developments to
move forward.
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Figure 6: Master Plan – Phasing Plan B
These Phasing Plans presented in full in the Master Plan demonstrate the incremental
stages of implementation for the infrastructure, open space, parking, circulation and
other improvements associated with the redevelopment of each Phase Two site. If
implementation of Phase Two proceeds in an order that differs from the two phasing
plans, the Third Amendment’s Development Review Permit findings along with the
companion requirements in the Master Plan ensure that infrastructure, open space,
parking, circulation and other improvements necessary to support each Phase Two site
are provided.
Finally, it should be noted that during the City review process, a draft proposal was
initially presented with a single phasing plan that included specific time deadlines for
each stage of development with buildings constructed in sequential order during the
vesting period (e.g., The S1 Building Development Review Permit would be filed within
three years of Master Plan approval, etc.). While this concept represented a simplified
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approach to phased development of the master plan, both parties negotiated the two
potential phasing plans presented today in recognition of the fundamental need
expressed by Saint John’s to have the flexibility, as a non-profit health care provider, to
fundraise and plan construction, to account for the inherent complexity of maintaining
ongoing operations during construction, and to potentially shift the order of Phase Two
development to respond to programmatic priorities in response to changing health care
needs in the community.
II. Third Amendment to the Development Agreement
Vested Rights and Approval of Phase Two Buildings
This Third Amendment reflects the good faith negotiations both parties have engaged in
to extend the Phase Two Vesting Deadline to allow for a longer timeframe to develop in
accordance with the proposed Phase Two Master Plan and provide renegotiated
community benefits as required by the amended Agreement.
More specifically, the Third Amendment provides a seventeen (17) year Phase Two
Vesting Deadline starting from the final effective date of the Third Amendment, subject
to a maximum three-year extension. Prior to the Phase Two Vesting Deadline, Saint
John’s would have a vested right to construct Phase Two development with the floor
areas, building heights, uses, and number of units indicated in Chapter 3 of the Phase
Two Master Plan, provided procedural requirements and milestones are completed
timely for submittal of Planning applications, issuance of building permits, and
completion of construction for Phase Two Buildings.
The Third Amendment also provides for the following:
• Allows modifications to the Phase One circulation plan that was established by
the original Development Agreement in order to align the North Campus Entry
Plaza with new South Campus circulation per the Phase Two Master Plan.
• Establishes review procedures for Phase Two development during the 17-year
Vesting Period as follows:
o Development Review Permit - For each Phase Two Building.
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o ARB Approval (Design Review) - Required prior to issuance of a building
permit for each Phase Two Building.
o Administrative Approval – Allowed for buildings less than 2,000 SF such
as the two small cafés and for the Multi-Family Housing Building.
Special Development Review Findings for Phase Two Buildings
Specifically-tailored Development Review Permit findings of fact have been created and
incorporated in the Third Amendment in order to acknowledge the requirement for
consistency with the Phase Two Master Plan and the vested rights established by the
Plan and to address the unique requirements of developing pursuant to the Phase Two
Master Plan, including the need for a final determination of the necessary off-site
infrastructure by the City Engineer and City Traffic Engineer as part of the Development
Review Permit process. All Phase Two Buildings that require approval of a
Development Review Permit would be subject to the following proposed findings of fact
necessary for approval:
1. The physical location, size, height, density (floor area or number of units),
massing, setbacks, pedestrian orientation, open space, parking requirements,
and placement of proposed structures on the site and the location of proposed
uses within the project are consistent with the Phase II Master Plan Standards
(Exhibit “Q”);
2. The rights-of-way can accommodate autos, bicycles, pedestrians, and multi-
modal transportation methods, including adequate parking and access in
accordance with the Phase II Master Plan Standards (Exhibit “Q”);
3. The health and safety services (police, fire etc.) are sufficient to accommodate
the new development;
4. The project is generally consistent with the Phase II Master Plan Standards
(Exhibit “Q”);
5. Based on environmental review in accordance with Section 2.13.4 of the Third
Amendment, the proposed project has no potentially significant environmental
impacts or any potentially significant environmental impacts have been reduced
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to less than significant levels because of mitigation measures incorporated in the
project or a Statement of Overriding Considerations has been adopted;
6. The project has no unacceptable adverse effects on public health or safety;
7. The project complies with all applicable mitigation measures and conditions of
approval established in Exhibit “S” of the Third Amendment.
8. The project provides all applicable significant project features and community
benefits consistent with Exhibit “R-1” of this Third Amendment.
9. Saint John’s has met and conferred with the City Engineer and City Traffic
Engineer, as applicable, to determine the off-site infrastructure (for utilities, traffic
infrastructure, and public right-of-way) that will be required by the City Engineer
and City Traffic Engineer as conditions to issuance of a building permit to be
completed prior to issuance of the Certificate of Occupancy for the Phase II
Building(s), and the information necessary for the City Engineer and City Traffic
Engineer to make his or her determination has been provided by Saint John’s.
Without limiting the City Traffic Engineer’s or the City’s Engineer’s authority
under Article 7 of 2022 SMMC, as amended from time to time after the Third
Amendment Effective Date, the City Traffic Engineer’s and City Engineer’s
determinations are generally consistent with the Phase II Master Plan.
Proposed Community Benefits
Pursuant to a development agreement, the City can negotiate community benefits within
the bounds of its police power and statutory authority. The Third Amendment that
accompanies the Master Plan proposes a renegotiated community benefit package for
the duration of the original 55-year Development Agreement term that ends in the year
2053. The City’s negotiation of community benefits has been focused on delivering a
series of programmatic and monetary investments from Saint John’s to support
community health in the Santa Monica.
The following discussion presents a brief summary of each community benefit category
that has been negotiated by the City and Providence. This negotiation acknowledges
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Saint John’s important role as a non-profit health care provider that implements and
supports programs addressing critical health needs in the community and builds upon
the substantial community benefits that have been provided by Saint John’s through its
existing Phase One obligation.
Exhibit R-1 to the Third Amendment would govern community benefits, childcare
requirements, and neighborhood protection provisions in the Development Agreement
including for Phase One and Phase Two. Some community benefits are required
through the end of the 17-year vested rights term for the Phase Two Master Plan while
other benefits are required through the end of the term of the Development Agreement
in the year 2053.
1) Community Benefit Program: Homelessness Services and Services to Other
Vulnerable Populations
The new Community Benefit Program would serve as a replacement for Saint John’s
annual Phase One Santa Monica Community Access Plan (SMCAP) obligation. This
would require that Saint John’s continue its triennial health needs assessment in the
community and provide on an annual basis until the end of the Development Agreement
term, grant funds and in-kind services to support homelessness services and services
to other vulnerable populations. More specifically, Saint John’s must provide cash
grants to other non-profit community partners and in-kind support for homeless services
and prevention, services to other vulnerable populations, and/or behavioral health
programs in the community in the amount of a minimum of One Million Dollars
($1,000,000) in value provided annually for twenty years. Starting in calendar year
2043, a minimum of Five Hundred Thousand Dollars ($500,000) in value will be
required annually through the end of 2052. The annual amount of the Providence’s
community benefit program will be subject to an annual 1.5% adjustment.
Providence must provide a minimum of 80% of the required annual value as cash
grants to other non-profit organizations/programs that meet the following criteria and
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any remaining applicable annual value any may be provided as in-kind support or
programs:
• The non-profit organization must serve populations consistent with the
requirements of the City’s Human Services Grants Program; and
• The non-profit organization is funded by or has been funded by the City of Santa
Monica’s Human Services Grant Program within the three fiscal years prior to
submitting a request to Providence for grant funding.
For other organizations/programs that may not meet these criteria (e.g., a
new/emerging organization or new program that is not funded by the City’s grant
program), the Development Agreement provides a process for Saint John’s to make a
request to the City Council for approval that a cash grant to such organization/program
would count toward its annual requirement.
Per the Planning Commission’s recommendations, as part of its annual community
benefit program implementation, the following two criteria shall also apply in order to
provide:
• Saint John’s shall consult with subject matter experts, community stakeholders
and co-funders [i.e. financial partner] in the grantmaking process.
• Any in-kind funding shall be limited to clearly measurable capital and/or
operational contributions.
At the end of the Development Agreement Term, the total value of Providence’s annual
community benefit program will be over $29,000,000, of which over $23,000,000 will
have been provided by Providence as cash grants to other non-profit organizations.
2) Child Care Program
During the entire Development Agreement Term, Saint John’s will be required to
continue its on-site Phase One Child Care Program obligation for providing a minimum
49 spaces for full-day childcare which includes a minimum 21 full-day infant/toddler
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spaces and provide additional service capacity to address Phase Two childcare
demand. Along with a series of programmatic requirements, tuition subsidies are also
required as part of the Phase One obligation. The original Development Agreement
requires Saint John’s to provide additional childcare spaces to address the childcare
needs generated by the Phase Two development. A childcare needs assessment was
conducted as part of the Phase Two process, subject to City approval. Based on that
analysis Saint John’s is required to increase its service capacity for a minimum of 11
additional childcare spaces over the implementation of Phase Two development.
The requirement to provide its Child Care Program to address both Phase One and
Phase Two requirements may occur in the planned new Child and Family Development
Center Building (S1) on the South Campus adjacent to Broadway. This planned facility
would have a total of five classrooms, outdoor activity space, and have operational
capacity for up to 71 licensed childcare spaces. In the event that childcare for Phase
One or Phase Two is not provided on the S1 Site and operations remain on the North
Campus in the existing Child and Family Development Center Building, Saint John’s will
be required to pay an Early Childhood Initiatives contribution to the City in the amount of
$300,000.00. The City would utilize this contribution to support early childhood initiatives
including but not limited to infant, toddler and pre-school tuition subsidies; family support
and parent engagement strategies; home visitation programs; facility and playground
improvements and kindergarten readiness models.
3) Monetary Contribution for Santa Monica Behavioral Health Initiatives
Background on Negotiation
The City recognizes the need for greater capacity to address the unmet behavioral
health needs of both housed and unhoused residents, especially on a 24/7 basis. The
City is studying different models to address this gap, assessing resources and
identifying partnerships both locally and in the region. The City’s Community Services
Department has released a Request for Proposals to advance this evaluation in a
concrete way. More specifically, the City is seeking a cross-discipline expert team to
advise the City and support the development of a comprehensive behavioral health
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strategy, to include a community engagement process, and to evaluate the feasibility
and development of an operational plan and site assessment for a potential behavioral
health center.
City and Providence Negotiation
In addition to the negotiation of Saint John’s annual Community Benefit Program
providing cash grants and in-kind services to support homelessness services and
services to other vulnerable populations, as outlined in #1 above, the City and
Providence have been in substantive discussions regarding a new and significant
investment from Providence in the form of a direct financial commitment of $10,000,000
to help expand access to services and to improve the continuum of care for individuals
in the community who need access to behavioral health services.
The negotiated funds would be paid directly to the City and could be used for capital
needs or operational funding for a behavioral health center – or for other City-sponsored
behavioral health programs. The most effective way(s) to use these funds would be
determined at the discretion of the City Council. It is staff’s hope that Council’s
determination will be informed by the forthcoming inclusive community-based process to
develop a comprehensive behavioral health strategy, including an operational plan for a
24/7 behavioral health center and feasibility studies of available City property. A
Request for Proposals for experts to support the City’s development of a community-
wide behavioral health strategy was released earlier this month. Staff anticipates
returning to Council in Summer 2022 with recommendation of award of contract.
Community engagement would follow. Additionally, staff will return to Council in May
with an interdepartmental update on homelessness that will highlight potential new
investments through the FY 2022-23 budget process to expand access to behavioral
healthcare.
In addition, in order to address the broader intent of Planning Commission’s
recommendation #4 regarding how the City should use the funds, staff has included a
requirement:
• Saint John’s shall support the City’s community engagement process for the
development of Santa Monica Behavioral Health Initiatives by actively
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participating in planning meetings and making good faith efforts to provide
subject matter experts and leverage existing partnerships to help advance the
City’s behavioral health goals and priorities.
The City and Providence both agree on the fundamental purpose and importance of this
community benefit to make a meaningful and positive impact in supporting behavioral
health services in Santa Monica; however, the City and Providence are not in full
agreement on the schedule of payment and the inclusion of an annual adjustment to
account for inflation, as detailed below.
Providence Proposal
Providence proposes that Saint John’s would be required to provide a total sum of Ten
Million Dollars ($10,000,000) to the City based on the following schedule:
a) Within 180 days after the Third Amendment Effective Date, Saint John’s
would be required to pay the sum of Five Million Dollars ($5,000,000) to the City;
and
b) Within 100 days after the effective date of the final City approval of the
Development Review Permit for the first Phase Two Building (excluding the
Phase Two Multi-Family Housing building (S2)), Saint John’s would be required
to pay an additional sum of Five Million Dollars ($5,000,000) to the City.
City Proposal
The City proposes that an outside time limit be established for submitting the second
payment of $5,000,000 in order to ensure that the City has a clear timeline and the full
ability to plan for the use of these funds to address a critical community priority. More
specifically, timing is important because there are both City and other agency efforts
underway to evaluate the feasibility and potential for implementing different behavioral
health service models that could also include the future siting and operation of a
community-based behavioral health center. Having a firm commitment regarding when
resources would be available for such a project may allow the City to use such funds to
leverage other resources and partnerships toward this effort. Accordingly, the City has
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proposed the following counterpoint to Providence addressing the timing of the second
payment and inclusion of a 1.5% annual adjustment to account for inflation:
(b) Saint John’s shall pay the additional sum of Five Million Dollars ($5,000,000)
to the City upon the earlier of:
(i) One-hundred (100) days after the effective date of the final City
approval of the Development Review Permit for the first Phase Two Building
(excluding the Phase Two Multi-Family Housing building (S2)), or
(ii) Eight (8) years after the Third Amendment Effective Date.
Notwithstanding the foregoing, if this additional sum is not paid within
three (3) years after the Third Amendment Effective Date, this sum shall be
adjusted commencing January 1, 2025 and annually thereafter by one and a half
percent (1.5%).
In summary, Providence agrees with the timing for the first payment to the City – and
agrees that the second payment of $ 5,000,000 is contingent on the approval of the first
Development Review Permit for a Phase Two Building (excluding the Phase Two Multi-
Family Housing building). However, Providence does not agree with setting an outside
date of eight years for the second payment regardless of whether or not a Development
Review Permit for a Phase Two Building has been approved.
If the outside payment date is not agreed to by Providence then this second contribution
could be made to the City any time within the 17-year vesting period that starts after
final approval of the Third Amendment, provided Providence proceeds with Phase Two
development. As a result, if Providence never proceeds with Phase Two development
then the second contribution would not be received by the City. Providence also does
not agree with increasing the second payment by 1.5% annually as described in the City
proposal.
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Providence has expressed their position that the community benefit proposal presented
to the City is substantial and unprecedented for a non-profit organization in a land use
entitlement context and that the timing for the second payment tied to the approval of
the first Development Review Permit for a Phase Two Building is fair and appropriate.
Furthermore, Providence has indicated that the first $5,000,000 payment to the City
within 180 days of final approval of the Third Amendment and Phase Two Master Plan
is not contingent on construction of any Phase Two development and, as such, is
demonstration of its commitment to helping address behavioral health in the community,
and to its overall investment in the Phase Two Master Plan process.
4) Child & Family Development Center Youth and Family Program
Beginning on July 1, 2023 through the Term of the Development Agreement, Saint
John’s has agreed to continue its Child/Youth Development Project (or a substantially
similar program) without City funding. Saint John’s has historically received City grants
of approximately $315,000 annually to subsidize this program. The Child/Youth
Development Project shall continue to provide direct services to children and families
who have been impacted by community violence, familial discord, poverty, substance
abuse, and/or trauma as further described in Section 3.2 of Exhibit R-1.
5) Community Access to Phase Two Community-Oriented Facilities
The original Development Agreement established a requirement that as part of Phase
Two development, Saint John’s would be obligated to allow a reasonable number of
Santa Monica residents who are unable to afford fees and memberships to have access
to Phase Two’s community-oriented facilities. R-1 Exhibit Section 3.3 outlines this
proposed community benefit with more specificity following negotiation as part of the
Third Amendment and with consideration of the applicable components of the Phase
Two Master Plan. This requirement would be in effect during the full term of the
Development Agreement and specifies the terms for use of Phase Two community-
oriented facilities including by community groups and local non-profit organizations at
the new Education & Conference Center on the South Campus. There is also a
requirement for providing discounted admission pricing to Santa Monica residents for
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future conference and events hosted by Saint John’s and open to the public at the
Education & Conference Center.
6) Phase Two Open Space, including Publicly-Accessible Open Space and 24/7
Pedestrian Connections
The original Development Agreement established the requirement for a minimum of
35% open space provided on the South Campus as part of Phase Two. This site
planning requirement has been incorporated into the Phase Two Master Plan and has
served as benchmark guiding principle for the Plan’s evolution since the Development
Agreement for the Health Center was originally approved in 1998. Accordingly,
substantial open space, including Publicly-Accessible Open Space and 24/7 Pedestrian
Connections, have been an area of focus for both the City and Saint John’s in terms of
site planning for Phase Two. Publicly-accessible open space and 24/7 Pedestrian
Connections are required in accordance with Section 2.11 of the Third Amendment and
the Phase Two Master Plan Standards.
7) Phase Two Vehicle, Bicycle & Pedestrian Infrastructure Improvements and
Enhanced Transportation Demand Management and the Transportation Impact
Fee
Section 3.5.1 of Exhibit R-1 provide the cross-reference to the Phase Two Master Plan’s
requirement for Saint John’s to make certain vehicle, pedestrian and bicycle
infrastructure improvements as part of the Phase Two developments. The City and
Providence has engaged in negotiations regarding payment of the Transportation
Impact Fee for Phase Two Buildings as individual Development Review Permit
applications are submitted as part of the phased buildout of Phase Two.
With respect to payment of the Transportation Impact Fee for Phase Two development,
both parties have agreed that the fee in effect in 2022 will be valid for Phase Two
development applications submitted and deemed complete during a period of ten years
after the Third Amendment Effective Date. After that 10-year period, the Transportation
Impact Fee then in effect would apply.
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Through the negotiation, both parties have also agreed that in order to further support
use of public transportation and single-occupancy vehicle trip reduction by a large
employer in the community such as Saint John’s, Providence may request that up to
$50,000 of the TIF for each Phase Two development may be used by Saint John’s
(rather than being paid to the City) for transportation demand management measures
beyond those required by the Phase Two Transportation Demand Management Plan
(Exhibit R-2 to the Third Amendment). This Transportation Demand Management Plan
was originally negotiated and required as part of the First Amendment to the
Development Agreement and has been implemented since then and will be required
through the end of the 17-year Phase Two Vesting Deadline. After the Phase Two
Vesting Deadline, the City’s transportation demand requirements then in effect will
apply.
8) Phase Two Local Hiring Programs
Section 3 of Exhibit R-1 confirms that during the Term of the Third Amendment, Saint
John’s will be required to implement and monitor the Local Hiring Programs for Phase
Two as provided in Exhibits R-5 and R-6 to the Third Amendment. These programs
include local hiring provisions for construction-related and permanent employment. The
Applicant and commercial tenants would be required to follow certain steps to ensure
that the greatest opportunity for interviewing local residents and employees is provided.
All hiring decisions would continue to remain at the discretion of Providence and
commercial tenants. The concept of Priority for Targeted Job Applicants provides an
updated definition of “First Priority” as follows: “Any resident of a household with no
greater than 80% Median Income that resides within the Low and Moderate Income
Areas identified in Map 2-7 of the City of Santa Monica’s Adopted 6th Cycle 2021-2029
Housing Element or any resident who resides in Santa Monica’s 90404 zip code (Pico
Neighborhood).”
9) Neighborhood Protection Measures
Except as otherwise stated in Section 4 of Exhibit R-1, during the Term of the Third
Amendment, a series of Neighborhood Protection Measures will be required. These
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requirements include having a community Ombudsperson, security escorts for staff,
providing a discounted daily parking rate for visitors/patients with Disabled Person
license plates or placards who are visiting Saint John’s, availability of special events
parking, requirement for an annual community meeting to identify and address any
issues associated with Saint John’s compliance under the Development Agreement,
and the requirement to continue implementation of its noise reduction parking policy in
Lot “H” adjacent to the 1440 23rd Street residential building is required. .
10) Phase Two South Campus Affordable Housing & Affordable Housing
Commercial Linkage Fee
Subject to the terms provided in Section 5 of Exhibit R-1, Saint John’s is required to
replace the existing 10 vacant residential units located at 1417 21st Street by building no
less than ten (10) new deed-restricted residential rental dwelling units affordable to
TCAC 80% AMI Households on the South Campus in the location identified in the
Phase Two Master Plan adjacent to Broadway. All ten of these units will be subject to a
recorded rental deed restriction of not less than 99-years. Saint John’s is not precluded
from partnering with a housing provider to develop, finance and deliver these affordable
units. Saint John’s may satisfy its housing obligations under the Third Amendment at
any time, however, no other Phase Two Building on the South Campus may obtain its
Certificate of Occupancy until these replacement units have been issued a Certificate of
Occupancy by the City.
With respect to payment of the Affordable Housing Commercial Linkage Fee for
applicable Phase Two development, both parties have agreed that the fee in effect in
2022 will be valid for Phase Two development applications submitted and deemed
complete during a period of ten years after the Third Amendment Effective Date. After
that 10-year period, the Affordable Housing Commercial Linkage then in effect would
apply.
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11) Internship/Nurse Residency Program
As provided in Section 6 of Exhibit R-1, during the Term of the Third Amendment,
Providence will be required to make available at least two (2) internships or nurse
residencies during each school year (which for this purpose includes the following
summer) to students who attend a high school in Santa Monica or Santa Monica
College (or attended within three years prior to the relevant year) or are Santa Monica
residents. Two (2) additional internships or nurse residencies shall also be made
available no later than six months after the issuance of the Certificate of Occupancy for
the first Phase Two Building, not including the Phase Two Multi-Family Housing
building.
All four (4) of these internships shall be paid at the City’s minimum wage unless a
student requests an unpaid internship in order to obtain school credit(s) (or more school
credits) for such internship. Providence shall select interns in accordance with its normal
practice of hiring the most qualified candidate and shall make a good faith effort to hire
residents of the 90404 zip code (Pico Neighborhood) as the first priority and other Santa
Monica residents as the second priority when most qualified or equally qualified as other
applicants who are not residents of the 90404 zip code or Santa Monica residents, as
applicable. Subject to the requirements specified Section 6 Exhibit R-1, Saint John’s
retains full discretion to establish selection criteria for, and to select, the students for the
internships.
Saint John’s will also be required to notify the City’s Director of Community
Development, Santa Monica High School, Santa Monica College, Virginia Avenue Park
Advisory Board, and Virginia Avenue Park Youth Employment Services of the
availability of, and selection criteria for, such internships prior to the start of each school
year.
12) Equal Opportunity Subcontracting
Section 7 of Exhibit R-1 provides the requirements for inclusion in all construction
contracts between Saint John’s and its contractors with respect to Phase Two
Development Sites during the Term of the Third Amendment:
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“The Contractor shall not discriminate on the basis of race, gender, religion, national
origin, ethnicity, sexual orientation, age, or disability in the solicitation, selection, hiring,
or treatment of subcontractors, vendors, or suppliers. The Contractor shall provide
equal opportunity for subcontractors to participate in subcontracting opportunities. The
Contractor understands and agrees that violation of this clause shall be considered a
material breach of the contract and may result in contract termination or other contract
remedies.”
“At least 30 days before recruitment of subcontractors by any of Saint John’s
construction contractors, Saint John’s shall submit documentation to the Community
Development Director, evidencing its construction contractors’ outreach about bid
opportunities to enhance participation by all classes of subcontractors, vendors, or
suppliers, including, without limitation, women business enterprises, minority business
enterprises, and local business enterprises. The scope of documentation shall be
reasonably determined by the Community Development Director.”
Proposed Vacation of a Portion of 21st Street
In order to implement the Phase Two Master Plan on the South Campus, Providence
has requested vacation of a 250-foot portion of 21st Street between Broadway and
Santa Monica Boulevard. This is shown in purple in the figure below. This proposed
partial street vacation provides the opportunity for a pedestrian-oriented, publicly-
accessible plaza that opens onto Santa Monica Boulevard with public access for
pedestrians and cyclists provided through to Broadway. The southern portion of 21st
Street would remain a public street and continue to provide access to neighboring
residential developments and connect to two new City streets on Saint John’s property.
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Figure 7 – Map Showing Proposed Street Vacation and Proposed new City streets
If approved, the proposed street vacation would be subject to the following conditions:
(a) dedication of Saint John’s property for two new City streets (referred to as 20th
Place and Saint John’s Way), as depicted above in Figure 7, to provide alternative
vehicular, pedestrian and bicycle access, and (b) dedication of pedestrian connections
to provide pedestrian access through Saint John’s Campus, and c) dedication of
necessary utility easements. The partial street vacation would not occur until all of these
conditions have been met to the City’s satisfaction as part of future phased construction
during the 17-year vesting period.
Attachment “M” to this staff report provides the Council’s Resolution of Intention
declaring its intention to order vacation of portions of 21st Street’s public right-of-way
and to set a public hearing on April 26, 2022. This resolution is the formal initiation of
the process to approve the future street vacation that is required by the Streets and
Highways Code. Public outreach and required notifications would be conducted prior to
the April 26, 2022 meeting.
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General Plan Consistency Analysis
The proposed Phase Two Master Plan and Third Amendment to the 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 Saint John’s is a
non-profit healthcare facility located in the Healthcare District Land Use Designation.
The vision for this land use designation is to create a cohesive environment that
supports the continued vitality of the City’s hospitals, responds to the evolving needs of
the health care community, and improves the way health care facilities relate to
surrounding residential and commercial areas.
The Phase Two Master Plan and Third Amendment is consistent with Land Use and
Circulation Element (LUCE) Goal D28: Allow for the continued improvement of the
Healthcare District and the ongoing responsible expansion of the Saint John’s Health
Center (St. John’s) and Santa Monica-UCLA Medical Center (SMUCLA). Specifically,
the Phase Two Master Plan and Third Amendment to the Development Agreement
present a comprehensive Master Plan that addresses all development on the north and
south campuses for a 17-year period and provides for substantive review of individual
buildings closer to the time of construction in order to create the cohesive environment
that supports the vitality of the health care district and also protects adjacent residential
neighborhoods.
The proposed Phase Two Master Plan and Third Amendment to the Development
Agreement is also consistent with LUCE Goal LU7: Support the continued vitality of the
City’s hospitals to meet the healthcare needs of the City and the larger region, and
implement strategies to reduce vehicle trips. Specifically, development standards in the
Master Plan and the procedural requirements set forth in the Third Amendment to the
Development Agreement ensure that a mix of medical research and hospital health care
uses are vested (permitted) for a period of 17 years to allow phased implementation of
health care facilities that are responsive to changing health care needs in the
community. Moreover, Saint John’s Health Center will be required to continue to
implement a Transportation Demand Management (TDM) Program to reduce vehicle
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trips in the area and associated parking demand and the Master Plan includes
pedestrian and bicycle enhancements to promote alternative modes of travel and better
connections to public transit.
Accordingly, the Phase Two Master Plan is therefore consistent with LUCE Circulation
Policy T19.2 which seeks appropriate TDM requirements for new development.
Furthermore, the project is consistent with LUCE’s overall land use policies by providing
community benefits for the area, including but not limited to, affordable housing, mobility
improvements, visitor accommodations, publicly-accessible open spaces, and programs
to address the needs of vulnerable populations in the community.
Hospital Area Specific Plan Repeal and General Plan Amendment
The Phase Two Master Plan and Third Amendment to the Development Agreement was
assessed for consistency with the Land Use and Circulation Element (LUCE) of the
General Plan, including various Citywide and Healthcare District goals, objectives and
policies. The current HASP is based on 1984 General Plan policies and 1988 Zoning
Ordinance designations and development standards for the entire Hospital Area
Specific Plan study area, including UCLA-owned properties, commercial-zoned parcels,
and residential-zoned parcels. The proposal to repeal the 1988 HASP and remove
references to the HASP contained in the 2010 Land Use and Circulation Element would
not change the current regulations that apply to the HASP area. More specifically, the
2015 Zoning Ordinance use regulations and development standards would continue to
apply to parcels in the current HASP area and, if approved, the Phase Two Master Plan
would govern the Saint John’s Health Center parcels until the end of the 17-year vesting
period established by the amended Development Agreement. The proposed General
Plan Amendment would only strike or modify references to a Hospital Area Specific
Plan; the 2010 LUCE’s goals, objectives, and policies would continue to apply for the
LUCE Healthcare District, applicable Boulevards (Wilshire, Santa Monica, and
Broadway), and the Healthcare Mixed Use Land Use Designation. Proposed language
associated with General Plan Amendment and the repeal of the HASP is provided in
Attachment “H”.
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Environmental Analysis
In accordance with the California Environmental Quality Act (CEQA), an EIR was
prepared to analyze the potential environmental effects of the Providence Saint John’s
Project. As required by Section 15082 of the CEQA Guidelines, a Notice of Preparation
(NOP) was published on commencing April 10, 2017 and ending May 11, 2017. The
purpose of the NOP was to formally convey that the City was preparing a Draft EIR for
the Project, and to solicit input regarding the scope and content of the environmental
information to be included in the Draft EIR.
The public scoping meeting was held on April 24, 2017 from 6:00 P.M. to 7:30 P.M. at
the McKinley Elementary School Auditorium, located at 2401 Santa Monica Boulevard,
Santa Monica, California 90404. The meeting included a presentation of the Project
and an overview of the CEQA process followed by an open house format which
provided interested individuals, groups, and public agencies the opportunity to view
materials, ask questions, and provide oral and written comments to the City regarding
the scope and focus of the Draft EIR as described in the NOP.
On July 30, 2019, a Notice of Completion and Public Availability of the Draft EIR was
published, commencing a 45-day public comment period for the Draft EIR that ended on
September 13, 2019. In accordance with Section 15087(a) of the State CEQA
Guidelines, a public notice indicating the Draft EIR was available for review was
distributed to parties providing comment on the Notice of Preparation (“NOP”) and
residents within a 1,000-foot radius of the Project Site. Additionally, the notice was
published in the Santa Monica Daily Press and mailed to all neighborhood groups,
relevant governmental agencies, and interested parties. The Draft EIR was made
available for public review at local libraries, City Hall, and online on the City of Santa
Monica’s Planning & Community Development Department website.
The environmental issues studied in detail in the Draft EIR include:
• Aesthetics (Visual Character, Views, Light and Glare, Shading)
• Air Quality/Health Risk
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• Construction Effects
• Cultural Resources - Historical Resources
• Cultural Resources - Archaeology and Paleontology
• Energy
• Greenhouse Gas Emissions
• Geology and Soils
• Hazards and Hazardous Materials
• Hydrology and Water Quality
• Land Use/Planning
• Neighborhood Effects
• Noise and Vibration
• Population and Housing
• Police Protection
• Fire Protection
• Transportation
• Tribal Cultural Resources
• Water
• Wastewater
• Solid Waste
Other issue areas such as Agricultural/Forestry Resources, Biological Resources,
Mineral Resources, and Recreation were determined to be less than significant in the
Initial Study (Appendix A of the EIR).
The Final EIR, which was published in January 2022, contains all comments and
responses to comments received during the comment period as well as minor changes
to the Draft EIR.
Comments on the Draft EIR
The Draft EIR was available for a 90-day public review period, during which a total of 90
comment letters were received. During this period, a total of ten comment letters were
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received. Comments were raised regarding traffic analysis, general support for the
project, and concerns about construction air quality. Responses to all comments
received are included in the Final EIR within Chapter 10, Responses to Comments.
Significant Impacts
As indicated in Chapter 4, Environmental Impact Analysis, of the Final EIR, the Project
would result in significant unavoidable impacts in terms of air quality, construction
effects (due to vibration), cultural resources - historical resources, neighborhood effects
(due to transportation), noise and vibration (vibration), and transportation.
Air Quality
As indicated in Section 4.2, Air Quality, of the EIR, Project Interim Year (2031)
operational nitrogen oxides (NOx) emissions would be reduced with implementation of
the proposed mitigation measure (e.g., MM-AIR-1), but would still exceed South Coast
Air Quality Management District (SCAQMD) regional operational thresholds. Therefore,
operational NOx emissions would be significant and unavoidable. However, it should be
noted that if the SCAQMD regional construction thresholds were applied, total Project
construction and operational emissions would be below all thresholds.
Cultural Resources - Historical Resources
As indicated in Section 4.4, Cultural Resources - Historical Resources, of this EIR, the
Project would result in a significant unavoidable impacts to historical resources due to
demolition of the Santa Monica Cancer Institute Building (formerly John Wayne Cancer
Institute) and Lt. Joseph P. Kennedy Jr. Memorial Child & Family Development Center
(CFDC). The implementation of the proposed mitigation measures (e.g., MM-HIST-1
through -3) would address impacts, but would not reduce to less than significant levels
as there is no feasible mitigation to reduce demolition of these historical resources to a
less than significant level.
Noise and Vibration/Construction Effects
As indicated in Section 4.13, Noise and Vibration, of the EIR, Project construction
activities would result in significant vibration effects. Participation in Mitigation Measure
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MM-NOISE-2 would prevent vibration impacts to vibration sensitive medical equipment
at Medical Office Buildings not owned/controlled by Saint John’s. Participation in MM-
NOISE-2 includes location inventory, simulation testing, equipment relocation, and
equipment isolation. MM-NOISE-2 also requires that no construction be conducted
during active use of equipment, or alternative construction methods. Thus, potentially
significant construction vibration impacts at participating Medical Office Buildings not
owned/controlled by Saint John’s would be reduced to a less than significant level.
However, for any Medical Office Buildings not owned/controlled by Saint John’s that do
not participate in MM-NOISE-2, Project construction vibration could result impacts to
vibration sensitive medical equipment. Therefore, the impact would be significant and
unavoidable.
Transportation/Neighborhood Effects
As indicated in Section 4.17, Transportation, of the EIR, Project intersection and street
segment operations impacts would be significant and unavoidable at fourteen study
intersections and six segments under Interim Year (2031) and/or Future Year (2042)
conditions. The impacts at these intersections would be significant and unavoidable as
feasible mitigation is not available to reduce the impacts at these intersections to less
than significant levels due to lack of additional adequate right-of-way area,
inconsistency with adopted City policies, and/or because they would result substantial
secondary impacts. It should be noted that after publication of the Draft EIR, on June
9th, 2020 the City adopted vehicle miles traveled (VMT) as the metric for analyzing the
transportation impacts of projects that are subject to CEQA, to align with the
requirements of Senate Bill (SB 743). VMT measures the cumulative distance of
automobile travel, taking into account the origin and destination of a particular trip.
Typically, development located at a greater distance from other land uses and in areas
without transit generates more VMT than development near other land uses with more
robust transportation options. Since the Project’s Notice of Preparation and Draft EIR
predate the adoption of the VMT thresholds, the Project’s analysis of transportation
effects are utilized using the former level of service (LOS) standards. Nonetheless,
Section 4.17, Transportation, of the EIR does provide analysis and disclosure of the
Project’s VMT effects.
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Alternatives Studied
The selection of alternatives studied in the EIR are based on CEQA requirements as
well as consideration of public comments received during the NOP comment period for
the Draft EIR. The EIR studied five alternatives to the project, which are intended to
reduce the environmental impacts of the projects:
• Alternative 1 – No Project/No Build: Per CEQA Guidelines Section 15126.6(e)(2),
the No Project/No Build Alternative analysis discusses the existing conditions at
the time the Notice of Preparation (NOP) was published (April 7, 2017) and
compares impacts of the No Project/No Build Alternative to the Project. Under
the No Project/No Build Alternative, the Project would not be developed. Rather,
the existing on-site uses (e.g., medical, medical office, laboratory, day care, and
vacant residential totaling 110,055 square feet of floor area, along with the
existing entry plaza and surface parking) would remain unchanged.
• Alternative 2 – Tier 1 Only: Alternative 2 assumes development of the Phase
Two Development Sites with healthcare and related uses at the Tier 1 densities
and heights with associated parking (e.g., not at the Tier 2 densities and heights
permitted by the SSMC with the provision of specified community benefits). In
addition, the existing street network would remain as is. There would be no new
streets such as 20th Place and Saint John’s Way and, the northern portion of
21st Street would not be vacated. Instead, site access would be directly from the
streets adjacent to the Phase Two sites. Furthermore, the below-grade tunnels
connecting parking garages and above-grade pedestrian connections over Santa
Monica Boulevard would not be constructed.
• The total floor area available for Phase Two uses would be reduced by about
110,000 square feet as a result of the Tier 1 height and density limitations. In
addition to reducing the total floor area available for healthcare uses, Alternative
2 would not include an Education and Conference Center, Visitor Housing, Saint
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John’s Café or Mullin Plaza Café. The on-site open space would also be
significantly reduced due to the Tier 1 height limit.
• Alternative 3 – Reduced Healthcare Uses with Tier 2 Housing on South Campus:
This alternative represents a reduction in the healthcare uses compared with the
proposed Project and a reduction in open space, with an overall increase in the
total floor area to accommodate residential development on the South Campus in
response to public comments received during the preliminary hearings and NOP
scoping meeting to explore adding housing as part of the Phase Two Master
Plan. Total development on the North Campus would be consistent with the
Master Plan, with variations in the proposed uses to accommodate replacement
of the Child and Family Development Center, including its Daycare uses, on
Development Site 2I (rather than moving the Child and Family Development
Center to a new building on the South Campus along Broadway). The northern
portion of the South Campus (along Santa Monica Boulevard) would be
developed with healthcare uses in buildings with similar setbacks, densities and
heights as the Phase Two Master Plan. On the southern portion of the South
Campus, development would be primarily multi-family housing (247 multi-family
units, including 10 replacement units) at Tier 2 densities and heights with a
reduction of open space on the South Campus.
No Visitor Housing would be developed. In addition, the existing street network
would remain as is. There would be no new streets such as 20th Place and Saint
John’s Way and, the northern portion of 21st Street would not be vacated.
Furthermore, the above-grade pedestrian connections over Santa Monica
Boulevard and the tunnels beneath Santa Monica Boulevard would not be
constructed.
• Alternative 4 – Reduced Master Plan: Alternative 4 represents a reduction in the
Phase Two Master Plan, with a reduction in height such that all new buildings
would be no greater than 70 feet consistent with the Zoning Ordinance’s HMU
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Tier 2 maximum height. Under Alternative 4, total development on the Saint
John’s Campus would be reduced due to the decreased height as compared to
the Master Plan, with the assumption that building footprints and open space
would be provided similar to the project. In addition, Alternative 4 assumes the
same proposed street network as the Master Plan, including new streets such as
20th Place and Saint John’s Way and, the northern portion of 21st Street would
be vacated. Furthermore, the tunnel connections and above-grade pedestrian
connections over Santa Monica Boulevard would be constructed.
• Alternative 5 – Partial Master Plan: This alternative represents a reduction in the
Phase Two Master Plan, with the assumption that only some phases of the
Master Plan would be implemented. Under Alternative 5, total development on
the Saint John’s Campus would be reduced as compared to the Master Plan.
Specifically, no development for 2D/E, S4, or S5 would occur (e.g., no Education
and Conference Center, East Ambulatory Care and Research Building, visitor
housing, or East Ambulatory & Acute Care Building), and existing uses (e.g.,
PSJHC Foundation Building, Santa Monica Cancer Institute, and surface
parking) would remain as they are on these sites.
• Under Alternative 5, Development Sites 2I, 2C, S1, S3, and S2 would be
redeveloped with the same programming as the Master Plan. The building
location, uses, and building setbacks are assumed to be generally the same as
the project. In addition, Alternative 5 assumes the same proposed street network
as the Master Plan, including new streets such as 20th Place and Saint John’s
Way and the vacation of the northern portion of 21st Street. Furthermore, similar
to the Project, the west tunnel connection and the above-grade pedestrian
connection over Santa Monica Boulevard would be constructed.
Environmentally Superior Alternative
In general, the environmentally superior alternative as defined by CEQA should
minimize adverse impacts to the project site and its surrounding environment. Of the
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alternatives analyzed in the EIR, Alternative 1 (the No Project/No Build Alternative) is
considered the environmentally superior alternative because it is the only Alternative
that would avoid the Project’s significant impacts. In addition, Alternative 1, which
reflects existing conditions with no change to the environment, would result in less
impacts across most of the environmental topics analyzed. Notwithstanding, without
redevelopment of the Project Site, Alternative 1 would not contribute to City efforts to
implement the goals and objectives of the HSP nor meet the Project’s objectives.
CEQA Guidelines section 15126.6 states that if the environmentally superior alternative
is the No Project/No Build Alternative, the EIR shall also identify an environmentally
superior alternative from among the other alternatives. The remaining alternatives were
reviewed in accordance with the State CEQA Guidelines requirement to identify an
environmentally superior Alternative other than the No Project/No Build Alternative.
According to Section 15126.6(a) of the State CEQA Guidelines, the purpose of an
Alternatives analyses is to identify alternative developments that would feasibly attain
most of the basic objectives of the project but that would avoid or substantially lessen
any of the significant effects of the project. Other than Alternative 1, none of the
remaining alternatives to the Project would avoid all of the Project’s potentially
significant and unavoidable impacts.
The EIR identifies that other than Alternative 1, Alternative 5 is the least impactful and is
the environmentally superior alternative. Alternative 5 would include less development
than Alternative 4, such that the level of most of the impacts would be less under
Alternative 5. In addition, Alternative 5 would avoid the significant unavoidable historical
resources impacts to the Santa Monica Cancer Institute building that would occur under
the proposed Project and Alternatives 2 and 3, and 5, and would result in significant
unavoidable operational level of service impacts to fewer intersections and street
segments than these other alternatives.
Therefore, Alternative 5 (Partial Master Plan) is identified as the environmentally
superior alternative. However, it is noted that Alternative 5 (and indeed Alternatives 2
and 4) would not meet all the Project objectives. In particular, Alternative 5 would not:
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(1) provide the range and/or extent of medical services to be provided under the Project
due to its reduced amount of floor area (Objective 1); (2) provide replacement housing
(Objective 2); (3) accommodate all the Phase Two development vested by the DA or
provide 35 percent of the Project Site as open space (Objective 3); (4) provide a
comprehensive circulation plan on the entirety of the Phase Two Development Sites
(Objective 4); or (5) reduce VMT to the same extent of the Project due to lower-density
development than the Project in close proximity to transit (Objective 5). It would also not
be as effective as the Project in meeting the balance of the Project objectives.
Further, while Alternative 5 would result in direct reductions in impacts to the
environment, it would have greater impacts than the Project and Alternatives 2, 3 and 4
in terms of a lack of support for applicable City goals and policies that are intended to
support the continued operation of PSJHC, accommodate future growth, and promote
sustainable development patterns to reduce VMT. The Project, as proposed, would
better achieve these City goals and policies, and would provide a higher level of
community benefits.
Public Notification
In addition to the various outreach meetings for the Phase Two Master Plan
summarized in the Background section of this report, hearing notices for the March 22,
2022 City Council meeting were mailed 14 days prior to the hearing date to all residents
and property owners within 1,000 feet of the subject property and also mailed to
community members who have previously attended meetings or requested to be placed
on the project mailing list. A notice for the March 22, 2022 City Council public hearing
for the Phase Two Master Plan, Third Amendment and associate applications, was
published in the Santa Monica Daily Press on March 7, 2022.
Financial Impact and Budget Action
Providence would provide a monetary contribution to the City of Santa Monica in the
amount of $5,000,000 to support Santa Monica Behavioral Health Initiatives within 180
days of final approval of the Development Agreement. Based on the staff
recommendation, Providence would also provide a second monetary contribution of
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$5,000,000 within 100 days of the first Development Review Permit application approval
for a Phase Two building, excluding the Multi-Family Housing, but in no case later than
eight years after final approval of the Development Agreement. As discussed earlier in
this report, Providence has agreed to make this second $5,000,000 contribution within
100 days of the first Development Review Permit application approval but does not
agree with an outside payment date of eight years after final approval of the Third
Amendment. Therefore, if the outside payment date is not agreed to by Providence then
this second contribution could be made to the City any time within the 17-year vesting
period that starts after final approval of the Third Amendment, provided Providence
proceeds with Phase Two development. These two contributions would result in a total
of $10,000,000 to be paid to the City specifically to support Santa Monica Behavioral
Health Initiatives. These funds would be held and expended in special revenue source
accounts to be created following execution of the Third Amendment to the Development
Agreement.
Prior to issuance of a building permit for Phase Two Buildings, Providence would be
required to pay two Development Impact Fees set forth in Article 9 of the Santa Monica
Municipal Code pursuant to the proposed Third Amendment: the Affordable Housing
Commercial Linkage Fee and Transportation Impact Fee. Final fee amounts will be
calculated based on the Development Review Permit applications and plan check
submittals for each Phase Two Building submitted in accordance with the Phase Two
Master Plan:
• Affordable Housing Commercial Linkage Fee is vested in the Fiscal Year 2021-
2022 fee schedule, and subject to periodic adjustment pursuant to SMMC
Section 9.68.080, for a period of ten (10) years after the Third Amendment
Effective Date. Affordable Housing Commercial Linkage Fees shall be deposited
in revenue account 10400001.415660. After this ten-year period, the impact fee
rate then in effect shall apply to Phase Two Buildings development pursuant to
the Phase Two Master Plan.
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• Transportation Impact Fee is vested in the Fiscal Year 2021-2022 fee schedule,
and subject to period adjustment pursuant to SMMC Section 9.66.080, for a
period of ten years after the Third Amendment Effective Date. Transportation
Impact Fees shall be deposited in revenue account 10600001.415180. After this
ten-year period, the impact fee rate then in effect shall apply to Phase Two
Buildings development pursuant to the Phase Two Master Plan.
If Providence elects to pay the Private Developer Cultural Art fee in lieu of providing on-
site public art, the fee would be vested in the Fiscal Year 2021-2022 fee schedule for
the Phase Two Vesting Deadline and deposited in revenue account 10400003.408970.
After this 17-year period, the in-lieu fee rate then in effect shall apply to Phase Two
Buildings pursuant to the Phase Two Master Plan. The Childcare Linkage Fee and
Parks and Recreation Development Impact Fee will be satisfied through the provision of
Providence’s on-site childcare program and the provision of on-site open space.
Prepared By: Roxanne Tanemori, Principal Planner
Approved
Forwarded to Council
Attachments:
A. Attachment A Summary of Providence Phase Two Master Plan
B. Attachment B History of Saint John's Health Center Development Agreement
C. Attachment C Public Comments and Public Hearing Notice
D. Attachment D Providence Phase Two Master Plan (Council March 2022)
E. Attachment E Appendices Providence Phase Two Master Plan (Council March
2022)
F. Attachment F Ordinance Providence Third Amendment to the Development
Agreement.docx
G. Attachment G Exhibit Q to Providence Third Amendment (Phase II Master Plan
Standards March 2022)
H. Attachment H Resolution Repealing the 1988 HASP and Amending General Plan
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I. Attachment I Resolution EIR Certifcation Findings PSJ Master Plan DA
J. Attachment J Resolution Adopting EIR SOC and MMRP
K. Attachment K Resolution Adopting PSJ Phase Two Master Plan
L. Attachment L Tentative Subdivision Map Statement of Official Action
M. Attachment M Resolution of Intention Partial Vacation of 21st Street
N. Attachment N Draft Findings
O. Attachment O Providence Tentative Tract Map 82302
P. Attachment P Link to Providence Saint John's Health Center Phase Two Master
Plan EIR
Q. Written Comments
R. PowerPoint Presentation
S. Applicant Presentation
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Attachment “A” Summary of Providence Saint John’s Health Center
Phase Two Master Plan
Providence Saint John’s Health Center Phase Two Master Plan - Key Topics
Chapter 1 Introduction
Overview of Health Center; Master Plan parcels; regulatory requirements; prior amendments
Chapter 2 Vision, Goals, Policies
Overview of Master Plan Components; Phase I vision and planning; Phase Two programming goals; urban planning and design principles
Chapter 3 Development Standards
Plan Overview Permitted Uses Development Standards Open Space Standards Mobility Plan Vehicle Parking Plan Bicycle Amenities Loading Sustainability and Resiliency Water and Sewer Infrastructure Emergency Vehicle Access
Chapter 4 Phasing Plan Implementation Principles Phasing Plans Scope of Work in Each Stage for Phasing Plan A & Phasing Plan B
Due to the comprehensive nature of the Phase Two Master Plan, an overview is not
provided in this Attachment for all development standards in Chapter 3; however, the
City did work closely with Providence on all aspects of the proposal to ensure that
components of the plan work together to create a framework that can be relied on to
guide future campus development.
• Master Plan Elements
• Phase Two vested uses and site planning;
• Conceptual development of Phase Two site and buildings;
• Key development standards and Phase Two vested floor area comparison;
• Open space and pedestrian connections;
• Mobility plan and parking;
• Phasing plans; and
• Post-approval process for future review of Phase Two Buildings.
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Phase Two Vested Uses and Site Planning
The original Development Agreement acknowledges the unique needs associated with
health care through the identification of Phase One and Phase Two permitted uses for
the Health Center. These defined use classifications were reviewed again as
Providence engaged in its Phase Two needs assessment since assuming sponsorship
of Saint John’s and informed Phase Two development sites on the North and South
Campuses. Permitted Uses are provided below along with a graphic that shows how
Phase Two program goals and existing Phase One facilities guided site planning. In
particular, the location and intensity of new uses reflect a desire to keep functional and
complementary uses close together with ambulatory and acute care closest the core
hospital building north of Santa Monica Boulevard and with less intense community
uses adjacent to Broadway.
Phase Two Vested Uses include:
• Hospital/Health Care
• Medical Office
• Medical Research Facilities
• Health & Wellness Center
• Education & Conference Center
• Child & Family Development Center
• Health Related Services
• Day Care
• Restaurants
• Neighborhood Commercial Uses
• Visitor Accommodations
• Multi-Family Housing
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Figure 1: Proposed Vested Uses
Conceptual Development of Phase Two Sites and Buildings
The proposed Master Plan integrates Providence’s programmatic goals with mobility
and open space planning to create a long-range plan for a campus-style development
for health care-related uses within the context of Santa Monica’s Mid-City
neighborhood.
The desire to create a unified health care campus with existing and proposed facilities
on both the North and South campuses has required significant study of how each
element of the plan works together to create a campus that provides sufficient new floor
area for new and expand medical research and related health care uses, space for
training and education via an education and conference center, and other community-
focused uses such as publicly-accessible open spaces, a new Child and Family
Development Center, and Multi-Family housing.
More specifically, there are three North Campus and five South Campus Phase Two
development sites where a total of eight primary buildings could be constructed over the
17-year vesting period with planned improvements for circulation, parking, open space,
and pedestrian connections.
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Figure 2: Conceptual Site Plan for Master Plan
North Campus Development Sites and Buildings
The original Development Agreement designated three North Campus areas for Phase
Two Buildings and established building floor area maximums for these three sites, with
a specific allocation for above and below-grade floor area. The Phase Two Master Plan
maintains the three development sites for the North Campus and proposes the
following:
• North Campus Building 2I – 20th Street Medical Building
• North Campus Building 2C – West Ambulatory & Acute Care Building
• North Campus Building 2D/2E – East Ambulatory & Acute Care Building
• North Campus Building at Entry Plaza – Mullin Plaza Café
The West and East Ambulatory and Acute Care Buildings on Sites 2C and 2D/E would
provide space for hospital/health care and medical research uses that need to be in
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close proximity to Saint John’s core hospital facilities. The 20th Street Medical Building
provides additional capacity for uses such as hospital/health care, medical office, or
health and wellness center with above and below-grade parking. The Master Plan also
includes a 1,500 SF café that would be located at the existing Mullin Plaza in order to in
order to create a pedestrian-oriented amenity in the publicly-accessible plaza area.
From an overall site planning perspective, the North Campus Phase Two development
sites were shaped most directly by City staff’s extensive evaluation of circulation and
parking access for the North Campus. Through this review, the Applicant Team
ultimately reduced North Campus building floor plates to incorporate the necessary
intersection and circulation improvements along Santa Monica Boulevard and 20th
Street identified by the City. As a result, Providence has proposed less floor area for the
North Campus than previously authorized by the original Development Agreement.
South Campus Development Sites and Buildings
The Phase Two South Campus Master Plan Area has a total land area of 225,550 SF
(approximately 5.17 acres). This land area includes Providence-owned sites on both
sides of 21st Street between Santa Monica Boulevard to the north and Broadway to the
south. The Master Plan incorporates five proposed buildings on the South Campus.
The original Development Agreement established several development parameters for
the South Campus, including a maximum Vested Building Floor Area, 10 units of
replacement multi-family housing, and a minimum 35% South Campus open space
requirement. Providence evaluated these parameters from the original Development
Agreement as the starting point for its initial programmatic needs assessment and
Phase Two conceptual site planning. The following represents the main components of
the Phase Two South Campus development:
• South Campus Building S2 – Multi-Family Housing
• South Campus Building S3 – West Ambulatory Care & Research Building
• South Campus Building S1 – Child & Family Development Center
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• South Campus Building S4 – Education and Conference Center and East
Ambulatory Care & Research Building
• South Campus Building S5 – Visitor Accommodations
• South Campus Building S6 – Saint John’s Café
The City worked closely with Providence on detailed analysis of the proposed mobility
plan to ensure that the Phase Two Master Plan maintains and enhances connectivity for
pedestrians between the Santa Monica Boulevard and Broadway and creates a clear
development framework for efficient and safe multi-modal circulation for anyone
accessing the Health Center. This has also required a close evaluation of the
conceptual siting of buildings; the proposed vacation of the north portion of 21st Street;
and proposed new driveways/streets, infrastructure, and on-site parking facilities.
Key Development Standards for Phase Two Buildings
The Phase Two Master Plan provides parameters and vested rights for the following
development standards, in addition to the Vested Uses previously outlined:
• Vested Building Floor Area
• Vested Building Height
• Ground Level Setbacks
• Ground Level Building Separation
• Upper-Story Stepbacks
Standards for publicly-accessible open space, 24/7 pedestrian connections and the key
elements of the mobility plan for Phase Two will be summarized in separate sections of
this report.
Vested Building Floor Area
The original Development Agreement established several ways to limit the overall size
of Phase Two development by limiting Vested Building Floor Area and specifying
building heights for North Campus development sites: 1) a total maximum amount of
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building floor area; 2) maximum vested floor area by use; and 3) total vested building
floor area allocated separately to the North and South Campuses.
The Phase Two Master Plan proposes to maintain the concept of building floor area
maximums by use with flexibility provided to reallocate or modify floor area by use
between Phase Two Buildings, provided that the overall maximum Vested Building
Floor Area is observed. The Phase Two Master Plan also proposes less overall floor
area than was authorized by the original Development Agreement for Phase Two. The
total proposed Vested Building Floor Area for the Phase Two Master Plan is 682,700 SF
(of which up to 660,150 would be above-grade floor area only). Table 1 below provides
the maximum amount of vested floor area by use; Table 2 provides a summary of the
proposed vested rights for uses, building floor area, and building height.
Table 1. Phase Two Vested Uses & Floor Area Use Maximum Vested Square Feet/ Units
Hospital/Health Care 404,000 sq ft Medical Office 50,000 sq ft Medical Research Facilities 140,000 sq ft Health & Wellness Center 90,000 sq ft Education & Conference Center 70,000 sq ft Child & Family Development Center 50,000 sq ft Health Related Services 40,000 sq ft Day Care 25,000 sq ft Restaurants 10,000 sq ft Neighborhood Commercial Uses 5,000 sq ft Visitor Accommodations 38,000 sq ft / 34 units Multi-Family Housing Min. 10 units
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Table 2. Phase Two Vested Uses, Floor Area & Height
Phase Two Site
Vested Building
Floor Area
(above & below grade)
Vested Height
South Campus
S1 Child & Family Development Center 34,500 SF 47 FT
S2 Multi-Family Housing Min. 10 Units +
800 SF commercial 36 FT
S3 West Ambulatory Care & Research Building 123,000 SF 89 FT
S4 Education & Conference Center and East
Ambulatory Care & Research Building 199,000 SF 105 FT
S5 Visitor Accommodations 38,000 SF 73 FT
Saint John’s Café 900 SF 17 FT
North Campus
2C West Ambulatory & Acute Care Building 129,500 SF 95 FT
2D/E East Ambulatory & Acute Care Building 82,200 SF 75 FT
2I 20th Street Medical Building 73,300 SF 60 FT
Mullin Plaza Café 1,500 SF 17 FT
Phase Two Vested Building Floor Area Comparison
The two following tables provide a summary of proposed Phase Two Vested Building
Floor Area compared to the vested floor area that was authorized by the original
Development Agreement. Table 3 also outlines the floor area permitted by the current
Zoning Ordinance for a Tier 2 project in the Healthcare Mixed-Use District (SMMC
Section 9.13.030).
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Table 3. Phase Two Master Plan - Vested Building Floor Area Comparison
Original Development Agreement Zoning Ordinance Healthcare Mixed Use (HMU) District
Phase Two Master Plan
North Campus Total
347,500 SF above-grade 55,000 SF below-grade 402,500 SF Total
263,950 SF above-grade 22,550 SF below-grade 286,500 SF Total
South Campus Total 396,500 SF 396,200 SF above-grade 396,500 SF Total
Phase Two Total
744,000 SF above-grade 55,000 SF below-grade 799,000 SF Total
660,150 SF above-grade 22,550 SF below-grade 682,700 SF Total - 96,525 SF (demo existing buildings) ~563,625 SF Total Net New Above-Grade Building Floor Area
Floor Area Ratio (FAR) Comparison & Open Space
Vested Above-Grade Floor Area
Maximum Allowed Floor Area @ Tier 2
Vested Above-Grade Floor Area
Phase Two Development Sites (347,700 SF parcel area zoned HMU + 7,200 SF parcel area zoned MUBL) Open Space
744,000 SF Above-Grade Floor Area 2.15 FAR 35% on South Campus
881,850 SF Above-Grade Floor Area 2.50 FAR 1.75 FAR & 0%
660,150 SF Above-Grade Floor Area 1.86 FAR 35% on South Campus; publicly-accessible open space provided on North and South Campuses per negotiation
The total Vested Building Floor Area proposed for the Phase Two Master Plan is
approximately 83,000 SF less than what was authorized by the original Development
Agreement for Phase Two. More importantly, the Phase Two Master Plan restricts
Vested Building Floor Area to 220,000 SF less than the Zoning Ordinance allows for
code-compliant Tier 2 development for the Phase Two parcels. In terms of comparing
the Floor Area Ratio equivalent and open space requirements, the Phase Two Master
Plan’s Vested above-grade Building Floor Area is approximately equal to a 1.86 FAR
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which substantially below the Zoning Ordinance allowance for 2.5 FAR for a standard
Tier 2 commercial project in the Healthcare Mixed Use Zoning District.
In addition, the Master Plan includes a 35% ground level open space requirement and
through negotiations, 24/7 pedestrian connections and public access has been
incorporated in the plan – compared to individual parcel development per the Zoning
Ordinance’s HMU Zoning District which does not have open space requirement. The
benefit of establishing the Master Plan is the ability to promote cohesive site planning
and phased construction over a longer period of time with requirements addressing
circulation, infrastructure, and open space. The alternative to the Master Plan would be
to default to the Zoning Ordinance which addresses development on an individual
parcel basis without the requirement for negotiated community benefits, open space,
comprehensive circulation and parking analysis, cohesive site planning, or a phased
development schedule.
Vested Building Height
Vested building heights ranging from 70-95 feet for the three North Campus
development sites associated with Phase Two were established by the original
Development Agreement following evaluation the scale and context of Phase One
development authorized for the North Campus.
At that time, vested building heights for South Campus development sites were deferred
pending preparation of a South Campus Master Plan. Table 1 provides the Vested
Building Heights associated with each Phase Two Building; heights range from 36’-105’.
By contrast, the Zoning Ordinance generally allows 70 feet for the Healthcare Mixed
Use Zoning District.
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Figure 3: Proposed Vested Building Heights
City staff evaluated this range of Vested Building Heights for inclusion in the Phase Two
Master Plan with consideration given to several urban design, site planning, and
programmatic factors for Phase Two with heights allocated based on use and location
relative to Santa Monica Boulevard and to adjacent uses, building heights, and open
spaces. More specifically, medical and research buildings generally require taller floor-
to-floor heights to accommodate infrastructure and ventilation needed for these uses.
These medical buildings have generally been sited with a north-south orientation to
create substantial open spaces along Santa Monica Boulevard where other taller
buildings are located.
Ground-Level Setbacks and Upper-Level Stepbacks
Pages 30-31 of the Master Plan outline the requirements for ground-level building
setbacks, ground-level building separation standards, and upper-level building stepback
requirements for street-facing building elevations. While each Phase Two Building will
require future Planning Commission approval of a Development Review Permit (DRP)
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to address building-specific design and massing, these setback and upper-level
stepback requirements established at the Master Plan level create baseline
requirements that will create a cohesive health care campus as individual buildings are
constructed as part of a phased development plan. More specifically, these standards
take into consideration the planned open space and circulation features, and each
building’s adjacency to neighboring structures not owned by Providence.
Phase Two Open Space and 24/7 Pedestrian Connections
Conceptual planning for Phase Two began with the intention to create a new and
expanded health center campus with a variety of open spaces and amenities to
enhance the pedestrian experience on and around the campus; allow opportunities for
outdoor exercise and wellness; and provide gathering areas for Providence Saint John’s
employees, patients, and visitors as well as area residents and employees. As detailed
more fully on pages 32-35 of the Phase Two Master Plan, a series of new open spaces
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on the South Campus and North Campus is proposed. These elements were originally
conceived with the original Development Agreement establishment of a Phase Two
open space requirement.
Figure 6: Conceptual Open Space Plan
Table 4. Phase Two Master Plan Standards for Significant Publicly-Accessible Open Space Development Site Minimum Size
Saint John’s Square (Site S4)
16,500 SF
Sun Garden (Site S5)
12,000 SF
South Garden (Site S5)
7,000 SF
Mullin Plaza (extension of existing feature onto Site 2D/E) Existing 17,700 SF + New 5,300 SF
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With the percentage requirement as the starting point, both the City and Providence
expressed interest in creating a pedestrian-friendly, integrated campus, in part, through
providing open space and mobility enhancements that would serve to connect the
Health Center to the neighborhood and enhance portions of Santa Monica Boulevard
and Broadway, both busy commercial corridors in the Mid-City neighborhood. The
conceptual open space plan incorporated in the Master Plan is provided below.An
important part of City staff’s review and negotiation of terms for Phase Two has been
focused on several key components of the open space strategy including the following:
• Compliance with the original Development Agreement’s requirement that Phase
Two development must provide a minimum 35% open space on the South
Campus through requirements in Section 2.11 of the Third Amendment to the
Development Agreement to address how open space will be achieved and
regulated as part of the Health Center’s implementation of phased development.
More specifically, the 35% open space requirement can be achieved on each
South Campus Phase Two Development Site or through open space banking
(i.e., any excess open space above 35% on a South Campus Phase Two Development Site may be banked and used as a credit for other South Campus Phase Two developments).
• Providing minimum dimensions and additional development standards for certain
open space areas, including Saint John’s Square (see Figures III-2 through III-7
of the Master Plan).
• Designating areas as publicly-accessible open space when not precluded by a
programmatic requirement, as conceptually shown below (left), with regulations
regarding public access provided in Section 2.11 of the Third Amendment.
• Providing 24/7 Pedestrian Connections through the South Campus, as
conceptually shown below (right), with the requirements for the timing of
providing these negotiated pedestrian connections stipulated in the Third
Amendment based on the anticipated phasing of South Campus development;
satisfying the conditions of a proposed future vacation of the northern portion of
21St Street; and the dedication of new streets on Saint John’s-owned property
associated with the vacation of the northern portion of 21st Street.
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Figure 7: Proposed Open Space and Pedestrian Connections
Phase Two Circulation and Access
Providence has proposed a Master Plan that introduces changes to the street network
in and around the Health Center campus that will be implemented over time as part of
the Phase Two development program. The mobility plan for Phase Two reflects the
extensive evaluation, negotiation, and iterative revisions made during the City review
process addressing the conceptual siting of buildings; the timing and requirements for
the proposed vacation of the north portion of 21st Street; and benchmark requirements
and design of proposed new driveways/streets, infrastructure, pedestrian and bicycle
facilities, and on-site parking facilities.
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Figure 8: Existing Circulation
The City’s review of the Phase Two multi-modal mobility plan focused on the following
key principles:
• Create a clear framework for efficient and safe multi-modal circulation for anyone accessing the Health Center by accommodating vehicle, bicycle, and pedestrian
circulation and parking access on Providence Saint John’s property;
• Avoid impacts to and queuing on the City streets adjacent to the Health Center campus through careful study of the design, placement, and functionality of ingress/egress points to private driveways on the periphery of the South Campus and to all parking garage entrances, and also identify on-site commercial and
passenger loading areas;
• Maintain Santa Monica Boulevard as the priority street for vehicular access to/from the Health Center campus;
• Protect the existing east/west bicycle facility on Broadway from unnecessary vehicle conflict points and maintain consistency with the City’s overall traffic signal spacing policies along the corridor;
• Create new public street access on Saint John’s property with connection to the
southern portion of 21st Street;
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• Maintain and enhance connectivity for pedestrians through the South Campus between the Santa Monica Boulevard and Broadway;
• Provide in the Master Plan benchmark development standards and dimensional requirements for campus and parking access driveways, service roads, and new streets that reflect a balance of mobility, access, safety, and comfort for all modes; and
• Establish the process and requirements for detailed review of circulation/access improvements as part of each future Development Review Permit for Phase Two Development Sites.
Figure 9: Proposed Street Network Concept
The Phase Two mobility plan includes the following key components shown on the
diagram below:
• Two new driveways on the west and east periphery of the South Campus;
• Partial closure and modifications to the northern portion of 21st Street (existing);
• A new walk-street adjacent to the proposed Saint John’s Square;
Proposed Street
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• New public streets (Saint John’s Way and 20th Place) to the north and west of the
S1 Building; and
• Modifications to the existing North Campus Entry Plaza that provides access to
the main hospital from Santa Monica Boulevard in order to align and consolidate
signalized intersections with the proposed South Campus driveways.
Figure 10: Proposed Mobility Plan
The Phase Two Master Plan provides specifications pertaining to vehicle, bicycle
pedestrian circulation, passenger loading, and emergency access. Detailed street and
driveway sections and a loading zone exhibit that provide the benchmark requirements
and dimensions for infrastructure and mobility improvements will be referenced during
future review of these features with during the future Development Review Permit
approval process that will be required for Phase Two Buildings.
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Phase Two Master Plan Parking
Due to the long-term buildout of Phase Two development; changing travel behavior and
technology in transportation and parking; and the need to accommodate Phase One
parking during Phase Two implementation, Providence has proposed a comprehensive,
phased parking plan that takes a comprehensive approach to planning, designing, and
managing vehicle parking for the Health Center. The Master Plan’s main objectives for
off-street parking provided in the location shown below, include the following:
• Ensure that sufficient parking is provided on campus to satisfy peak parking
demand upon completion of the Phase Two development program;
• Ensure that during phased buildout continues to satisfy its peak parking demand
through a combination of on-site and off-site, owned and leased parking;
• Assess parking needs during the formal review of each Phase Two Building and
development site to ensure that enough spaces are built on site to satisfy peak
parking demand taking into account future changes in mobility during the course
of its Phase Two implementation; and
• Support City sustainability goals through continued implementation of a robust
Transportation Demand Management Plan to reduce single-occupancy vehicle
trips and associated parking demand.
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Figure 11: Proposed Off-Street Parking
The analysis of key issues related to parking and the decision to shift away from
specifying a fixed number of spaces for the entire Phase Two development program
now, at the start of a long-term phased implementation of Phase Two development, was
carefully considered and negotiated by the City and Providence. Both parties
acknowledge that parking is an important supporting component of the Health Center’s
current and future operations and it is a goal of the City and Providence to implement a
Phase Two plan that provides a long-term and comprehensive on-site solution to the
Health Center’s overall parking needs.
During the preparation of the Phase Two Master Plan, a parking demand study
prepared by Walker Consultants was submitted to the City providing analysis of existing
and future parking demand related to Phase Two (Appendix C to the Master Plan). This
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study estimates the overall parking supply required to satisfy peak parking demand
during Phase Two implementation taking into account a variety of factors including the
combined parking demand for existing new uses at the Health Center; construction
parking demand; the opportunity for shared parking; users accessing multiple uses on a
single visit; and Saint John’s ongoing implementation of its Transportation Demand
Management Plan, which includes but is not limited to incentives for transit use and
car/van pooling.
The detailed analysis provided by Walker Consultants has conservatively estimated a
projected peak parking demand of approximately 2,081 spaces at the completion of the
Phase Two development program. The Walker Study is consistent with the City’s
interest in ensuring the Master Plan requires sufficient parking for ongoing Phase One
parking demand; sufficient parking for new uses; and a structured requirement to
calculate the parking requirement for each new building closer to the time of
construction when real-time parking demand studies can be conducted to assess the
Health Center’s then-current parking utilization and needs.
Specifically, the study provides detailed analysis and recommendations regarding
subterranean garage levels/capacity to be planned for each Phase Two Building,
without stipulating now the exact number of parking stall required for each Phase Two
Building. The detailed City review process assessed this information as background to
creating the site-by-site requirements for determining parking are detailed more fully
beginning on Page 48 of the Phase Two Master Plan and summarized in Table III-12.
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Accordingly, the Phase Two Master Plan identifies a certain number of spaces for
individual development sites/buildings, as well as the process and standards for
submittal and review of individual parking demand studies to assess of parking needs
for other Phase Two Buildings. As outlined in the Master Plan, parking demand studies
must be conducted, reviewed and approved as part of the Planning Commission’s
future consideration of Development Review Permits that will be required for Phase Two
development sites.
Finally, the current Phase One requirement for an annual Parking Management Plan to
be prepared and submitted to the City will remain in effect to aid the management of
Saint John’s parking to effectively and efficiently utilize available parking supply to meet
Phase One and Phase Two-related peak parking demand from employees, patients,
physicians, students and visitors, as well as minimize the impacts of campus activities
on nearby residential and commercial neighbors. Pursuant to the procedural
requirements for Phase Two parking, Saint John’s annual Parking Management Plan
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may provide recommendations for parking quantity and operational adjustments,
including parking pricing, to make efficient use of existing parking resources and
minimize the need for construction of excess parking in later stages of the Phase Two
buildout.
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Attachment “B”
History of Saint John’s Development Agreement
Phase One Development
The Development Agreement granted approval for construction of new hospital facilities
in two phases. The Phase One Project consisted of vested rights, subject to extension,
for the construction of a new 475,000 SF hospital consisting of the following
components:
• Below-grade central plant
• Inpatient Center (205,000 SF and a maximum height of 75 feet)
• Outpatient and Diagnostic & Treatment Center (265,000 SF and a maximum height of 58 feet) with an emergency department and North Lawn
• Main Entry Plaza on Santa Monica Boulevard
Phase One Community Benefit Summary
As part of the original Development Agreement and the First Amendment, a number of
substantial community benefits were negotiated for Phase One:
One-time:
• North Lawn: 41,000 SF outdoor area with landscaping and walkways.
• Off-site Traffic Mitigation Improvements: one-time payment of a minimum of
$332,000 in fees to the City to construct improvements.
• Off-Site Public Works Improvements: one-time fee payment of $641,000 to construct sidewalks, curbs, streetlights, and street paving in the project area.
• Off-Site Transit Improvements: $100,000 contribution for Memorial Park light rail
station upgrades (required by First Amendment).
Ongoing:
• Child Care Program: provide a minimum of 49 full-day child care for employees and the community. 21 of these spaces must be for infant/toddler care. Also provide a range of additional requirements, including tuition subsidies.
• Annual Community Benefit Program: CA State-required plan for non-profit
hospitals and also required by the 1998 Development Agreement for the full 55-
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year Agreement term. The City established the annual Community Benefit Program to ensure that if the Health Center is sold to a for-profit entity, the new owner would be required to provide the community benefit program on an annual
basis for the full 55-year term.
• Santa Monica Community Access Plan: The Santa Monica Community Access Plan is a required component of the annual Community Benefit Program, per the Development Agreement. It identifies local recipient
agencies, dollar value, and level of service provided to non-profits and the Santa Monica-Malibu Unified School District. The plan also documents the charitable medical and mental health services, free health education, and preventive health services provided to the local community.
Minimum $732,000 dollar value subject to a 1.5% compounded annual
adjustment. During calendar year 2020, the value of health services provided was $4,150,547, not including the value of the Medi-Cal reimbursement shortfall which, when included, raises the reported total for the Santa Monica Community Access Plan to $20,108,203 for calendar year 2020. The Development Agreement required a total annual value of
$1,015,697 for calendar year 2020.
• Transportation Demand Management Program and support for transit (required by First Amendment).
• Neighborhood protection measures: eleven requirements including establishing a
community Ombudsperson, providing a reduced valet rate for parking 90 minutes or less, one-time payment of $30,000 for installation of a crosswalk at 21st Street/Arizona Avenue, and one-time payment of $15,000 for a pedestrian safety study (required by First Amendment).
Phase One Construction Milestones
Significant construction milestones for Phase One included completion of the in-patient
suites in 2005, completion of the diagnostic and treatment center in 2009, and
demolition of the south and east wings of the original hospital building in 2010. Today’s
North Campus, comprised primarily of the in-patient suites, diagnostic and treatment
center, and emergency department is approximately 187,000 SF smaller in size and has
fewer licensed beds in comparison to the pre-1994 hospital facility:
• 1994 hospital pre-earthquake: 662,000 SF and 501 licensed hospital beds
• 2013 hospital redeveloped: 475,000 SF and 265 licensed hospital beds
First Amendment to Development Agreement for Phase One Parking Obligations
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The City Council approved a first amendment to the Development Agreement in June
2011 primarily to modify the Health Center’s Phase One parking obligations. In lieu of
constructing the originally-approved North Campus subterranean parking garage, the
amendment requires the Health Center to provide at all times on- and off-site parking to
meet the peak parking demand of its various user groups (visitors, patients, physicians,
scientists, and staff). The amendment also requires the Health Center to provide at all
times parking that is functionally equivalent to the previously-approved 443-space
garage (i.e., owned spaces or spaces subject to specific lease terms). The amendment
further requires implementation of an annual parking management plan and authorized
changes to the design of the Entry Plaza that is accessed from Santa Monica
Boulevard.
Following approval of the First Amendment, the new Entry Plaza on Santa Monica
Boulevard was constructed, and it opened for use as the primary entrance to the Health
Center in October 2013. The opening of this feature marked the completion of the
Phase One Project authorized by the Development Agreement.
Providence Health Systems Southern California assumed full sponsorship of Saint
John’s Health Center from the Sisters of Charity of Leavenworth in January 2014. The
transfer of sponsorship was completed as Phase One construction was nearing
completion. City staff worked with Providence during its due diligence review and
sponsorship transition to clarify the requirements of the Development Agreement and
provide a detailed overview of the key issues and community concerns that were
associated with Phase One development and the First Amendment.
Second Amendment to Development Agreement and Phase Two Process
The original Development Agreement authorized Phase Two vested development rights
for up to 799,000 SF and associated uses. Consistent with the vested rights and
procedural requirements for Phase Two in the original Development Agreement, a
proposed Master Plan to guide the development of the Health Center’s South Campus
was submitted by Providence in February 2015.
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Development Review Permit applications for eight Phase Two Buildings located on both
the North and South Campuses were filed in March 2015 following completion of the
Phase One Project. All of these required applications were submitted and deemed
complete prior to the July 9, 2015 Phase Two Vesting Deadline established by the
Development Agreement. If applications were not submitted prior to the Phase Two
Vesting deadline, the vested development rights for Phase Two would lapse.
In 2015, Providence also submitted a Second Amendment to the Development
Agreement to allow the extension of the expiration dates for each of the eight originally-
submitted Development Review Permits for Phase Two development to allow
construction in five phases, over an approximately twenty-three year period. Providence
made this request because it would be unable to construct the entire Phase Two Project
within the timeframes originally provided by the Development Agreement. The City’s
position was that an amendment to the Development Agreement would be required to
extend the Phase Two Vesting Deadline rather than delay processing the pending
Development Review Permits for extended periods of time.
Providence stated that an extension of time would be necessary because it must
maintain current Health Center operations, fundraise, and provide required parking
through the duration of Phase Two construction. Furthermore, an extension of time
would allow Providence to focus on elements identified as programmatic priorities and
necessary components for orderly buildout of the Phase Two Project in the near-term,
while also having assurance that longer-term future development at the Health Center
can occur in response to changing community health care needs.
In April 2016, the Planning held a float-up discussion and provided comments on the
proposed Master Plan concepts and request for an extension of time to develop Phase
Two. In December 2016, the Council held a float-up discussion for Providence’s request
to extend the timeframe to build out Phase Two and directed staff to initiate negotiations
in response to Providence’s request for an extension of time. The Council also provided
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conceptual community benefit recommendations. The Second Amendment (largely
procedural in nature) was approved by the Council on March 28, 2017 and established
a framework for a consideration of an extension of Phase Two vested rights subject to
negotiation of a Third Amendment and the following terms:
• Replacement of the original requirement for a South Campus Master Plan with a
requirement for a Master Plan for all Phase Two development proposed on both the North and South Campuses;
• Requirement for the City Council serve as the City’s decision-maker for the Phase Two Master Plan after receiving a formal recommendation from the
Planning Commission; and
• Requirement that all Phase Two development be consistent with the approved Phase Two Master Plan.
When Council adopted the Second Amendment, it was understood that the City and
Providence would need to negotiate in good faith a Third Amendment to the
Development Agreement to establish updated community benefits and a revised vesting
deadline, concurrent with environmental review and technical/substantive City review of
a proposed Phase Two Master Plan. Accordingly, the Applicant’s Master Plan proposal
sets forth a framework for Phase Two that is conceptually guided by the original vested
rights for floor area and the range of permitted uses authorized by the original
Development Agreement while adhering to the Council’s direction established by the
Second Amendment and proposing substantially less vested square footage than the
original authorization for Phase Two.
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Attachment C Public Comments and Public Hearing Notice
• Planning Commission Meeting, Public Comments provided via e-mail for Providence Saint John’s Health Center Phase Two Master Plan and
Development Agreement, January 26, 2022
• Social Services Commission Op-Ed regarding Providence Saint John’s Health Center Phase Two Master Plan and Development Agreement, Page 5, Santa
Monica Daily Press, February 21, 2020
• Social Services Commission Letter to Council regarding Providence Saint John’s Health Center Phase Two Master Plan and Development Agreement, March 14,
2022 (see Pages 2 and 3 below)
• City Council Development Agreement Amendment Float-Up Discussion, Public Comments for Providence Saint John’s Health Center, December 6, 2016
• Part 1 and Part 2
• Community Meeting Summary, July 30, 2015
• Public Hearing Notice, March 22, 2022 Meeting (see Pages 4 and 5 below)
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March 14 , 2022
Santa Monica City Council
City Hall
1685 Main Street, Room 209
Santa Monica, CA 90401
RE: Providence Saint John’s Health Center Phase Two Master Plan, Development Agreement Amendment
Dear Mayor Him m elrich and Councilmembers,
The Social Services Com m ission (SSC) wants to thank everyone at Providence St.
John’s Health Center for their tremendous dedication and sacrifice to our
community during the on-going COVID-19 crisis. We also thank Providence St.
John’s Health Center for their on-going commitment and generosity to the Santa
Monica com m unity.
As our community moves out from the global pandemic, the need for Providence St.
John’s leadership and generosity is still sorely needed to help reduce our continuing
crisis of homelessness and mental illness.
Th e City of Santa Monica currently has ZERO psychiatric beds. The Social Service
Com m ission and com m unity activists have made it abundantly clear that psychiatric
beds are our number one request. However, in the spirit of compromise the
Commission recognizes that to ask Providence St. John’s alone to shoulder the
financial burden for psychiatric beds is unreasonable. Additionally, the SSC
recognizes there are other types of mental health interventions needed in our
community, including supportive housing, preventive services, and a wide range of
aftercare services.
We urge the City Council to ask Providence St. John’s to continue their support to
our com m unity by doubling their com m itm ent to the City’s behavioral health
initiative. We recom m end $20 m illion in total with $15 m illion to be used as seed
money to leverage additional providers in the City of Santa Monica and the public
sector to help build a robust behavioral health center for our community. We also
ask the City Council to use the rem aining $5 m illion on m ental health services for our
unhoused immediately through expanded services.
We also want to provide an updated list of community needs we included within our
original letter to Providence St. John’s.
• We request Providence St. John’s Health Center directly fund and expand the
Preserve Our Diversity program that keeps low-incom e seniors at risk of losing
their housing in their homes and off our streets. Preventing new people from
losing their housing is vital addressing the homelessness crisis.
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• We would like Providence St. John’s Medical Center to provide and staff a
monthly mobile van to do health screenings for individuals experiencing
homelessness (for example typhus screenings and treatment).
• The Commission appreciates the dedication to a homeless navigator,
however, we would like Providence St. John’s to add 24-hour social workers in
the emergency room to work with multiple needs such as homelessness and
victim s of crim e.
• W e request a minimum of one-third of the slots at the new daycare center for
Santa Monica residents who are not employed by Providence St. John's and
low -incom e.
• We request bi-monthly health clinics for Santa Monica College students who
are experiencing homelessness or food insecurity.
• We request that the new conference center be available at least four tim es a
month for community groups to use for free.
• Finally, we ask Providence St. John’s Medical Center to offer wellness
programs such as one for children to combat obesity and diabetes, and other
targeted age groups such as certificates for youth participating in sports
program s.
We need all our institutions to help solve this homelessness crisis and better meet
the behavioral health needs of the whole community. Only together, can we get
people off our streets and back on their feet. The burden must not just be taxpayers,
but every institution in our great city.
Sincerely,
City of Santa Monica Social Services Com m ission
Kay Am briz
Cindy Akin
Tamara Kagel
Marie Manvel
Bill Parent
Ellen Sloan
Brian Stedge -Stroud, Vice Chair
Winn ie Wechsler, Chair
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NOTICE OF A PUBLIC HEARING BEFORE THE SANTA MONICA CITY COUNCIL VIA TELECONFERENCE Pursuant to AB361 SUBJECT: Providence Saint John’s Health Center Phase Two Master Plan, Development Agreement Amendment, and related entitlements (15ENT-0068; 15ENT-0212; 18ENT-0307; 19ENT-0206; 19PWMISC-0080) ADDRESS: 2121 Santa Monica Boulevard and associated addresses: 2001, 2021, 2032, 2042, 2121, 2200, 2209, 2211 and 2221 Santa Monica Boulevard; 2201, 2207 and 2213 Broadway; 1301 and 1339 20th Street; 1414, 1417, 1440 and 1453 21st Street; and 1300 and 1347 22nd Street APPLICANT: Providence Saint John’s Health Center PROPERTY OWNER: Providence Health Systems Southern California A public hearing will be held by the City Council for the following: The Applicant, Providence Saint John’s Health Center (PSJ), has submitted applications for approval of a Phase Two Master Plan, Third Amendment to the Development Agreement between City and PSJ, repeal of the outdated Hospital Area Specific Plan (HASP), amendment to the Land Use and Circulation Element of the General Plan to reflect the repeal of the outdated HASP, Tentative Tract Map to align existing parcel lines within the Phase Two Master Plan area that is bounded by Santa Monica Blvd, 20th Street, Arizona Avenue and 23rd Street, and conditional (i.e., future) vacation of a portion of 21st Street between Broadway and Santa Monica Boulevard upon dedication of new public streets to be located on Saint John’s South Campus. The Phase Two Master Plan and Third Amendment to the Development Agreement provide certain vested rights, development standards, infrastructure requirements, and community benefits for future buildings/improvements on portions of the Saint John’s Health Center Campus. The existing hospital rebuilt during the first phase of development will remain. PSJ’s Phase Two Master Plan proposes a long-range plan for phased design, approval, and development of wellness/healthcare/research facilities, subterranean parking, open space areas, visitor housing, a minimum of 10 units of replacement multi-family housing, and new facilities for Providence’s existing Santa Monica Cancer Institute and Child and Family Development Center, all located on PSJ-owned parcels. The Master Plan’s phased development proposes up to 660,150 SF of above-grade floor area (approximately 563,625 SF of net-new above-grade floor area) that may be built over a period of 17 years. The proposed project was analyzed in accordance with the California Environmental Quality Act (CEQA) and this analysis is contained in the project’s Final Environmental Impact Report (SCH No. 2017041030) (FEIR). It is recommended that the City Council do the following: 1) Certify the FEIR for the Project; 2) Adopt a Statement of Overriding Considerations and Mitigation Monitoring and Reporting Program in accordance with CEQA; 3) Repeal the outdated HASP and amend the Land Use and Circulation Element of the General Plan to modify references to the HASP; 4) Adopt the Phase Two Master Plan; 5) Adopt an ordinance approving the Third Amendment to the Development Agreement; 6) Approve Tentative Tract Map 82303; and 7) Adopt a Resolution of Intention declaring its intention to approve a conditional (future) vacation of a portion of 21st Street between Broadway and Santa Monica Boulevard upon dedication of new public streets to be located on Saint John’s South Campus. DATE/TIME: TUESDAY, MARCH 22, 2022 AT 6:30 PM LOCATION: In an effort to reduce the risk of spreading Coronavirus (COVID-19), only members of the City Council and City Staff will participate in person at City Hall. Members of the public may participate via telephone. The meeting will be broadcast on CityTV Channel 16 and streamed on the City’s website as normal at https://www.youtube.com/user/Citytv16santamonica or https://www.smgov.net/video. Members of the public may also dial in to listen to the meeting per the phone number that will be published on the meeting agenda.
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Packet Pg. 474 Attachment: Attachment C Public Comments and Public Hearing Notice (4853 : Providence Saint John's Development Agreement (180 min))
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HOW TO COMMENT:
The City of Santa Monica encourages public comment. In lieu of speaking at the meeting, the public is
strongly encouraged to submit written public comment on agenda items via email to councilmtgitems@santamonica.gov. Written public comment submitted before 2:00 p.m. on the day of the
meeting will be available for online viewing. Please note the agenda item number in the subject line of your written comments. If you want to speak on a particular agenda item (audio only), please call (310) 312-8173 once the caller queue for the agenda item opens. Please note that the caller queue for each agenda item will not open until
just before the item is called and will close after the first five public comments (from other callers) are heard. Donation of time and electronic presentation materials will not be permitted while meetings are conducted via
teleconference. Please see the March 22, 2022 City Council Agenda for more detailed instructions. Address your comments to: City Clerk re: Saint John’s Health Center Master Plan MORE INFORMATION: If you want more information about this project, please contact Roxanne Tanemori at (310) 458-2200 ext 8202, or by e-mail at roxanne.tanemori@santamonica.gov. For disability-related
accommodations, please contact (310) 458-8341 or (310) 458-8696 TTY at least 72 hours in advance. Every attempt will be made to provide the requested accommodation. All written materials are available in alternate format upon request.
Pursuant to California Government Code Section 65009(b), if this matter is subsequently challenged in Court, the challenge may be limited to only those issues raised at the public hearing described in this notice, or in
written correspondence delivered to the City of Santa Monica at, or prior to, the public hearing. ESPAÑOL : Esto es una noticia de una audiencia pública para revisar applicaciónes proponiendo desarrollo en Santa Monica. Si deseas más información, favor de llamar a Carmen Gutierrez en la División de Planificación al número (310) 458-8341.
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Packet Pg. 475 Attachment: Attachment C Public Comments and Public Hearing Notice (4853 : Providence Saint John's Development Agreement (180 min))
PROVIDENCE SAINT JOHN’S HEALTH CENTER
PHASE II MASTER PLAN
CITY COUNCIL HEARING DRAFT |PRINT DOUBLE SIDED |PAGE SIZE 11X17
• DRAFT
SANTA MONICA, CA
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2 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
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Packet Pg. 477 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
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TABLE OF CONTENTS
CHAPTER I INTRODUCTION
A. Existing Health Center 2
B. Phase II Development Sites: Context and Existing Conditions 5
C. 1998 Development Agreement and Subsequent Amendments 7
D. Consistency 8
E. Adoption 8
CHAPTER II VISION, GOALS, AND PRINCIPLES
A. Overview of Plan Components 10
B. Phase II Vision and Planning 10
C. Phase II Program Goals 10
D. Phase II Urban Planning and Design Principles 13
E. Connecting the Vision and Principles 13
CHAPTER III DEVELOPMENT STANDARDS
A. Plan Overview 26
B. Permitted Uses 27
C. Development Standards 29
D. Open Space Standards 32
E. Mobility Plan 36
F. Vehicle Parking Plan 48
G. Bicycle Amenities 50
H. Loading 50
I. Sustainability and Resiliency 53
J. Water and Sewer Infrastructure 53
K. Emergency Vehicle Access 53
CHAPTER IV PHASING PLAN
A. Implementation Principles 58
B. Phasing Plans 58
C. Scope of Work in Each Stage 59
Phasing Plan A 60-64
Phasing Plan B 65-69
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ii PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
TABLE OF CONTENTS
TABLES
Table I-1: Existing Conditions - Phase II Development Sites 26
Table III-1: Phase II Vested Uses and Development Rights 28
Table III-2: Phase II Vested Uses 28
Table III-3: Average Natural Grade (ANG) 28
Table III-4: Height Exceptions 29
Table III-5: Ground Level Building Separation Standards 30
Table III-6: Ground Level Setback Requirements by Street 30
Table III-7: Upper Level StepBack Requirement by Street 31
Table III-8: Resource and Recycling Area Dimensions 31
Table III-9: Standards for Significant Publicly-Accessible Open Space 32
Table III-10: Saint John’s Square Development Standards 34
Table III-11: New On-Street Parking Spaces 48
Table III-12: On-Site Parking 49
Table III-13: Loading Area Dimensions 51
FIGURES
Figure I-1: Existing Conditions 3
Figure I-2: Phase I and II Sites 4
Figure I-3: Phase II Sites 7
Figure II-1: Functional Zoning 12
Figure II-2: Preliminary Design Concepts - 20th Street Medical Building 14
Figure II-3: Preliminary Design Concepts - Child & Family Development Center 16
Figure II-4: Preliminary Design Concepts - Development Along Broadway 18
Figure II-5: Preliminary Design Concepts - Multifamily Housing and Visitor Housing 19
Figure II-6: Preliminary Design Concepts - Multifamily Housing 20
Figure II-7: Preliminary Design Concepts - Education & Conference Center and East Ambulatory Care & Research Building 21
Figure II-8: Preliminary Design Concepts - Phase II Buildings along Santa Monica Boulevard 22
Figure II-9: Preliminary Design Concepts - Saint John’s Square 23
Figure II-10: Preliminary Design Concepts - Interior Education & Conference Center and East Ambulatory Care & Research Building 24
Figure III-1: Phase II Sites with Conceptual Buildings 26
Figure III-2: Ground-Level Building Separation and Setback Requirements 30
Figure III-3: Upper-Level Stepback Requirements 31
Figure III-4: Phase II Open Space 32
Figure III-5: Phase II Ground Level Publicly-Accessible Open Space 33
Figure III-6: Areas Designated for 24/7 Pedestrian Access Through South Campus 33
Figure III-7: Saint John’s Square Standards 34
Figure III-8: South Campus Interim Open Space Conditions 35
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TABLE OF CONTENTS
Figure III-9: Vehicle Circulation Plan 36
Figure III-10: Bicycle Circulation Plan 37
Figure III-11: Proposed Pedestrian Circulation 38
Figure III-12: Potential Above and Below Grade Connections 39
Figure III-13: Campus Street Network 40
Figures III-14 - III-24: Street Sections 41-46
Figure III-25: Site 2I Driveway Location 46
Figure III-26: 20th Street Lane Revision Options 47
Figure III-27 Phase II Off-Street Parking Locations 48
Figure III-28: Proposed Vehicular Loading Zones 51
Figure III-29a: South Campus Conceptual Subterranean Loading at Full Master Plan Implementation 52
Figure IIII-29b: South Campus Conceptual Level P1 Loading Concept at S1/S3 52
Figure III-30: Proposed Water Service Plan 54
Figure III-31: Proposed Sewer Service Plan 55
Figure IV-1: Implementation Stages – Phasing Plan A 58
Figure IV-2: Implementation Stages – Phasing Plan B 59
Figure IV-3: Phasing Plan A - Stage A1 60
Figure IV-4:Phasing Plan A - Stage A2 61
Figure IV-5: Phasing Plan A - Stage A3 62
Figure IV-6: Phasing Plan A - Stage A4 63
Figure IV-7: Phasing Plan A - Stage A5 64
Figure IV-8: Phasing Plan B - Stage B1 65
Figure IV-9: Phasing Phase B - Stage B2 66
Figure IV-10: Phasing Plan B Stage B3 67
Figure IV-11: Phasing Plan B - Stage B4 68
Figure IV-12: Phasing Plan B - Stage B5 69
APPENDICIES
Appendix A: Examples of Hospital and Health Care Uses
Appendix B: Health-Related Services
Appendix C: Benchmark Parking Study
Appendix D: Fire & Domestic Water Study
Appendix E: Sanitary Sewer Study
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iv PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
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I.INTRODUCTION
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I. INTRODUCTION
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
A. EXISTING HEALTH CENTER
A.1 Overview and Mission
Founded in 1939 by the Sisters of Charity of Leavenworth
(“Sisters”) and opened in 1942, Providence Saint John’s Health
Center (“Providence Saint John’s”) has developed a national
reputation as an outstanding non-profit center for health and
healing. The Providence Saint John’s Health Center is also
home to a world renown Cancer Institute. For more than 30
years the physicians and scientists at Saint John’s Cancer
Institute have made groundbreaking discoveries that have
fundamentally changed the way cancer is detected, diagnosed,
and treated. In addition to cancer care, Providence Saint John’s
is widely known for excellence in women’s health, orthopedics,
neuroscience, and cardiology.
Through the dedication and collaborative efforts of community
friends, patrons, physicians, nurses, staff and volunteers,
Providence Saint John’s has continued the world-class tradition
established by the Sisters of providing breakthrough medicine
in an environment of inspired healing. With approximately
1,700 employees, the 266-bed facility is recognized nationwide
for its quality care.
Additionally, Providence Saint John’s is committed to providing
leading-edge medicine with unwavering compassion and
personalized care. Providence’s Mission Statement is: “As
expressions of God’s healing love, witnessed through the
ministry of Jesus, we are steadfast in serving all especially
those who are poor and vulnerable.”
A.2 Health Care Services
Providence Saint John’s currently provides a wide range of
services and programs reflective of its commitment to creating
an integrated health delivery system to meet the health needs
of the community. Inpatient and outpatient services form the
core of Providence Saint John’s current operations. These
services are complemented by an array of health and wellness
programs, health education, and community services. Figure I-1
shows Providence Saint John’s campus and existing facilities,
including the Phase I Howard Keck Diagnostic & Treatment
Center (“Phase I Keck Building”) and the CSS Inpatient Suites
(“Phase I CSS Building”).
Examples of specialized inpatient and outpatient
services include:
The Margie Petersen Breast Center
The Margie Petersen Breast Center in conjunction with the
Cancer Institute, have been leading cancer research and
clinical trials resulting in advanced breast cancer care. Breast
services include: nurse navigators for patient education,
guidance and support, geneticists focused on breast cancer
risk assessment and prevention, oncology nutrition specialists,
integrative medicine and complementary therapies including
acupuncture, massage and yoga, advanced breast imaging
services, and leading-edge surgical options and non-surgical
therapies for breast cancer, including sentinel node biopsy,
targeted radiation, and cryoablation. Surgeons who lead breast
cancer research and clinical trials at the breast center monitor
and follow their patients’ complete care from diagnosis to the
end of treatment. Following treatment patients are assisted
with the transition back into their normal lives and followed
closely thereafter.
Pacific Brain Tumor Center
The Pacific Brain Tumor Center offers comprehensive care for
patients with benign and malignant brain tumors, skull base
tumors, and metastatic brain tumors that arise from cancers
elsewhere in the body. Physicians are leaders in their respective
fields of neurosurgery, neuro-oncology, neuro-ophthalmology,
head and neck surgery, and endocrinology. Neurosurgeons
and head and neck surgeons are at the forefront of minimally
invasive keyhole and endonasal endoscopic surgery in
addition to decades of experience with conventional surgical
approaches. For patients with primary or metastatic tumors,
neuro-oncologists are pioneering targeted brain cancer
therapies, clinical trials and genomic tumor profiling. Radiation
oncologists also have extensive experience in the radio-surgical
treatment of residual and recurrent brain and skull base
tumors. The Pacific Brain Tumor Center also offers real-time
psychosocial support with an on-site social workers and hosts a
bimonthly Brain Tumor & Pituitary Tumor Patient Support Group.
In addition, the Pacific Brain Tumor Center physicians have an
extensive publication track record for brain and skull base tumor
care and research, demonstrating their long-term commitment
to improve outcomes with these challenging problems.
Child and Family Development Center
Established in 1962 through an alliance with The Joseph P.
Kennedy, Jr. Foundation and the Archdiocese of Los Angeles,
the Child and Family Development Center (CFDC) has been
helping families for over fifty years. The center offers families,
adolescents and children safe, nurturing and confidential
services that recognize varying client cultures and spoken
languages. CFDC programs focus on mental health, outreach,
and developmental and educational needs. Current programs
offered include a therapeutic preschool for children with
neurological, behavioral and/or psychological disturbances;
early childhood assessment, and treatment program for infants
and children, birth to 6 years; school-based mental health
services including group therapy, teacher consultation, crisis
intervention and training to at-risk youth in Santa Monica
public schools; mental health services for the deaf and hard-of-
hearing; and on-site training in psychology and graduate social
work and ongoing research conducted in collaboration with
local universities. A crisis intervention program also provides
immediate care.
As expressions of God’s heAlinG love,
witnessed throuGh the ministry of Jesus, we
Are steAdfAst in servinG All especiAlly those
who Are poor And vulnerAble
compAssion
diGnity
Justice
excellence
inteGrity
heAlth for A better world
THE MISSION:OUR VALUES: OUR VISION:
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Packet Pg. 483 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
3DRAFT 2022
I. INTRODUCTION
FIGURE I-1: EXISTING CONDITIONS
CSS Inpatient Suites (Complete - Phase I)
Howard Keck Diagnostic & Treatment (Complete
Phase - I)
Saint John’s Foundation Building
Child and Family Development Center
MRI
Cancer Institute
Vacant 10-Unit Multi-Family Housing
Valet Parking Lot
Phase II Master Plan Sites
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I. INTRODUCTION
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
Endocrine Tumor and Bone Disease Program
The Endocrine Tumor and Bone Disease Program offers
comprehensive, personalized care to patients with a variety
of endocrine conditions including: thyroid cancer and nodules;
hyperthyroidism including Graves’ disease; multinodular
goiter; hyperparathyroidism; pheochromocytoma; Cushing’s
and Conn’s syndrome; neuroendocrine tumors including
paragangliomas; hereditary endocrine tumor syndromes; and
bone disease including osteoporosis; breast or prostate cancer
bone metastases; Paget’s bone disease; fibrous dysplasia;
and menopause.
Melanoma Program
The Melanoma Program in the Cancer Institute integrates
the most current knowledge of cancer genetics, world-class
resources for diagnosing and staging skin cancers, and leading-
edge treatment approaches to provide personalized care and
support services to patients diagnosed with invasive or non-
invasive melanoma.
A3. Patient Population
Providence Saint John’s has a reputation for excellence on the
regional, national, and international level, the beneficiaries
of the health care services at the center primarily live in the
Santa Monica area. The health center serves a heterogeneous
population of patients that reflects the demographic diversity of
Santa Monica and the westside.
Over 70% of Providence Saint John’s patients come from
Santa Monica and the neighboring communities included
in the County’s Service Planning Area 5. These communities
include Venice, Culver City, Brentwood, West Hollywood, Pacific
Palisades, Marina Del Rey, Beverly Hills, and Malibu.
A large segment of Providence Saint John’s patients (about
20%) are Santa Monica residents. More significantly, a large
number of Santa Monica residents and their families are served
by Providence Saint John’s. In 2019, more than 14,000 Santa
Monica residents were patients at Providence Saint John’s.
A.4 Employment
Providence Saint John’s is one of the largest private employers
in Santa Monica, currently employing approximately 1,400
people. The phased implementation of this Phase II Master Plan
will allow Providence Saint John’s to continue providing health
care services and maintain its employment base throughout
construction.
A.5 Medical Staff
The medical staff of Providence Saint John’s consists of
approximately 1,100 physicians representing 62 specialties.
The quality of life available in Santa Monica coupled with
proximity to local medical schools have helped the health center
to attract a high caliber of caregivers. As a result, Santa Monica
residents have access to highly skilled physicians–many with
international reputations–and thus receive the highest quality
of health care.
Providence Saint John’s medical staff are an important
contributer to employment, taxes, and assorted purchases
throughout the community—positively contributing to the Santa
Monica economy.
A.6 Volunteers
Volunteers have always been essential to the realization of the
hospital’s mission. Providence Saint John’s volunteer force
reflects the diverse westside community with respect to age,
gender and background. Volunteering at Providence Saint Johns
affords high school students, college students, and seniors the
opportunity to contribute to the well-being of the community in
a meaningful way.
The aftermath of the 1994 Northridge earthquake was perhaps
the greatest challenge faced by the volunteers. Within hours
of the disaster, dozens of volunteers arrived to help evacuate
patients from devastated hospital buildings to waiting cars and
ambulances. The community’s commitment was demonstrated
once again during the rebuilding process, as patient records,
equipment and material were moved, stored and organized.
FIGURE I-2: PHASE I AND II SITES
Phase I
Phase I & II Site
South Campus
Phase II Sites
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Packet Pg. 485 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
5DRAFT 2022
I. INTRODUCTION
B. PHASE II DEVELOPMENT SITES: CONTEXT AND
EXISTING CONDITIONS
B.1 Context
As depicted on Figure I-2, Phase I and II Sites, Providence Saint
John’s campus is generally bounded by Arizona Avenue to the
north, Broadway to the south, 20th Street to the west, and 23rd
Street to the east.
The Providence Saint John’s campus is located in the City’s
Healthcare Mixed-Use District as established in the Land Use
and Circulation Element of the City’s General Plan. The District
includes the City’s two hospitals (Providence Saint John’s and
UCLA Medical Center, Santa Monica), as well as medical office
buildings and other health care uses. Additional uses in the area
include two hotels (located at 1920 Santa Monica Boulevard
and 1255 20th Street), two schools (Santa Monica Malibu
Unified School District’s McKinley Elementary School and Saint
Anne School) and newer multifamily condominium buildings.
A variety of medical, commercial, and other associated uses
are provided in buildings that range in height from one to
twelve stories. Nearby older residential structures range from
one to eight stories (or up to 84 feet) in height, newer hospital
buildings (up to 92 feet in height), older commercial buildings
ranging from one to twelve stories (up to 168 feet in height),
two hotels (located at 1920 Santa Monica Boulevard and 1255
20th Street), two schools (Santa Monica Malibu Unified School
District’s McKinley Elementary School and Saint Anne School)
and newer condominium buildings.
Providence Saint John’s campus consists of the north campus
(i.e., that portion north of Santa Monica Boulevard) and the
south campus (portions of the area south of Santa Monica
Boulevard) as shown on Figure I-2, Phase I and II Sites. The
north campus includes the health center and four Phase II
development sites: Site 2C, Site 2D/E, Site 2I, and Mullin Plaza.
The south campus includes five Phase II development sites:
Site S1, Site S2, Site S3, Site S4, and Site S5. Figure I-3, Phase
II Sites, shows the location of each Phase II development site.
B2. Existing Improvements
The land area and existing improvements on Phase II
development sites are also shown on Figure I-2 and summarized
in Table I-1, Existing Conditions- Phase II Development Sites.
B.3 Existing Streets
The Providence Saint John’s campus is located north and south
of Santa Monica Boulevard between 20th Street and 23rd
Street. The north campus extends to Arizona Avenue to the
north, and the south campus extends to Broadway to the south.
The existing streets around Providence Saint John’s campus
are shown on Figure I-2. These roadways allow for motorized
and non-motorized circulation, connecting the health center to
the rest of the community through a variety of transportation
options including, but not limited to bicycle, transit, and car.
B.3.1 Santa Monica Boulevard between 20th Street and 23rd Street
Santa Monica Boulevard between 20th Street and 23rd Street
is an east-west street. The intersections of Santa Monica
Boulevard and 20th Street, Santa Monica Boulevard and 21st
Street, Santa Monica Boulevard and 22nd Street, and Santa
Monica Boulevard and 23rd Street are controlled by traffic
signals. The intersection of Santa Monica Boulevard and 22nd
Street provides ingress to Providence Saint John’s north campus
into the Mullin Plaza Driveway. Egress from the health center’s
north campus is provided from the intersection of Santa Monica
Boulevard and 21st Street via Mullin Plaza Driveway.
B.3.2 Broadway between 20th Street and 23rd Street
Broadway between 20th Street and 23rd Street is an east-
west street. The intersection of Broadway and 20th Street is
controlled by a traffic signal. The intersection of 21st Street and
Broadway is controlled by a pedestrian yield sign with a striped
crosswalk that includes a stop control and T-Intersection. The
intersection of 23rd Street and Broadway is controlled by a
striped crosswalk across 23rd Street. Between 20th Street and
23rd Street, Broadway has east-west bicycle lanes. Broadway is
the City’s major east-west bicycle corridor and provides bicycle
access across the City.
B.3.3 21st Street between Broadway and Santa Monica Boulevard
21st Street between Broadway and Santa Monica Boulevard is
a one-way southbound street. The intersection of 21st Street
and Broadway is controlled by a pedestrian yield sign and the
crosswalk is striped across Broadway. The intersection of 21st
Street and Santa Monica Boulevard is controlled by a traffic
signal. All vehicular ingress to Providence Saint John’s south
campus is accessed from 21st Street. Vehicular egress from
Phase II south campus sites S1 and S3 is also onto 21st Street.
B.3.4 Schader Drive Between Providence Saint John’s South Campus
and 23rd Street
Schader Drive between Providence Saint John’s south campus
and 23rd Street is a two-way street. Schader Drive’s west
terminus is at Providence Saint John’s south campus. Vehicular
egress from Providence Saint John’s south campus Sites S4
and S5 is onto Schader Drive.
B.3.5 20th Street between Arizona Avenue and Santa Monica Boulevard
20th Street between Arizona Avenue and Santa Monica
Boulevard is a north-south street.
B.3.6 23rd Street between Arizona Avenue and Santa
Monica Boulevard
23rd Street between Arizona Avenue to Santa Monica Boulevard
is a north-south street. The intersection of 23rd Street and Santa
Monica Boulevard is controlled by traffic signals. South of Santa
Monica Boulevard, 23rd Street is a one-way northbound street.
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I. INTRODUCTION
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
TABLE I-1: EXISTING CONDITIONS - PHASE II DEVELOPMENT SITES
Site Acres Existing Development Existing Floor Area Parking Capacity Number of Stories Principal Uses
NORTH CAMPUS
2C 1.03 ac West Parking Lot and Landscape n/a 90 vehicles n/a Surface parking for visitors and patients
2I 1.03 ac
Child & Family Development Center 34,670 sf1 n/a 2 Stories Above-Grade,
1 Basement Level
Day care
Child & Family Development Center Use
CFDC Poolhouse 585 sf1 n/a 1 Story Above-Grade Maintenance and storage
2D/E 0.89 ac
Saint John’s Health Center Foundation Building
(2221 Building) and related surface parking 10,800 sf1 24 vehicles 2 Stories Above-Grade Office/meeting space for Saint John’s Foundation
Parking Lot C n/a 48 vehicles n/a Surface parking for physicians
Mullin
Plaza Site 1.19 ac Entry plaza/vehicle drop-off/pick-up/open space n/a 10 vehicles n/a Entry plaza/vehicle drop-off/pick-up/open space
SOUTH CAMPUS
S1/S3
5.18 ac
Temporary MRI Buildings 2,675 sf n/a 1 Story Above-Grade Imaging
Parking Lot B n/a 139 vehicles n/a Surface parking for visitors and patients
Parking Lot I n/a 145 vehicles n/a Surface parking for employees/staff
S2 Parking Lot H (portion)n/a 304 vehicles
total in Lot H*n/a Surface parking for employees/staff
S4 and
Saint John’s
Square
Cancer Institute
(2200 Santa Monica Boulevard)51,055 sf1 n/a 2 Stories Above-Grade
1 Subterranean Level Medical Research, including clinics, laboratories, offices, and meeting space
10-unit Apartment Building
(1417-1423 Twenty-First Street)
10,270 sf2
(10 two-bedroom, one-bathroom units3)n/a 2 Stories Above-Grade Multifamily dwelling units (vacant)
Parking Lot H (portion)n/a 304 vehicles
total in Lot H*n/a Surface parking for employees/staff
S5 Parking Lot H (portion)n/a 304 vehicles
total in Lot H*n/a Surface parking for employees/staff
NOTES:sf = square feet1. Building floor area per Original DA, Exhibit B, p. B-5.2. Building floor area per Original DA, Exhibit B, p. B-7.3. Information about unit type is per Rent Control Board records. * Lot H spans several development sites.
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I. INTRODUCTION
FIGURE I-3: PHASE II SITES C. 1998 DEVELOPMENT AGREEMENT AND
SUBSEQUENT AMENDMENTS
C.1 Background
1994 Earthquake
Saint John’s Health Center suffered significant damage from
the Northridge Earthquake in 1994. As a result, the hospital
was forced to close for about nine months as temporary seismic
repairs were undertaken. Shortly after the earthquake, Saint
John’s commenced a master planning process to achieve two
objectives: (a) rebuild its core hospital facilities consistent
with augmented State seismic requirements (Phase I), and (b)
augment its health care services and facilities to address the
Santa Monica area’s 21st century health care needs (Phase II).
C.1.1 Development Agreement
1998 Development Agreement
The initial master planning process began when Saint John’s
filed a Development Agreement application with the City in
1996. After a two year public process, the Santa Monica City
Council approved a development agreement for the Saint
John’s campus in June 1998 (the “Original DA”). The principal
purpose of the project, as described in the Original DA, which
still stands today, is to “provide an integrated health delivery
system that offers a full continuum of care to people who reside
or work in Santa Monica and surrounding communities” in order
to “continue to provide traditional health services as well as
extended services which focus on outpatient care, prevention
and community health education” (Original DA, Recital “O”).
2011 First Amendment
A First Amendment to the Original DA was approved by the City
Council in 2011, principally to address how Phase I parking
would be provided.
2014 Providence Sponsorship
In March 2014, Providence Health & Services assumed
sponsorship of Saint John’s from the Sisters of Charity of
Leavenworth. Shortly thereafter, Providence Saint John’s began
planning efforts for Phase II.
2014 Phase II City and Community Outreach
Prior to filing Phase II applications with the City in November
2014, Providence Saint John’s held a public open house at the
City’s Main Library to inform the community about Phase II.
Providence Saint John’s community outreach with respect to
Phase II has been extensive and ongoing throughout the Phase
II entitlements process.
2015 Phase II Vesting Deadline and Continued
Community Outreach
In 2015, Providence Saint John’s filed a package of applications
including an application for a South Campus Master Plan
and eight Development Review Permit (DRP) applications
for Phase II buildings. The DRP applications were deemed
complete prior to the Phase II vesting deadline established in
the Original DA, however, Saint John’s would not have been
able to meet the building permit deadlines required by the
Development Agreement.
While working with the City to find a solution Saint John’s
continued with community outreach and made a series of
substantive changes to the Phase II project with respect to
mobility and building setbacks in response to input from both
members of the public and City Staff. Thereafter, an alternative
procedural approach to the Phase II entitlements was proposed
and supported by the Planning Commission and City Council as
detailed below.
2017 Second Procedural Amendment
In April, 2017 the City Council approved a Second Amendment
to the DA incorporating City Staff’s alternative structure for
Phase II entitlements. Specifically, this amendment:
• Replaced the Original DA’s requirement for Planning
Commission approval of a South Campus Master Plan
with a requirement for City Council approval of the Phase
II Master Plan to address development on both the north
and south campuses.
• Established the basic parameters for this Phase II
Master Plan.
• Required Providence Saint John’s and the City to negotiate
a third amendment to the DA to extend the Phase II vesting
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I. INTRODUCTION
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
schedule and provide for additional community benefits
concurrent with the Phase II Master Plan; and
• Prohibited the issuance of any DRPs for Phase II
development prior to City Council approval of the Phase II
Master Plan.
2022 Third Amendment
As a part of this Phase II Master Plan project City Council
adopted and approved a Third Amendment to the Development
Agreement, Ordinance XXXX.
C.2 Two Phases of Development
As noted above, the DA provides for two phases of development:
Phase I and Phase II.
C.2.1 Phase I
Phase I, which was completed in 2014, involved the serial
demolition and reconstruction of Providence Saint John’s core
hospital facilities on the north campus in a smaller configuration
than previously existed. As part of Phase I, Providence Saint
John’s core hospital facilities were reduced from 662,000
square feet of floor area to 475,000 square feet of floor area,
and Providence Saint John’s licensed beds were reduced from
a pre-earthquake peak of 501 to 266.
C.2.2 Phase II
For Phase II, the DA sets forth that Providence Saint John’s
development will proceed in accordance with this comprehensive
Phase II Master Plan subject to City Council approval.
C.3 Vested Rights
The DA provides vested rights for Phase II, including Vested Uses
and Vested Floor Areas. This Phase II Master Plan is consistent
with the vested rights conferred in the Original DA.
C.4 Phase II Master Plan Required Elements
The DA requires the Phase II Master Plan to establish the
following basic parameters guiding development of the Phase
II project: (a) building placement, (b) building heights for all
buildings, (c) setbacks for all buildings, (d) stepbacks for all
buildings, (e) parking (both subterranean and above-grade), (f)
location of uses, (g) vehicular and pedestrian circulation, (h)
open space and (i) a Phase II Phasing Plan, and requirements
for implementing Phase II improvements including open space,
infrastructure improvements, and community benefits. This
Phase II Master Plan includes all of the required elements as
provided in the DA.
C.5 Significant Project Features and Community Benefits
The DA requires both one-time community benefits as well as
an ongoing community benefits program in exchange for Saint
John’s rights to develop Phase II. Benefits include millions of
dollars of charitable in-kind medical and mental health services
for individuals referred by local non-profits, community services
promoting health education and preventative health services,
charitable in-kind medical and mental health services for
students and families referred by Santa Monica-Malibu Unified
School District, the Child and Family Development Center, and
grants to local non-profit organizations, such as the Venice
Family Clinic and People’s Concern Respite Wellness Program.
Additionally, Saint John’s Affiliation Fund provides millions in
grants to local organizations and community projects. Programs
and projects that have received grants from the Affiliation Fund
include: Santa Monica Family YMCA’s Diabetes Prevention
Program, Sound Body Sound Mind Foundation’s Student
Wellness Programs, Safe Place for Youth’s Health and Wellness
Program, Santa Monica Family YMCA’s Diabetes Prevention
Program, Santa Monica-Malibu Education Foundation’s Student
Wellness Programs, Westside Food Bank, Boys & Girls Club of
Santa Monica’s Healthy Lifestyles Wellbeing Project, CLARE
Foundation’s Sober Livings Program, Didi Hirsch’s Health I Am
Project, and UCLA Family Resource and Well-Being Center’s
Veteran Family TeleHealth Wellness Program.
Other community benefits included in the DA are the
Transportation Demand Management (TDM) Plan to reduce
single occupancy vehicle trips to and from the health center
during peak periods, publicly-accessible open space, and
various neighborhood protection provisions. Per the DA, the
Phase II Master Plan accommodates an expanded childcare
program to accommodate increased child care demand related
to Phase II development. Consistent with the DA, the 10 units
of existing and unoccupied multifamily housing at 1417-1423
21st Street will be replaced with a minimum of ten (10) deet-
restricted affordable units.
D. CONSISTENCY
The development of Phase II is consistent with the following:
• The City’s General Plan, including its Land Use and
Circulation Element (LUCE as amended by the 2022 LUCE
Amendment) .
• The Development Agreement (DA) between the City and
Providence Saint John’s, as amended. All references to the
DA in this Phase II Master Plan are to the Development
Agreement as amended by the First, Second and Third
Amendments, unless otherwise specifically indicated.
E. ADOPTION
Phase II approvals include the Phase II Master Plan, Third
Amendment to the DA, certification of an Environmental Impact
Report, adoption of a Statement of Overriding Considerations
and Mitigation Monitoring Plan, approval of the 2022 LUCE
Amendment, repeal of the Hospital Area Specific Plan, a
Tentative Tract Map, and a resolution conditionally approving
the vacation of a portion of 21st Street between Broadway and
Santa Monica Boulevard. This Master Plan has been adopted
by resolution and is the zoning for future development of the
Phase II sites. Resolution XXXX.
.
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II.VISION, GOALS, AND PRINCIPLES
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II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
A. OVERVIEW OF PLAN COMPONENTS
This Phase II Master Plan is a comprehensive plan that guides
the implementation of Phase II project improvements, integrates
the north and south campuses, addresses infrastructure and
mobility in and around the Providence Saint John’s campus,
creates a new network of open spaces and enhancements to
the pedestrian realm, and provides a comprehensive parking
plan to meet Providence Saint John’s peak parking demand.
As explained later in Chapter III, each Phase II building and its
associated open space and other infrastructure improvements
will be further reviewed by the City utilizing the DRP or
Administrative Approval processes and Architectural Review
Board (ARB). The combination of the Phase II Master Plan
review process and the review processes for the individual
Phase II Developments will provide the City and members of
the public with the opportunity to assess every aspect of the
Phase II Development Program.
B. PHASE II VISION AND PLANNING
Following Phase I completion and the 2014 change in
sponsorship, Providence Saint John’s commenced an intensive
planning and needs assessment effort for Phase II. This effort
included subject matter experts and was lead by Providence
Saint John’s leadership in collaboration with a consultant
team. Physicians, clinicians, staff, and Providence Saint John’s
Board and Foundation members were also actively involved in
the processes. This Phase II Master Plan is the culmination of
the research, recommendations, and priorities identified by
Providence Saint John’s.
The Phase II planning and consulting team partnered with
Providence Saint John’s, to conduct interviews with a number
of researchers and investigators associated with the existing
Cancer Institute to better understand current research
initiatives and new research activities. Site visits were made
to several hospital and research-oriented sites to evaluate new
research programs considered at Providence Saint John’s.
Numerous interviews were also held with physicians and other
clinical staff at Providence Saint John’s and at other Providence
facilities to better anticipate functional, space, and technology
needs in the future.
Providence Saint John’s goals to enrich its diagnostic, inpatient,
and outpatient treatment excellence while expanding the
research capabilities of the Cancer Institute guided the planning
process for the Phase II Master Plan. The planning team also
developed a set of guiding principles discussed further in
Section D, Phase II Urban Planning and Design Principles. The
vision of the Phase II Master Plan is to build upon the excellence
of existing programs that focus on health, wellness, prevention,
and education while continuing to provide and expand a
balanced and broad range of health care services.
C. PHASE II PROGRAM GOALS
Program goals were established first to determine the future
space needs for the campus. The programs and uses described
below are further defined in Chapter III, Section B, Permitted
Uses, and Chapter III, Section E, Phase II Development Program
and Conceptual Building Design.
C.1 Cancer Research and Education
Founded in 1981, John Wayne Cancer Institute (JWCI) at
Providence Saint John’s has been a globally recognized cancer
research institute dedicated to the understanding, innovative
treatment, and diagnosis of cancer to eliminate patient suffering
and increase survival. Providence Saint John’s and the Cancer
Institute oncology team members have discovered some of the
world’s leading cancer breakthroughs such as sentinel node
biopsy, minimally invasive brain surgery, first use of cryotherapy
for pancreatic cancer, and molecular diagnostic techniques.
The current Cancer Institute space, facilities, and building
infrastructure are fast becoming obsolete and are inefficiently
configured. The major challenges are the age and physical
limitations of the facilities, which make it difficult to retain
and recruit leading scientists, clinicians, and investigators,
and conduct innovative research in a contemporary setting.
For example, the insufficient wet and dry lab space limits the
ability for researchers to expand programs and accommodate
new technology.
A key Phase II program goal is to provide the Cancer Institute
with a new state-of-the-art medical research facility to allow the
center to continue and to expand its world renown research
and care.
A new facility will continue and expand clinical research and
therapeutic treatment— bringing new diagnostic and treatment
opportunities to Santa Monica at Providence Saint John’s
Health Center including opportunities for new and expanded
programs such as:
• Expanded research programs beyond cancer to develop
diagnostic tools for patients with cardiovascular, brain and
pituitary and degenerative disorders.
• Development of therapies to treat cancer patients by
engineering their own immune cells or tissue regeneration.
• Facilities for additional researchers, research assistants,
and fellows or postdoctoral scholars to support growing
research programs.
• Space for state-of-the-art laboratory instrumentation
with modern utilities to provide the appropriate degree
of containment to protect specimens, staff and
the environment.
• An Immune Monitoring Core to provide the latest technology
and expertise for design and completion of various immune
assays throughout clinical studies.
• Development of a Research Sequencing Core with high
throughput sequencers and robotic technologies to
diagnose diseases at the genomic level.
• Addition of Bioinformatics servers and workstations
to evaluate the large amount of data produced by the
sequencers and flow cytometers.
• Centralized Clinical Trials, Regulatory Compliance and
other specialized support for all of Providence Saint John’s
as part of the Cancer Institute.
• Development of a Histology Core to manage fresh and
fixed tissue.
• Improvements to the Specimen Repository.
The vision of the Phase II Master Plan is to build upon
the excellence of existing programs that focus on health,
wellness, prevention, and education while continuing
to provide and expand a balanced and broad range of
health care services.
The planning team worked extensively integrating City and community
input into a comprehensive Master Plan to guide development of Phase II.
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II. VISION, GOALS, AND PRINCIPLES
C.2 Expanded Hospital/Health Care and Health &
Wellness Center Uses
Providence Saint John’s Phase II program includes new and
expanded facilities for Hospital/Health Care uses and Health
& Wellness Center uses. These include health and wellness
preventative medicine and recovery care in the following areas:
• Cardiovascular
• Women and Children
• Neuroscience
• Cancer
• Joint Replacement, Sports Medicine and Physical Therapy
• Surgery
• Molecular Pathology, Histology and Cytology
C.2.1 Acute Care
Another Phase II program objective is to provide capacity for
additional acute care facilities in the Hospital/Health Care use,
including space for additional hospital beds for medical surgical,
observation beds, and intensive care unit departments.
C.3 Education and Conferencing
The facilities provided in the future Education & Conference
Center will support medical, patient, and community health
educational events for the educational benefits of caregivers,
patients, and the community. The DA defines Education &
Conference Center use as “consist[ing] of one or more facilities
in which the following uses are permitted: (i) meetings,
conferences, seminars, workshops and education and training
sessions for health care professionals, (ii) lectures, seminars,
meetings and programs for the general community on
health care-related issues, (iii) advanced telecommunication
technologies to provide communication linkages between
the Campus Property and other health care facilities and
educational institutions, (iv) broadcast facilities designed to
disseminate medical and health care information to health care
professionals and the general public, (v) meetings of non-profit
community-based organizations and (vi) meetings of groups
and organizations related to Saint John’s, such as the Board
of Trustees of the Saint John’s Health Center Foundation, the
Irene Dunne Guild, and employees of Saint John’s and affiliated
entities.” As required by the DA, the Education & Conference
Center will be integrated and coordinated with other health
care services provided on the campus consistent with this
Master Plan.
The Education & Conference Center allows for an auditorium with
up to 250 seats as well as smaller conference and education
rooms and administrative areas. The following are examples of
potential uses of the Education & Conference Center:
• Ongoing nursing education
• Ongoing education and training for all caregivers
• Education and training for implementation of new
technology such as electronic health records systems
• Video conferences for remote participation
• Monthly and ongoing forums for all caregivers
• Monthly departmental meetings for caregivers and
medical committees for service lines (cardiology, oncology,
neurosciences, obstetrics, etc.)
• Monthly administrative meetings (nursing, operations,
safety huddle, environmental services, go green committee)
• Monthly Medical staff department meetings
• Medical staff education and continuing education
• General all medical staff meetings
• Medical Foundation meetings
• Foundation Trustee meetings
• Board of Trustee monthly meetings
• Cancer Institute ongoing meetings
• Guest lecturers
• Community lectures by physicians educating audience on a
variety of important health care topics
• Neighborhood association, City and other community
organization meetings
The Education & Conference Center is a much needed facility for
the health center and the surrounding community. For example,
the largest conference room at the current Providence Saint
John’s facilities can only accommodate 50 people. The lack
of available conference space forces employees, physicians,
Board members, and others to seek out off-site locations for
meetings—adding extra expense, inefficient scheduling, and
additional traffic when commuting to and from these locations.
C.4 Early Childhood Education
Providence Saint John’s currently has an early childhood
education program, the Early Childhood Directions program,
located in the existing Child & Family Development Center
on Site 2I on the north campus. Providence Saint John’s
Phase II Development Program includes a new Child & Family
Development Center (S1) on the south campus that will house
an expanded early childhood education program (defined as
Day Care in Chapter III, Section C, Permitted Uses). Per the DA,
the expanded child care program addresses the additional child
care needs generated by Phase II, guided by a City-approved
child care needs assessment study.
C.5 Visitor Housing
Phase II will provide an opportunity for short-term housing for
patients and their families, visiting health care providers, visiting
researchers and scientists, and other campus visitors. The
City’s very low vacancy rates for hotels and general prohibition
on vacation rentals and corporate housing make housing for
these populations difficult to find.
C.6 Replacement Housing
This Phase II Master Plan includes replacement of an existing
vacant 10-unit apartment building located at 1417-1423 21st
Street elsewhere on the south campus consistent with the DA.
C.7 Ground Floor Activated Uses
Many of the Phase II buildings provide areas on the ground
floor for neighborhood-serving, active uses to better integrate
the campus into the urban fabric, and create a welcoming
pedestrian environment. These areas may be occupied by
Neighborhood Commercial Uses providing convenience goods
and services that cater to the daily needs of nearby residents.
Allowed Health-Related Services and Retail uses including
neighborhood restaurants or cafés will serve patients,
employees, and campus visitors.
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II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-1: FUNCTIONAL ZONING
Note: Figure depicts conceptual roof-top building footprints
demonstrating implementation of the Development Standards provided
in Chapter III, building design is subject to change
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II. VISION, GOALS, AND PRINCIPLES
D. PHASE II URBAN PLANNING AND
DESIGN PRINCIPLES
Six fundamental urban planning principles were applied to the
Phase II master planning effort to guide physical development
shaping the future look and feel of the campus through:
• Placemaking;
• Enhanced Open Spaces;
• Functional Zoning;
• Increased Porosity and Connectivity
• Mobility; and
• Varied Building Heights.
These interconnected principles also shaped the Development
Program and Standards in Chapter III. A few of the Urban
Planning and Design Principles are introduced below and are
discussed further throughout this Master Plan.
D.1 Enhanced Open Spaces, Increased Porosity
and Connectivity
An important Phase II design goal is to create well-defined,
welcoming open spaces that enhance the pedestrian experience
and encourage Providence Saint John’s users, visitors, nearby
residents and employees to activate and enjoy the outdoor
areas. Saint John’s Square on the south campus and the
redesigned Mullin Plaza on the north campus will become the
heart of the overall campus. Several quieter garden areas for
more passive recreation opportunities are also planned for the
south campus to create opportunities for a variety of outdoor
experiences.
The combination of the new open spaces on the south campus
and the alignment of vehicular circulation and parking access
on the periphery create a pedestrian zone. New sidewalks
and pedestrian paths provide an inviting pedestrian realm
that conveniently links buildings, plazas, and open spaces. An
extensive Wellness Walk weaves through both Phase II and the
existing Phase I sites to create a pedestrian-friendly, integrated
campus and promoting exercise, health, and wellness among
visitors, patients, and staff.
Phase II pedestrian enhancements will connect the campus to
the surrounding neighborhood. The south campus includes new
sidewalks that connect through the campus from Broadway to
Santa Monica Boulevard. The Phase II buildings are intentionally
designed with porous and visually open ground levels and
activated ground floor uses to facilitate pedestrian movement
and activity throughout the campus. Several smaller planned
open spaces on both the north and south campus will provide
landscaped areas with quieter spaces for passive recreation.
Chapter III, Section D, Open Space Standards, provides the
development standards and additional detail regarding open
space requirements for Phase II development.
D.2 Functional Zoning
As part of the Phase II planning process the planning team
carefully considered the location of Phase II buildings based on
the need for proximity to the uses and buildings already built on
the north campus (Phase I) and the context of the surrounding
neighborhood. This approach is illustrated in Figure II-1,
Functional Zoning. Permitted uses such as ambulatory, acute
care, and medical research facilities transition from the north
campus to additional ambulatory and non-acute medical uses
south of Santa Monica Boulevard, and community serving uses
as well as residential uses are programmed along Broadway.
Section E of this Chapter, Connecting the Vision and Principles,
further identifies the programs and facilities that will be
developed within each of the functional zoning areas.
D.3 Mobility
Accommodating vehicular, bicycle and pedestrian circulation
and parking for Providence Saint John’s while avoiding impacts
to and queuing on adjacent City streets, enhancing safety,
balancing all modes of transportation, and campus integration
with the surrounding community are priorities that were
carried through Phase II planning. In response to the City and
community input, vehicular access to and from Providence
Saint John’s is prioritized for Santa Monica Boulevard while
Broadway is prioritized for bicycle access.
Changes to north campus circulation are also proposed to avoid
queuing on City streets and facilitate ease of access to/from
Santa Monica Boulevard. Specifically, the two existing traffic
signals on Santa Monica Boulevard between 20th Street and
23rd Street will be moved to align with the new south campus
driveways. Additionally, bicycle parking would be dispersed
throughout the north and south campuses. Mobility and parking
plans are discussed in detail in Chapter III, Sections F and G.
E. CONNECTING THE VISION AND PRINCIPLES
The following renderings and program development by
site were created to inspire future design and demonstrate
implementation of the vision and guiding principles for the
buildout of the Phase II Master Plan. Each of the renderings
can be tied to the development program described below and
are also detailed in Chapter IV, Phasing Plan.
E.1 Phase II Development Program and Conceptual
Building Design
This section provides program detail for each of the proposed
Phase II buildings or development sites. The specific design
for the individual Phase II buildings will be based on the site’s
context and the important health care and related programs
planned within each building. The buildings adjacent to Santa
Monica Boulevard are envisioned to form a harmonious
ensemble with Providence Saint John’s existing Health Center
and the proposed Phase II buildings along Santa Monica
Boulevard. The portion of Saint John’s campus adjacent to
Broadway is envisioned to respond to the neighborhood scale
and context. Additionally, new development along 20th Street
is envisioned to be a contemporary building that adds visual
interest while enhancing the pedestrian-realm.
Chapter III of this Master Plan provides the vested uses and
development rights for each Phase II site. Each of the Phase II
buildings will be designed closer in time to when the amended
or new planning application (DRP or AA) is filed for each building
and each of the Phase II buildings and open spaces will undergo
review by the ARB or Planning Commission, as applicable.
The following sections describe the intended use(s) for each
site as well as a preliminary description of the conceptual
building design.
Sites located on the north campus are designated with a “2”,
sites on the south campus are designated with a “S”.
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II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-2: PRELIMINARY DESIGN CONCEPTS - 20TH STREET MEDICAL BUILDING
Ground-level view from 20th Street looking east toward the 20th Street Medical Building (2I) with the existing medical building located at 1301 20th Street on the left (not a part of Phase II) and the existing medical building located at 2001 Santa Monica
Boulevard to the right (not a part of Phase II).
* This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.
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II. VISION, GOALS, AND PRINCIPLES
E.1.1 Site 2C: West Ambulatory & Acute Care Building
The development program for Site 2C includes (a) removal of
the existing West Parking Lot and landscaping located north
of the West Parking Lot and (b) construction of an ambulatory
& acute care/ medical research building (2C), referred to
throughout this Master Plan as the West Ambulatory & Acute
Care Building.
The permitted uses within the West Ambulatory & Acute
Care Building (2C) are Hospital/Health Care uses, Medical
Research Facilities, Health & Wellness Center uses, pedestrian
connections to Phase I buildings, ground-level Health-Related
Services, Restaurant and Neighborhood Commercial Uses, as
defined in Chapter III.
The building could be designed to connect to the existing Phase I
Keck Building. The design intent for this Site is to accommodate
the important programmed health care and medical research
uses in a manner that enhances the overall health and well-
being of its occupants, relates harmoniously to the existing
Phase I Keck building and the other medical buildings along
Santa Monica Boulevard, and provides a visually interesting
backdrop for future improvement of Mullin Plaza open space on
the north campus.
The building’s design should take into consideration the
horizontal datum lines and glazing on the existing Phase I
Keck Building. The cross element on the existing Phase I Keck
Building will continue to be the primary identity of the north
campus. To encourage use of the Mullin Plaza and Saint John’s
Square and to enhance the experience for patients and visitors,
waiting areas should be planned on the building’s eastern side
with direct views of the Mullin Plaza and Saint John’s Square.
For standards and a description of future improvements related
to Mullin Plaza and Saint John’s Square see Chapter III, Section
D, Open Space Standards.
E.1.2 Site 2I: 20th Street Medical Building
The development program for Site 2I includes demolition of the
existing Child & Family Development Center and construction of
a medical office building (2I) referred to in this Master Plan as
the 20th Street Medical Building. A conceptual rendering of this
building is provided on Figure II-2.
Several uses are permitted for the 20th Street Medical Building
(2I) including Medical Office, Medical Research Facilities,
Health & Wellness Center uses, Hospital/Health Care uses,
Child & Family Development Center, and ground-floor Health-
Related Services, Restaurant, Neighborhood Commercial uses.
As part of the 20th Street Medical Building development,
Site 2I will also be improved with ground level landscaping to
enhance 20th Street and provide a buffer to adjacent buildings.
Vehicles would access parking for this site from 20th Street as
discussed further in Chapter III, Section E.
The 20th Street Medical Building (2I) could enhance 20th
Street with a unique, contemporary design. Given the Site 2I
location, the building’s design should have a distinctly different
design compared with the Providence Saint John’s Phase I and
Phase II buildings fronting on Santa Monica Boulevard.
The building’s ground-level pedestrian oriented design elements
could include glazing and multiple pedestrian entrances to
promote activity at the street level. A small floor plate for this level
could provide maximum ground level open space for patients,
visitors and Providence Saint John’s employees. The building
design should also consider important functional features such
as daylighting and view opportunities for upper levels while also
creating maximum flexibility for health care uses.
E.1.3 Sites 2D/E and Mullin Plaza: The East Ambulatory & Acute
Care Building
The development program for Site 2D/E includes the demolition
of the single-story office building located at 2221 Santa Monica
Boulevard (currently used by the Saint John’s Health Center
Foundation) and the surface parking lots and the construction
of the East Ambulatory & Acute Care Building and subterranean
parking. As part of the Site 2D/E development, the existing
Mullin Plaza open space on the north campus is planned to be
expanded and redesigned.
The East Ambulatory & Acute Care Building (2D/E)
Permitted uses within the East Ambulatory & Acute Care
Building (2D/E) are Hospital/Health Care uses, Medical
Research Facilities, Health & Wellness Center uses, pedestrian
connections to Phase I buildings, and ground floor Health-
Related Services, Restaurant and Neighborhood Commercial
Uses, as defined in Chapter III.
The design intent for the East Ambulatory & Acute Care Building
(2D/E) is to accommodate the important health care and
medical research uses provided within the building in a manner
that enhances overall health and well-being of its occupants,
relates harmoniously to the existing Phase I Keck and CSS
buildings and the other medical buildings along Santa Monica
Boulevard, and creates a strong presence at the corner of 23rd
Street and Santa Monica Boulevard. However, the building’s
design should be complementary to the design of the existing
Phase I Keck and CSS Buildings.
Mullin Plaza and Café
As part of development on Site 2D/E, the existing open space
within the Mullin Plaza driveways is planned to be expanded
and redesigned to facilitate more active use of the plaza open
space by employees, patients, visitors and neighbors. The
expanded Mullin Plaza open space is envisioned to provide
areas for everyday use such as outdoor dining, seating/reading,
and waiting for patients and families as well as special events.
The redesigned Mullin Plaza may include a commercial kiosk,
the Mullin Plaza Café. As defined in Chapter III, permitted uses
within the Mullin Plaza Café are Restaurant and Neighborhood
Commercial Uses. Additional standards related to Open Space
are also provided Chapter III, Section D, Open Space Standards.
E.1.4 Site S2: Multifamily Housing
The development program for Site S2 includes development
of the southeast corner of existing Parking Lot H. This area
will be redeveloped with a 10-unit Multifamily Housing (S2)
building (10 deed-restricted affordable units per the DA). The
Multifamily Housing (S2) building should enhance Broadway by
creating a new street presence that complements and relates
to its context, including the new three-story mixed-use housing
projects located to the east. The siting of the building closer
to Broadway would create an appropriate urban edge and
enough space for a generous landscaped area on the north
side adjacent to the existing multi-family residential buildings.
The design is intended to be distinctly different from the south
campus buildings fronting on Santa Monica Boulevard that
house health care uses.
Open space areas are anticipated to include a landscaped
buffer to the adjacent buildings that will also allow for passive
recreation such as seating and a gathering area for residents of
the Multifamily Housing building and their visitors. Conceptual
renderings of the S2 site and adjacent development are
provided on Figures II-4, II-5, and II-6.
As part of development of Site S2, a new driveway will be created
to provide access from Broadway. Circulation improvements are
discussed further in Chapter III, Section E, Mobility Plan and
Chapter IV, Phasing Plan.
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Packet Pg. 496 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
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II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-3: PRELIMINARY DESIGN CONCEPTS - CHILD & FAMILY DEVELOPMENT CENTER
Ground-level view from South Garden looking west across 21st Street toward the Child & Family Development Center (S1).
* This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.
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Packet Pg. 497 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
17DRAFT 2022
II. VISION, GOALS, AND PRINCIPLES
E.1.5 Sites S1 and S3: Child & Family Development Center and West
Ambulatory Care & Research Building
The development program for sites S1 and S3 includes
the demolition of the temporary MRI Buildings and surface
parking lots B and I and development of the new Child &
Family Development Center (S1), the West Ambulatory Care &
Research Building (S3), subterranean parking, and open space.
As part of the S1 and S3 construction, new streets 20th Place
and Saint John’s Way will be created. A new driveway providing
access from Santa Monica Boulevard to the South Campus will
also be created.
The Child & Family Development Center (S1)
Site S1 is planned to house the Child & Family Development
Center and Day Care uses as described further in Chapter III.
The Child & Family Development Center (S1) will incorporate
ground-level open space, including secure open space
exclusively for Daycare use provided pursuant to State
regulations and additional open space for the Child & Family
Development Center use.
The design for the Child & Family Development Center (S1)
should take into consideration the two distinct programs housed
in this building. An attractive and aesthetically pleasing fence
would provide children with a safe and secure place to play. The
architecture for this building could be more playful with a broad
color palette to add visual interest and brighten this stretch of
Broadway. A conceptual rendering depicting development of
Site S1 is provided on Figures II-3.
West Ambulatory Care & Research Building (S3)
Adjacent to Site S1 is Site S3, this area is planned for
ambulatory care & research. A variety of uses are permitted
on this site including: Hospital/Health Care uses, Medical
Research Facilities, Health & Wellness Center, and ground-
level Restaurant, Neighborhood Commercial Uses, or Health
Related Services as provided in Chapter III. Dubbed as the
West Ambulatory Care & Research Building, S3 serves several
important functions, such as housing health care and medical
research uses and contributing to an enhanced pedestrian
realm, in part by framing the new Saint John’s Square open
space. Its location along Santa Monica Boulevard adjacent
to a medical building and parking structure are relevant
considerations into future building design.
At the base along Santa Monica Boulevard and the new Saint
John’s Square, the ground floor is envisioned to promote
visibility and vibrant activity and attract active ground floor
uses. The ground-level could have an arcade at the perimeter
and a smaller footprint than the upper levels that is broken up
further by a pedestrian passageway connecting the driveway
and Saint John’s Square. These attributes promote pedestrian
activity and circulation outside rather than inside the building.
E.1.6 Site S4: Education & Conference Center and East Ambulatory
Care & Research Building and Saint John’s Cafe
On the south campus the development program for Site S4
includes removal of the surface parking lot H and plans for
the construction of two buildings, (i) a conference center and
ambulatory & research building, respectively referred to as the
Education & Conference Center and East Ambulatory Care &
Research Building (S4) and (ii) Saint John’s Café. Development
on this site requires a new driveway for vehicular access and
a new publicly accessible open space area called Saint John’s
Square. Conceptual renderings depicting development of Site
S4 are provided on Figures II-7 through II-10.
Education & Conference Center and East Ambulatory Care &
Research Building (S4)
The permitted uses for Site S4 are Hospital/Health Care uses,
Education & Conference Center uses, Health & Wellness Center
uses, Medical Research Facilities, ground floor Health-Related
Services, Restaurant and Neighborhood Commercial Uses as
defined in Chapter III.
The Education & Conference Center and East Ambulatory Care
& Research Building (S4) is the most prominent building along
Santa Monica Boulevard on the south campus. Internally, this
building is programmed to contain health care and education
uses. Externally the building should frame the new Saint John’s
Square open space. Overall development on Site S4 should
form a harmonious ensemble with the other medical buildings
located along Santa Monica Boulevard.
The design of this building should optimize visibility of the
educational, training and conference activities taking place
inside the building through strategies such as a pattern of light
screens. On the west, there could be a two-level connection
(at the 3rd and 4th floors) to the West Ambulatory Care and
Research Building (S3) to allow doctors, researchers and
patients easy access to the various the health care and research
uses distributed between the two buildings, see Chapter III,
Section E, Mobility Plan.
An open space area referred to as Woodland Garden, could
be located in the setback area between the buildings on Site
S4 and the northern property line of the existing multifamily
residential units located at 1427 and 1433 21st Street, see
Chapter III, Section D, Open Space Standards.
Saint John’s Square and Café
As part of development on Site S4, a new open space area, Saint
John’s Square, will be created along Santa Monica Boulevard
between the S3 and S4 buildings. Given the proximity of this
open space to Santa Monica Boulevard, it is envisioned that this
open space will be activated including through opportunities for
outdoor dining and outdoor programs and special events such
as health fairs. Saint John’s Square may include an elevator
that provides direct access to/from the subterranean parking
garage as well as a small commercial kiosk, Saint John’s Café.
Additional details and standards for Saint John’s Square are
included in the Chapter III, Section D, Open Space Standards.
E.1.7 Site S5: Visitor Housing
Up to 34 units of Visitor Housing are permitted for Site S5. This
space would provide housing for visiting doctors, researchers,
other medical professionals, as well as families of patients
receiving treatment at Saint John’s who need short-term
housing in proximity to the Saint John’s Campus.
The design of the Visitor Housing (S5) building should take into
consideration the design and massing of the existing Geneva
Plaza housing building to the west and the new mixed-use
housing buildings to the east. Along Broadway, the ground floor
should include pedestrian-oriented design characteristics and
engage with the South Garden open space to the west (in front
of the existing Geneva Plaza senior housing building). The Visitor
Housing building design should be distinctly different from the
south campus buildings fronting on Santa Monica Boulevard
that house health care uses.
Two new significant ground-level open spaces could be created
as part of the Site S5 development: the Sun Garden (to the
north of the Visitor Housing building) and the South Garden
(to the west of the Visitor Housing building along Broadway). A
conceptual rendering of Site S5 including a view of the South
Garden and conceptual Visitor Accommodations building is
provided on Figure II-5. Additional details about the Phase II
open spaces are provided in Chapter III, Section D, Open Space
Standards.
.
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Packet Pg. 498 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
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II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-4 PRELIMINARY DESIGN CONCEPTS - DEVELOPMENT ALONG BROADWAY
Ground-level view from Broadway looking west, with the Multifamily Housing (S2) and Visitor Housing (S5) in the right foreground, and the Child & Family Development Center (S1) in the left background.
* This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.
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Packet Pg. 499 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
19DRAFT 2022
II. VISION, GOALS, AND PRINCIPLES
FIGURE II-5: PRELIMINARY DESIGN CONCEPTS - MULTIFAMILY HOUSING AND VISITOR HOUSING
Ground-level view from Sun Garden looking south with the Visitor Housing (S5) in the right foreground and the Multifamily Housing (S2) in the background across the Southeast Driveway.
* This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.
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Packet Pg. 500 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
20
II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-6: PRELIMINARY DESIGN CONCEPTS - MULTIFAMILY HOUSING
Ground-level view from Broadway looking northeast across the Southeast Driveway with the Visitor Housing (S5) on the left and the Multifamily Housing (S2) on the right.
* This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.
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Packet Pg. 501 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
21DRAFT 2022
II. VISION, GOALS, AND PRINCIPLES
FIGURE II-7: PRELIMINARY DESIGN CONCEPTS - EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH BUILDING
Ground-level view from Mullin Plaza looking south across Santa Monica Boulevard toward Saint John’s Square, with the Education & Conference Center and East Ambulatory Care & Research Building (S4) in the middle and the West Ambulatory Care &
Research Building (S3) on the right. The potential enclosed Pedestrian Connection over Santa Monica Boulevard is shown to the far right of this rendering.
* This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.
9.A.d
Packet Pg. 502 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
22
II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-8: PRELIMINARY DESIGN CONCEPTS - PHASE II BUILDINGS ALONG SANTA MONICA BOULEVARD
Ground-level view along Santa Monica Boulevard looking west with the West Ambulatory & Acute Care Building (2C) on the right (north of Santa Monica Boulevard), the West Ambulatory Care & Research Building (S3) and the Education & Conference
Center and East Ambulatory Care & Research Building (S4) on the left (south of Santa Monica Boulevard), and a possible Pedestrian Connection over Santa Monica Boulevard. To the west of the new West Ambulatory Care & Research Building (S3) along
the south side of Santa Monica Boulevard, is the existing 2020 Santa Monica Boulevard medical building (not a part of Phase II).
* This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.
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Packet Pg. 503 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
23DRAFT 2022
II. VISION, GOALS, AND PRINCIPLES
FIGURE II-9: PRELIMINARY DESIGN CONCEPTS - SAINT JOHN’S SQUARE
Ground-level view from Saint John’s Square looking towards the North Campus, with the Education & Conference Center and East Ambulatory Care & Research Building (S4) in the right foreground and the East Ambulatory & Acute Care Building (2D/E)
across Santa Monica Boulevard to the east of the existing Phase I Howard Keck Diagnostic & Treatment Center (Phase I).
* This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.
9.A.d
Packet Pg. 504 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
24
II. VISION, GOALS, AND PRINCIPLES
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE II-10: PRELIMINARY DESIGN CONCEPTS - INTERIOR EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH BUILDING
Ground-level view from the lobby of the Education & Conference Center and East Ambulatory Care & Research Building (S4) looking north across Saint John’s Square towards the existing Phase I Howard Keck Diagnostic & Treatment Center.
* This preliminary rendering is intended to provide a general idea of potential building and associated open space design. All designs subject to change.
9.A.d
Packet Pg. 505 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
III.DEVELOPMENT STANDARDS
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Packet Pg. 506 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN26
A. PLAN OVERVIEW
This Chapter establishes the development standards that guide
development throughout the implementation of this Master
Plan. These regulations are consistent with the vision, program
goals and urban planning principles discussed in Chapter
II, Vision, Goals, and Principles. An overview of the Phase II
buildings, circulation, and significant open space improvements
are shown on Figure III-1 and further described in Table III-1. As
depicted on Figure III-1, Phase II Sites with Conceptual Buildings,
proposed development on the north campus is identified with
a “2” by approximate site location, proposed development on
the south campus is identified with a “S.” Implementation of
this Phase II Master Plan contemplates demolition or removal
of the existing buildings and surface parking lots summarized
on Table I-1, Existing Conditions - Phase II Development Sites,
in accordance with the DA.
West Ambulatory & Acute Care Building
East Ambulatory & Acute Care Building
20th Street Medical Building
Child and Family Development Center
Multifamily Housing
West Ambulatory Care & Research Building
Education & Conference Center and East Ambulatory
Care & Research Building
Visitor AccommodationsS5
2C
2I
S1
S2
S3
S4
2D/E
FIGURE III-1: PHASE II SITES WITH CONCEPTUAL BUILDINGS
2C
2D/E
2I
S1
S2
S3
S4
S5
Mulin Plaza
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating
implementation of the Development Standards provided in Chapter III,
building design is subject to change
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Packet Pg. 507 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
27DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
B. PERMITTED USES
A variety of medical and non-medical uses are permitted for
Phase II Development Sites. The following descriptions define
the permitted uses identified by Development Site in Table III-
1, Phase II Vested Uses and Development Rights by Site. For
any use not identified in Table III-1 or described below and in
cases of uncertainty the Community Development Director
has the authority to determine whether an undefined use shall
be permitted.
B.1 Accessory Uses
Accessory uses shall consist of those accessory uses
determined by the applicable City decision maker (Community
Development Director (or his/her designee) or Planning
Commission (or City Council on appeal)) to be incidental and
subordinate to the primary Permitted Uses authorized in this
Section III-B. In the event the applicable City decision maker
approves an accessory use for a Phase II Development Site, the
Floor Area for such accessory use shall be deducted from the
Floor Area associated with the related primary Permitted Use
for that Phase II Development Site.
B.2 Child & Family Development Center
The Child & Family Development Center use shall include mental
health, educational and outreach facilities and services to
children and families. Saint John’s anticipates that such services
may include crisis intervention programs, specialized programs
for children with developmental disabilities, outpatient mental
health programs, educational therapy, therapeutic preschool
and tutoring services and youth development projects. The
Child & Family Development Center may also include clinical
space, ancillary meeting rooms and administrative offices for
health care professionals and employees working at the Child &
Family Development Center.
B.3 Childcare/ Day Care
Childcare uses shall consist of day care, childcare or preschool
nursery services.
B.4 Education & Conference Center
The Education & Conference Center shall consist of one or
more facilities in which the following uses are permitted: (i)
meetings, conferences, seminars, workshops and education
and training sessions for health care professionals, (ii) lectures,
seminars, meetings and programs for the general community
on health care-related issues, (iii) advanced telecommunication
technologies to provide communication linkages between
the campus property and other health care facilities and
educational institutions, (iv) broadcast facilities designed to
disseminate medical and health care information to health care
professionals and the general public, (v) meetings of non-profit
community-based organizations and (vi) meetings of groups
and organizations related to Saint John’s, such as the Board
of Trustees of the Saint John’s Health Center Foundation, the
Irene Dunne Guild, and employees of Saint John’s and affiliated
entities. The Center shall not be utilized for trade and consumer
shows or exhibitions, or for industry or business meetings, that
are unrelated to health care. The Education & Conference
Center may include classrooms, auditoriums, meeting rooms,
reference libraries for print and multimedia, broadcast facilities
and administrative offices for health care professionals and
employees working at the Education & Conference Center,
provided that the broadcast facilities in the facility do not
exceed an aggregate of 5,000 square feet. The Education &
Conference Center shall be operated throughout the term of the
DA on an integrated and coordinated basis with other health
care services provided on the campus property.
B.5 Health & Wellness Center
A Health & Wellness Center shall be a facility that focuses on
lifestyle management for individuals through the prevention
of illness and promotion of wellness. Integral elements of
the facility are programs and facilities for exercise, nutrition,
physical therapy and rehabilitation, cardiac rehabilitation and
related prevention-oriented and rehabilitative services. Ancillary
uses within a Health & Wellness Center that are available to
persons using the facility may include a snack and juice bar,
a retail shop featuring exercise apparel and related items and
comparable uses. The facility may also include administrative
offices for health care professionals and employees working at
the Health & Wellness Center.
B.6 Health-Related Services
Health Related uses shall include those uses identified
in Appendix A and other uses that are determined by the
Community Development Director to be similar to the uses so
identified (“Similar Uses”) and no other uses. Similar Uses may
include new health-related services and retail uses based upon
advancements in health care.
B.7 Hospital/Health Care Uses
Hospital/Health Care Uses include without limitation, those
specific uses listed in Appendix B.
B.8 Internal Pedestrian Connections
Internal pedestrian connections are above and/or below grade
connections that may be located (a) above-grade between
buildings located on Site S3 and S4 (in addition to the below-
grade subterranean parking that is connected throughout the
south campus), (b) above and/or below-grade between Site
2C and Phase I buildings and (c) above and/or below-grade
between Site 2D/E and Phase I buildings. These connections
are discussed in Section E, Mobility Plan and are shown on
Figure III-12. Nothing herein shall be deemed as a vested right
to any real property interest over or under the City’s Santa
Monica Boulevard public right-of way without a separate grant
of approval by the City, which may be granted in the City’s sole
and absolute discretion in the form of an easement agreement
or equivalent grant of property interest over or under a public
right-of-way.
B.9 Medical Office
Medical Office uses shall consist of offices developed and
utilized for “medical use” as defined in the 2022 SMMC.
B.10 Medical Research Facilities
Medical Research Facilities shall consist of medical
laboratory and research facilities. Such facilities may include,
without limitation, the research activities of the John Wayne
Cancer Institute, the Saint John’s Heart Institute and other
comparable medical laboratory and research endeavors. The
Medical Research Facilities may also include clinic space and
administrative and medical offices for health care professionals
and employees working at the Medical Research Facilities.
B.11 Multifamily Housing
Multifamily housing shall consist of rental housing
units, including units that satisfy the City’s inclusionary
housing requirements.
B.12 Neighborhood Commercial
Neighborhood Commercial uses shall consist of commercial
uses that are permitted uses in the Neighborhood Commercial
Zoning District as of the Phase II Master Plan’s effective date.
Other uses may be permitted that are similar to, consistent
with, and not more disruptive than permitted uses in the
Neighborhood Commercial District, as determined by the
Community Development Director.
B.13 Parking
Parking may be located in and on Phase II Development Sites,
provided that no above-grade parking (exclusive of entry/exit
driveways) on the ground floor of any Phase II Building shall be
located within seventy-five (75) feet of Santa Monica Boulevard
or Broadway.
B.14 Restaurants
Restaurants shall consist of Restaurant, Full-Service or
Restaurant, Limited-Service and Take-Out as defined in 2022
SMMC Section 9.51.030(B)(8)(b) and (c) respectively, with
Outdoor Dining and Seating Area as defined in 2022 SMMC
Section 9.51.030(B)(8)(e). No separate parking structure
or separate surface parking area shall be provided for any
Restaurant on the campus property. The sale of alcoholic
beverages may be allowed in Restaurants on the campus
property, provided that: (i) the sale of alcoholic beverages is
incidental to the sale of food and (ii) the required City permit(s)
are obtained pursuant to 2022 SMMC Section 9.31.040.
B.15 Visitor Accommodations
Visitor Accommodations shall consist of overnight visitor
accommodations provided for occupancy exclusively by (i)
inpatients and outpatients of other facilities located on the
campus property and their family members, (ii) visiting health
care professionals to the campus property and (iii) participants
in health care conferences and seminars located on the
campus property. Saint John’s shall not market the availability
of units in the Visitor Accommodations to the general public
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN28
TABLE III-1: PHASE II VESTED USES AND DEVELOPMENT RIGHTS BY SITE
Site/ Master Plan Building Name Vested Uses by Site1&3 Vested Building Floor Area2 Vested Height4
S1 Child & Family
Development Center
Child & Family Development Center 34,500 sf6 47 feet
Day Care
S2 Multifamily Housing Multifamily Housing Min. 10 units / 2.5 FAR5 36 feet
Restaurant or Neighborhood Commercial Uses
S3 West Ambulatory Care &
Research Building
Hospital/Health Care 123,000 sf 89 feet
Medical Research Facilities
Health & Wellness Center
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
S4 Education & Conference
Center and East Ambulatory
Care & Research Building
Education & Conference Center 199,000 sf (includes sf for overhead connection between
S3 and S4)
105 feet
Hospital/Health Care
Health & Wellness Center
Medical Research Facilities
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
S5 Visitor Accommodations Visitor Accommodations 2.5 FAR5 73 feet
Multifamily Housing
Saint John’s Café Restaurant or Neighborhood Commercial Uses 900 sf 17 feet
2C West Ambulatory & Acute
Care Building
Hospital/Health Care 123,350 sf above-grade
(including 7,250 sf of pedestrian connections to Phase I
6,150 sf below-grade
(including 2,650 sf of pedestrian connections to Phase I)
95 feet
Medical Research Facilities
Health & Wellness Center
Internal Pedestrian Connections to Phase I
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
2D/E East Ambulatory & Acute
Care Building
Hospital/Health Care 65,800 sf above-grade
(including 3,300 sf of pedestrian connections to Phase I)
16,400 sf below-grade
(including 400 sf of pedestrian connections to Phase I)
75 feet
Medical Research Facilities
Health & Wellness Center
Internal Pedestrian Connections to Phase I
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
2I 20th Street Medical Building Medical Office 73,300 sf 60 feet
Medical Research Facilities
Hospital/Health Care
Health & Wellness Center
Child & Family Development Center
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
Above- Grade Parking and Vehicle Circulation
Mullin Plaza Café Restaurant or Neighborhood Commercial Uses 1,500 sf 17 feet
NOTES:1. The the vested floor area/units per use are subject to the overall maximum floor areas/units per Vested Use in accordance with themThird Amendment to the DA as provided in Table III-2.
2. Floor area has the meaning as definded in 2022 SMMC § 9.04.080. For some buildings, the sum of the maximum floor areas for the Vested Uses that may occur within the building exceeds that overall building’s floor area in order to allow some flexibility for establishing the eventual location and the not-to-exceed amount of certain Vested Uses within the Phase II buildings.
3. In accordance with Section B, Permitted Uses, subterranean parking is a permitted use for all Phase II Development Sites and is not floor area per 2022 SMMC § 9.04.080.
4. Vested heights for the Phase II buildings are based upon the Average Natural Grade (ANG) calculations for each Phase II Development Site shown in Table III-3. The City and Providence Saint John’s agree that the ANG calculations in Table III-3 will serve as the basis for all height calculations for the Phase II Development Program and that the 2022 SMMC’s regulations pertaining to the calculation of ANG will not apply to the Phase II Development program to the extent that they differ from those in the tables above.
5. City to evaulate if further environmental review is required for multifamily housing above 10 units on Site S2 or any Campus Property per the DA.
6. 2.5 FAR for housing if Daycare is continued on North Campus, in lieu of Child and Family Development Center as a permitted use.
TABLE III-2: PHASE II VESTED USES
Use2&3 Square Feet/ Units
Hospital/Health Care 404,000 sq ft
Medical Office 50,000 sq ft
Medical Research Facilities 140,000 sq ft
Health & Wellness Center 90,000 sq ft
Education & Conference Center 70,000 sq ft
Child & Family Development Center 50,000 sq ft
Health Related Services 40,000 sq ft
Day Care 25,000 sq ft
Restaurants 10,000 sq ft
Neighborhood Commercial Uses 5,000 sq ft
Visitor Accommodations 38,000 sq ft / 34 units
Multifamily Housing Min. 10 units
TABLE III-3: AVERAGE NATURAL GRADE (ANG)
Site ANG4
S1 148.55 ft
S2 149.97 ft
S3 148.55 ft
S4 and Saint John’s Cafe 150.06 ft
S5 150.05 ft
2C 156.84 ft
2D/E and Mullin Plaza Cafe 154.76 ft
2I 155.05 ft
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29DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
TABLE III-4: HEIGHT EXCEPTIONS
Phase II Building Aggregate Coverage of Projections
West Ambulatory & Acute Care Building (2C)50% of roof area
East Ambulatory & Acute Care Building (2D/E)55% of roof area
20th Street Medical Building (2I)50% of roof area
West Ambulatory Care & Research Building (S3)60% of roof area
Education & Conference Center and East
Ambulatory Care & Research Building (S4)50% of roof area
Visitor Housing (S5)50% of roof area
Note: In accordance with 2022 SMMC Section 9.21.060(A), the above limitations on total aggregate coverage of projections shall not apply to solar energy systems.
Allowed Projections Above Height Limits
Structure Maximum Aggregate Coverage of
Building’s Roof Area (%)
Maximum Vertical
Projection (ft.)
Above the Height Limit
Skylights
Child & Family Development Center (S1)No limit (as per 2022 SMMC
Table 9.21.060)5 ft above the roofline
Ventilating fans, water tanks, cooling towers, or other equipment required to operate and maintain a building, along with screening
of such equipment required by SMMC Section 9.21.140, Screening
West Ambulatory & Acute Care
Building (2C)
Total area enclosed by all screening may
not exceed 50%15 ft.
East Ambulatory & Acute Care Building (2D/E)Total area enclosed by all screening may
not exceed 50%15 ft.
20th Street Medical Building (2I)Total area enclosed by all screening may
not exceed 45%15 ft.
West Ambulatory Care & Research Building (S3)Total area enclosed by all screening may
not exceed 60%
15 ft., except 30 ft. for an area up
to 200 sf.
Education & Conference Center and
East Ambulatory Care & Research Building (S4)
Total area enclosed by all screening may
not exceed 45%
15 ft., except 30 ft. for an area up
to 200 sf.
Visitor Housing (S5)Total area enclosed by all screening may
not exceed 45%
12 ft. (as per 2022 SMMC
Table 9.21.060)
NOTE: Projections above the Phase II buildings heights not established in this table shall be governed by 2022 SMMC Section 9.21.060
nor shall units be available to the general public. Saint John’s
may retain a third-party to operate the Visitor Accommodations.
Visitor Accommodations is a permitted use originally approved
in the 1998 Development Agreement in acknowledgement of
the various visitors to Saint John’s campus that may require
overnight accommodations. As Visitor Accommodations is
located on Saint John’s campus and is not available to the
general public, it does not fit squarely into any of the use
classifications listed in the 2022 SMMC (e.g. it is not a “multiple-
unit dwelling” per 2022 SMMC Section 9.51.020(A)(1)(d),
“group residential” per 2022 SMMC Section 9.51.020(A)(1)(e),
“corporate housing” per 2022 SMMC Section 9.51.020(A)(2),
nor a type of “lodging” per 2022 SMMC Section 9.51.030(B)
(15), etc.). This Section B.15 contains all requirements and
limitations on the Visitor Accommodations use and this use
shall not be subject to any other use/rental requirements in the
2022 SMMC including without limitation: restrictions on income
levels of the occupants, bedroom/unit mix requirements,
amenities (including furnishings), length of stay, principal
place of residency, tenant relocation, good cause eviction, and
transient occupancy tax.
B.16 Other Uses
Any other uses that are designated as permitted uses for the
Phase II Development Sites by the SMMC in effect at the time
the use is established that are similar to, consistent with,
and not more disruptive than the Phase II Permitted Uses
described above.
C. DEVELOPMENT STANDARDS
Development standards control height, setbacks, building
separation and other related regulations concerning the
redevelopment of the Phase II Development Sites.
C.1 Height
Vested heights in Table III-1 are based upon the Average Natural
Grade (ANG) for each Phase II site as established in Table III-3.
The ANGs for each Phase II site govern all future development
under the Phase II Master Plan and supersede the 2022
SMMC calculation for ANG (2022 SMMC Section 9.04.050(A)
(1)). Permitted projections above the permitted heights are
discussed in Section C.1.1, Height Exceptions, below.
C.1.1 Height Exceptions
Except as provided in Table III-4, Height Exceptions, permitted
projections above Phase II permitted height limits are per 2022
SMMC Section 9.21.060. The total aggregate coverage of
projections above Phase II building heights established in Table
III-1 shall not exceed 30% of a roof’s area, except as provided in
Table III-4, Height Exceptions.
C.2 Building Separation, Setbacks and Stepbacks
Building placement will play an important part in creating
character and a sense of place for the Saint John’s Campus.
Setback standards are required to provide areas for landscaping
and a buffer from street activity. Standards for ground level
setbacks and building separation are provided in Tables III-5
and III-6 and are also depicted on Figure III-2.
Upper-level stepback requirements are specified in Figure III-3
and Table III-7.
Minimum open space requirements are provided in Section D.
C.2.1 Projections into Required Setbacks and Open Space
The following projections into required setbacks and open
space areas are allowed in addition to those specified in 2022
SMMC Section 9.21.110:
a. Sites S3 and 2C: if the City approves a pedestrian connection
across Santa Monica Boulevard then structural columns to
support such pedestrian connection may be needed within
setback areas.
b. All sites: Intake vents for any subterranean garage.
C.3 Other Site Regulations
C.3.1 Unexcavated Yards Adjacent to Residential Parcels
Providence Saint John’s Phase II Developments will comply
with the unexcavated yards provision in 2022 SMMC Section
9.21.190, except that the subterranean parking garage beneath
Sites S4 and S5 is required to have a 7.5 foot unexcavated
buffer adjacent to the property line adjacent to the property
located at 1440 23rd Street.
C.4 Resource Recovery and Recycling
The minimum sizes of the Resource and Recycling areas for
each Phase II Development are specified in Table III-8. Except
for the S2 site, the resource recovery and recycling standards
in 2022 SMMC Section 9.21.130 or successor thereto shall not
apply given Providence Saint John’s unique refuse and recycling
needs and that the health center’s refuse and recycling is
handled through private firms rather than the City. If a Phase
II site elects to use City refuse and recycling services then the
standards in 2022 SMMC Section 9.21.130 shall be met.
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN30
FIGURE III-2: GROUND-LEVEL BUILDING SEPARATION AND SETBACK REQUIREMENTSTABLE III-5: GROUND LEVEL BUILDING SEPARATION STANDARDS
Map
Location Requirement
1. 20’ minimum separation from the north side of the building located at 2001 Santa Monica Boulevard to 2I building
2. 20’ minimum separation from the west side of the Parking Structure for 2001 and 2021 Santa Monica Boulevard to
2I building
3. 20’ minimum separation from the south side of the building located at 1301 20th Street to 2I building
4. 20’ minimum separation from the east side of the parking structure for 2001 and 2021 Santa Monica Boulevard to
2C building
5. 40’ minimum separation from the east side of the south facade of the existing CSS building to 2D/E building
NOTE:See Figure III-2 for building separation by map location.
TABLE III-6: GROUND LEVEL SETBACK REQUIREMENTS BY STREET
FRONTAGE OR PROPERTY LINE
Street Setback Distance from Street or
Property Line
20th Street 6 ft
North of Santa Monica Boulevard 6 ft
South of Santa Monica Boulevard 6ft
23rd Street 20 ft
Broadway 3 ft
Site S2 and 1440 23rd Street
shared property line 20 ft
NOTES:See Figure III-2.*See Figure III-7 for Saint John’s Square Open Space Requirements.Requirements for the East and West Diveways and 20th Place are provided in Chapter III, Section E, Mobility Plan, general dimensions are provided on Fiture III-2 to demonstrate implementation of the setbacks in conjunction with the Mobility Plan.
NOTE:
Figure depicts conceptual roof-top building footprints demonstrating implementation of the Development Standards provided in Chapter III, building
design is subject to change
1.1.
3.3.
2.2.
4.4.5.5.
1301 20th Street Parking for 2001 and 2021 Santa Monica Blvd
CSS Building (Phase I)
2001 Santa Monica Blvd.
*
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-3: UPPER-LEVEL STEPBACK REQUIREMENTS TABLE III-7: UPPER LEVEL STEPBACK REQUIREMENT BY STREET
Adjacent Street Min. Avg. Upper Level
Stepback from Property Line
20th Street 9 ft
Santa Monica Boulevard 7 ft
23rd Street 21 ft
Broadway 6 ft
TABLE III-8: RESOURCE AND RECYCLING AREA DIMENSIONS
Minimum Resource and Recycling Room Dimensions
Building Minimum Room Dimensions
Child & Family Development Center (S1)28’ x 12’-6”
Multifamily Housing (S2)21’ x 14’ as per 2022 SMMC Table 9.21.130.A
West Ambulatory Care & Research Building (S3)28’ x 20’
Education & Conference Center and East
Ambulatory Care & Research Building (S4)28’ x 28’
Visitor Housing (S5)28’ x 12’-6”
Saint John’s Café None. Refuse and recycling transported to S4 daily.
West Ambulatory & Acute Care Building (2C)28’ x 20’
East Ambulatory & Acute Care Building (2D/E)28’ x 12’-6”
20th Street Medical Building (2I)28’ x 20’
Mullin Plaza Café None. Refuse and recycling transported to 2D/E daily.
NOTE:
Figure depicts conceptual roof-top building footprints
demonstrating implementation of the Development Standards
provided in Chapter III, building design is subject to change
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN32
D. OPEN SPACE STANDARDS
As described throughout this Chapter, the Phase II Master
Plan includes new open spaces on both the south campus and
north campus. These open spaces enhance the pedestrian
experience on and around the campus, allow opportunities for
outdoor exercise and wellness, and provide gathering areas for
Providence Saint John’s employees, patients, and visitors as
well as area residents and employees. Figure III-4 shows the
various Phase II ground-level open space areas.
D.1 Publicly-Accessible Open Spaces
D.1.1 Locations and Sizes
Many of the Phase II open spaces are publicly-accessible.
Figure III-5 depicts the approximate locations of the publicly-
accessible open spaces. The significant Phase II publicly-
accessible open spaces are subject to the requirements in Table
III-9. The publicly-accessible open spaces will be governed by
the regulations included in the Development Agreement.
A. Minor Modifications
The Planning Commission or Architectural Review Board, as
applicable, may approve modifications or reductions to one
or more of the publicly-accessible open spaces upon making
a finding that the particular publicly-accessible open space
supports an activated pedestrian ground-level through design
creativity/innovation and/or the integration of features or
amenities for pedestrians.
D.1.2 24/7 Pedestrian Connections
In accordance with the Development Agreement and as shown
on Figure III-6, three 24/7 Pedestrian Connections connecting
Santa Monica Boulevard to Broadway (or 21st Street) through
the South Campus are provided as part of Phase II. The 24/7
Pedestrian Connections will have a minimum of 5 feet clear
walking area. The west 24/7 Pedestrian Connection is provided
along the sidewalk on the east side of 20th Place and South
Campus West Driveway as part of the S1 and S3 developments.
The middle 24/7 Pedestrian Connection is provided on the
vacated portion of 21st Street once the northern portion of
21st Street is vacated. The east 24/7 Pedestrian Connection
is provided along the west side of Southeast Driveway, Service
Access Road and South Campus East Driveway sidewalks as
part of the S4 development. The 24/7 Pedestrian Connections
are further governed by regulations in the Development
Agreement.
D.2 South Campus Open Space
In accordance with the Development Agreement, a minimum
of 35% ground-level open space shall be provided on the south
campus. In addition to the ground level open space, private
open space areas may be provided on upper level roof decks of
some Phase II buildings to provide additional opportunities for
open air gathering (these areas do not count toward the 35%
South Campus open space requirement and are not publicly-
accessible).
D.2.1 Saint John’s Square Urban Design Standards
Figure III-7 shows Saint John’s Square and the adjacent urban
design features that contribute to the pedestrian-oriented design
along Santa Monica Boulevard. The minimum requirements for
these areas are provided in Table III-10.
TABLE III-9: STANDARDS FOR SIGNIFICANT
PUBLICLY-ACCESSIBLE OPEN SPACE
Development Site Minimum Size
Saint John’s
Square (Site S4)
16,500 sf (Saint John’s Café and
an elevator to the parking garage
may be located in this area)
Sun Garden (Site S5) 12,000 sf
South Garden (Site S5) 7,000 sf
Mullin Plaza (extension
onto Site 2D/E)
23,000 sf Total
[Existing 17,700 sf + New 5,300 sf]
(Mullin Plaza Café may be located
in this area)
FIGURE III-4: PHASE II OPEN SPACE
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating
implementation of the Development Standards provided in Chapter III,
building design and location of open space are subject to change
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FIGURE III-5: PHASE II GROUND LEVEL PUBLICLY-ACCESSIBLE OPEN SPACE
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating implementation of the Development Standards provided in Chapter III,
building design and location of open space are subject to change.
FIGURE III-6: AREAS DESIGNATED FOR 24/7 PEDESTRIAN ACCESS THROUGH SOUTH CAMPUS
Figure depicts conceptual ground-level and roof-top building footprints demonstrating implementation of the Development Standards
provided in Chapter III, building design is subject to change
24/7 Pedestrian Connection (Public Sidewalk per DA)
24/7 Pedestrian Connection (Existing Public Sidewalk)
24/7 Pedestrian Connection (Publicly-Accessible Connection)NOTE:
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN34
(E) Santa Monica Blvd.
Residential
S4
S4
S3
140’ min. 100’ min. 5’ min.additionalopen spaceat ground
5’ min.additionalopen spaceat ground
“open to sky” open space “open to sky” open space 0 50’ 100’
Legend
Potential Footprint of Upper Levels
N
FIGURE III-7: SAINT JOHN’S SQUARE STANDARDS
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating
implementation of the Development Standards provided in Chapter III,
building design and location of open space are subject to change.
Outdoor Pedestrian
Connection
15’ min. width
12’ min. vertical
clearance
A.
C.
(E) Santa Monica Blvd.
Residential
S4
S4
S3 Outdoor PedestrianConnection15’ min. width12’ min. verticalclearance
*
*
Outdoor PedestrianConnection20’ min. width14’ min. verticalclearance
A.
C.
*
*
0 50’ 100’
Legend
*Potential Footprint of Upper Levels
Ground Level EntranceSee B. and D. in TableLocations shown are not final, but are provided to demonstrate compliance with the standards in Table
N
TABLE III-10: SAINT JOHN’S SQUARE DEVELOPMENT STANDARDS
General Standards
1. Saint John’s Square’s “open to the sky” area shall be a minimum of 100’ from the property line along Santa Monica Boulevard to
the south/S4 building for a minimum of 140’ east-west between the S3 building and eastern portion of the S4 building as shown
on Figure III-7. At the ground level and consistent with the ground level setbacks also specified in Figure III-7, a minimum of 5’ of
additional publicly-accessible open space both west and east of Saint John’s Square’s is not required to be “open to sky”. The
other ground level setback area may be covered and/or included as an arcade at building’s ground level with building columns
located in this area.
Note: an elevator to the parking garage and/or intake vents for the parking garage may be located in this area.
2. Additional Pedestrian Oriented Design Standards - Each letter below corresponds to Figure III-7.
West of Saint John’s Square/S3 Site Pedestrian Oriented Design
A. Minimum volume of opening below S3/S4
above-grade connection
20’ width (east-west)
14’ minimum clear from grade to bottom of floor above
B. S3 Pedestrian Entrance Minimum of 1 pedestrian entrance to S3 building from Santa Monica Boulevard/
Saint John’s Square
East of Saint John’s Square/S4 Site Pedestrian Oriented Design
C. Ground level publicly-accessible
connection through S4 building/footprint
between South Campus East Driveway and
Saint John’s Square
15’ minimum width (north-south)
12’ minimum clear from grade to bottom of floor above
D. S4 Pedestrian Entrances Minimum of 1 pedestrian entrance to east portion of S4 building from Santa Monica
Boulevard/Saint John’s Square.
Minimum of 1 pedestrian entrance to west portion of S4 building from Saint
John’s Square.
Minimum of 1 pedestrian entrance to west portion of S4 building from
Woodland Garden.
Outdoor
Pedestrian
Connection
20’ min. width
14’ min. vertical
clearance
Not to Scale
Potential Footprint of Upper Levels
See B and D in Table III-10. Ground Level Building Entrance
Woodland Garden
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-8: SOUTH CAMPUS INTERIM OPEN SPACE CONDITIONS
Vacated portion of 21st Street
Interim Landscape Buffer
Saint John’s Way
20th Place21st StreetBroadwaySouth Campus West DrivewayD.2.2 Interim Conditions
The temporary conditions for the South Campus may be
implemented during build out of this long-term plan to
provide open space buffers and access during various stages
of development. The requirements for implementation of
these areas are discussed below and are shown on Figure
III-8. Additionally, application of each interim condition is
demonstrated throughout the various stages of the two Phasing
Plans provided in Chapter IV.
a. S3 and 21st Street
Once S3 is built and the requirements for vacation of 21st
Street are met, an interim publicly-accessible open space area
shall be provided along the northern portion of the street as
depicted in Figure III-8. The vacated northern portion of 21st
Street between Santa Monica Boulevard and the entrance to lot
H will be improved with interim landscape and hardscape. This
area will provide public access between Broadway and Santa
Monica Boulevard as well as emergency vehicle access. The
southern portion of 21st Street will continue to provide access
to neighboring residential developments as well as Parking Lot
H. The design of this interim landscape/hardscape shall be
reviewed by the Architectural Review Board as part of its review
of the S3 site. This interim condition shall be provided until
development of S4 and Saint John’s Square commence.
b. S4 Landscape Buffer
If the existing Cancer Institute building is demolished prior to
Site S4 construction commencing, an interim landscape and
hardscape buffer area along Santa Monica Boulevard with a
depth of at least 5 feet shall be provided. Figure III-8 illustrates
the intended location of the planting buffer. Design for such
interim landscape and hardscape area shall be subject to review
and approval by the Community Development Director. The
interim surface parking shall be screened from Santa Monica
Boulevard with planting, berms, and/or fences as described in
2022 SMMC Section 9.28.120(K.2) with the screening being a
minimum of 3 feet and a maximum of 3.5 feet in height pursuant
to 2022 SMMC Section 9.28.120(K.1) unless alternative
screening is approved by the Community Development Director
pursuant to 2022 SMMC Section 9.28.120(M). Except for
these specific screening and landscape or hardscape design
requirements, the Community Development Director may
modify or waive otherwise applicable parking design and
development standards (including those in 2022 SMMC
Section 9.28.120) and/or landscaping requirements (including
those in 2022 SMMC Section 9.26.050) due to the interim
nature of the construction staging or parking area. This interim
condition shall be provided until development of S4 and Saint
John’s Square commence.
D.3 Minor Modifications
Providence Saint John’s may request and the Planning
Commission or Architectural Review Board, as applicable,
may approve modifications to location and layout of the south
campus open spaces as part of the review process for individual
Phase II Developments so long as the overall ground level open
space on the south campus meets the 35 percent requirement.
D.4 Architectural Review of Phase II Open Space
The design and landscaping of each Phase II open space shall be
subject to the approval of the Architectural Review Board during
architectural review of each of the Phase II Developments.
Santa Monica Blvd
20th Street Parking Lot H
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN36
E. MOBILITY PLAN
This Phase II Master Plan includes mobility improvements on
and around the Providence Saint John’s campus that will be
implemented over time as part of the Phase II Development
Program. The objective of the Phase II Master Plan with respect
to mobility is to accommodate vehicular, bicycle and pedestrian
circulation and parking access on Providence Saint John’s
property and avoid impacts to and queuing on the City streets
adjacent to the Providence Saint John’s campus. In this regard,
priority for vehicular access to/from Providence Saint John’s is
from Santa Monica Boulevard while Broadway is prioritized for
bicycle access.
E.1 Vehicle Circulation Plan
A comprehensive new vehicle access and circulation plan has
been developed for Saint John’s as provided on Figure III-9,
Vehicle Circulation Plan. The Plan includes improvements to
the north and south campus areas as described throughout the
sections below.
E.2 Bicycle Circulation Plan
Bicycle circulation is provided on Figure III-10. Consistent with
the City’s Bicycle Action Plan, Broadway has been maintained
as the primary route for cyclists in this part of Santa Monica.
E.3 Pedestrian Circulation Plan
The sidewalk improvements throughout this section are designed
to enhance pedestrian mobility for existing development
and Phase II sites as depicted on Figure III-11 (the minimum
dimensions for sidewalks detailed in this Chapter III are the
required setbacks from the face of the curb to the building
line and may include both walkways and other associated
landscaping, areas for street trees or street furniture). The
publicly-accessible open space areas encourage pedestrian
use and are discussed throughout Section D, Open Space
Standards. Additionally, several above-grade or below-grade
pedestrian connections are explored to increase connectivity
between buildings and overall pedestrian circulation between
the north and south campuses. Potential connections are
shown on Figure III-12 and are described below.
FIGURE III-9: VEHICLE CIRCULATION PLAN
NOTES:
1. Figure depicts conceptual ground-level and roof-top building footprints
demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject
to change.
2. See Figure III-30 for loading zones.
/or
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-10: BICYCLE CIRCULATION PLAN
NOTES:
1. Figure depicts conceptual ground-level and roof-top building footprints
demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject
to change.
2. Short and long term bicycle parking locations are approximate
and subject to change. Actual locations will be determined with each
planning application.
/Visitor Bicycle Parking
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN38
FIGURE III-11: PROPOSED PEDESTRIAN CIRCULATION
NOTES:
1.Sidewalk includes pedestrian and landscape area, curb to the ground
level building facade.
2. The proposed pedestrian pathways depicted are shown to demonstrate
connectivity through the campus and are subject to change.
3. Figure depicts conceptual ground-level and roof-top building footprints
demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject
to change.
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-12: POTENTIAL ABOVE AND BELOW GRADE BUILDING CONNECTIONS
Above or Below Grade Building Connection
Above Grade Building Connection with Usable Sq Ft.
E.3.1 Above- and Below-Grade Connections
Several above- and below-grade connections could be
implemented to enhance connectivity for the Phase I and Phase
II sites. Square footages for the following connections that are
vested are provided in Table III-1 . Other possible connections
noted in this section are not vested or permitted by right and
require additional City approval as noted below.
a. Pedestrian Connections to Existing Phase I CSS Building
Two pedestrian connections between the East Ambulatory &
Acute Care Building (2D/E) to the existing Phase I CSS Building
are permitted.
i. One above-grade pedestrian connection is permitted
within Pedestrian Zone #3 (as shown on Figure III-
12). The permitted floor area for this above-grade
pedestrian connection is 3,300 sf.
ii. One subterranean pedestrian connection up to 400
sf is permitted.
Three pedestrian connections connecting the West Ambulatory
& Acute Care Building (2C) to the existing Phase I Keck Building
are permitted.
1. One above-grade Pedestrian Connection is permitted within
Pedestrian Zone #1 (as shown on Figure III-12).
2. A second above-grade Pedestrian Connection is permitted
in Pedestrian Zone #2 (also shown on Figure III-12).
a. The total permitted floor area for these two Pedestrian
Connections (1. and 2.) is 7,250 square feet, with the
permitted floor area for either Pedestrian Connection being
5,850 sf (subject to the cumulative permitted floor area of
7,250 sf).
3. A subterranean/semi-subterranean Pedestrian Connection
connecting the West Ambulatory & Acute Care Building
(2C) to the existing Phase I Keck Building is also permitted.
Because of the grade change between these two buildings
a portion of this Pedestrian Connection could be exposed
and visible. The permitted floor area for this Pedestrian
Connection is 2,650 sf.
Portions of these pedestrian connections could be constructed
on and across Phase I land area and would require the removal
of two existing one-story cinder block buildings currently located
on the west side of the Phase I Keck Building and commonly
referred to as the “technology docks.”
b. Sites S3 and 2C
An above-grade pedestrian connection over Santa Monica
Boulevard connecting the West Ambulatory Care & Research
Building (S3) to the West Ambulatory & Acute Care Building
(2C) could be proposed and further explored with the City.
If constructed the above grade pedestrian connections
should complement the connecting buildings (see Chapter II,
Section E.1, Phase II Development Program and Conceptual
Building Design).
c. S3 and S4
As identified on Figure III-12, an above-grade, two-level
connection between the West Ambulatory Care & Research
Building (S3), and the Education & Conference Center, and the
East Ambulatory Care & Research Building (S4) is permitted.
As the connection would be part of the S4 development, the
floor area associated with this connection is included in the
vested floor area for the Education & Conference Center and
the East Ambulatory Care & Research Building (S4), see Table
III-1, Phase II Vested Uses and Development Rights by Site.
d. Subterranean Tunnel Connection
A vehicular subterranean tunnel beneath beneath Santa
Monica Boulevard connecting the parking garages for the East
Ambulatory & Acute Care Building (2D/E) and the Education
& Conference Center and East Ambulatory Care & Research
Building (S4) could be proposed to allow for circulation between
the two garages, subject to additional City approval.
e. S1/S3 and 2C Connection
Another vehicular subterranean tunnel connection could
be proposed beneath Santa Monica Boulevard connecting
the S1/S3 parking garage and the 2C parking garage to
provide additional campus connectivity. As with the above-
grade pedestrian connection over Santa Monica Boulevard,
this element may either be considered as part of the S3
development or as part of the 2C development in accordance
with the Phase II Phasing Plan (see Chapter IV) and will require
additional City approval.NOTE: Figure depicts conceptual ground-level and roof-top building footprints demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject to change.
Phase I CSS Building
Phase I Keck Building
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN40
E.4 Street Sections
The following sections detail existing and new street (public)
and driveway (private) improvements related to Phase II
Master Plan circulation improvements for the North and South
campus areas. The sequence for implementation of mobility
improvements are provided in Chapter IV, Phasing Plan.
E.4.1 North Campus Access Improvements
As identified on Figure III- 13, Campus Street Network,
improvements on the North Campus are intended to align
with the new driveways proposed for the South Campus and
to support ingress and egress for existing and new buildings
planned north of Santa Monica Boulevard.
a. Site 2I
As part of the development of the 20th Street Medical Building
(2I), a driveway from 20th Street is planned to provide ingress
and egress to the parking garage on Site 2I. The driveway
access is approximately shown on Figure III-13, and is discussed
further in Section E.4.4.b, below.
b. Mullin Plaza
As part of Phase II implementation, the Mullin Plaza driveways
will be revised to align with the new south campus driveways
with the ingress driveway ultimately being shifted to Site 2D/E
and the egress driveway being re-routed through the 2C site
to connect to the new Site 2C driveway. The valet loop will
remain and be expanded to the east with the expansion of
the Mullin Plaza ingress driveway. Although the existing Mullin
Plaza egress driveway (at the intersection of 21st Street and
Santa Monica Boulevard) will be closed for general vehicular
access, a controlled access mechanism will be installed to
allow emergency vehicle access.
c. Site 2C
A new driveway from Santa Monica Boulevard (aligning with
the South Campus West Driveway) will be added to provide
additional ingress and egress to Site 2C. Egress from the Mullin
Plaza driveway will be re-routed through the 2C site to connect
to the new driveway. The driveway will also allow through access
for emergency vehicle access between Santa Monica Boulevard
and Arizona Avenue via a controlled access mechanism that will
be located on the north side of the new 2C driveway.
d. Site 2D/E
As part of Phase II implementation, a new driveway from
Santa Monica Boulevard will be added on Site 2D/E (aligning
with South Campus East Driveway) as part of the Mullin Plaza
expansion. This new driveway will be for ingress only. Ultimately,
the result will be that the two existing curb cuts on Santa Monica
Boulevard -- one for the Mullin Plaza ingress driveway and one
that currently serves as the Foundation building egress -- will
be consolidated into one curb-cut for ingress only. The existing
curb-cut on Site 2D/E along 23rd Street (which currently is
ingress only into the Foundation building parking lot) will be
shifted and will be for egress only and limited to right-turns.
Vacated portion of 21st Street
Mullin Plaza Driveway
South Campus West Driveway
Saint John’s Way
20th Place
Southeast Driveway
South Campus East Driveway
FIGURE III-13 CAMPUS STREET NETWORK
21st Street
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41DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE 15.1(a):South Campus West Driveway Section
FIGURE 15.1(a):South Campus West Driveway Section
FIGURE III-14: SOUTH CAMPUS WEST DRIVEWAY SECTION
FIGURE 15.1(b):South Campus West Loading Zone (Commercial Loading)
FIGURE 15.1(b):South Campus West Loading Zone (Commercial Loading)
FIGURE III-15: SOUTH CAMPUS WEST LOADING ZONE (COMMERCIAL LOADING)
E.4.2 South Campus Access Improvements
This Phase II Master Plan cohesively connects the north and
south campus through re-alignment of an intersection as well
as a few new streets and driveways. New south campus streets
include (1) a new southbound street on the west side of the
south campus, tentatively called 20th Place, and (2) a new
westbound street between 21st Street and 20th Place, tentatively
called Saint John’s Way. These new streets and driveways are
shown previously on Figures III-9 and III-13 and are described
with street sections in this Section.
a. South Campus West Driveway
South Campus West Driveway is a new north-south connection
that will run from Santa Monica Boulevard to the subterranean
parking garage located on the west side of the south campus.
Figures III-14 and III-15 provide the street section and loading
zone for implementation of this driveway.
• Vehicles and Bicycles: South Campus West Driveway will be
a two-way driveway that is 32 feet curb-to-curb and provides
vehicular access to/from Santa Monica Boulevard and the
subterranean parking garage beneath the south campus.
South Campus West Driveway will be shared with bicycles
and provide bicycle access to the south campus, including
access to short-term and long-term bicycle parking. From
South Campus West Driveway, bicycles will be able to
access the existing dedicated bicycle lanes on Broadway
by continuing along 20th Place. Except for emergency
and service/logistics vehicles, there will generally be no
through access for vehicles between Broadway and Santa
Monica Boulevard. A controlled access mechanism would
be located on South Campus West Driveway immediately
south of the entrance to the subterranean parking garage.
A commercial loading area, Figure III-15, is provided in the
area between the controlled access mechanism and 20th
Place, where another controlled access mechanism will
be located permitting through access for emergency and
service/logistics vehicles from Santa Monica Boulevard
to Broadway.
• Pedestrians: Pedestrian circulation is provided through
a new sidewalk on the east side of South Campus West
Driveway. The sidewalk continues to Broadway along the new
20th Place (described below), creating better pedestrian
connectivity through the south campus (including to the
new open spaces on the south campus) and between the
Expo Light Rail Stations and the Providence Saint John’s
campus. Four-way signalized cross walks will be provided
at the relocated intersection of Santa Monica Boulevard
and South Campus West Driveway to provide pedestrian
connections between the north and south campuses.
South Campus West Driveway will be created as part of
development on Site S3.
Bike Access Bike Access Bike Access
Bike Access
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Packet Pg. 522 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN42
FIGURE 15.4:South Campus East Driveway Section (northern portion)
FIGURE III-16: SOUTH CAMPUS EAST DRIVEWAY SECTION (NORTHERN PORTION)
FIGURE 15.4:South Campus East Driveway Section (northern portion)
FIGURE 15.5:South Campus East Driveway Section (commercial loading)
FIGURE 15.5:South Campus East Driveway Section (commercial loading)
FIGURE III-17: SOUTH CAMPUS EAST DRIVEWAY SECTION (COMMERCIAL LOADING)
b. South Campus East Driveway
South Campus East Driveway is a new north-south driveway
that will run from Santa Monica Boulevard to the subterranean
parking garage located beneath the south campus. Figures III-
16 and III-17 provides the street sections for implementation of
this driveway.
• Vehicle and Bicycles: South Campus East Driveway will be a
two-way driveway that is 32 feet curb-to-curb and provides
vehicular access to/from Santa Monica Boulevard and the
subterranean parking garage beneath the south campus.
A commercial loading zone is provided on the west side
of the South Campus East Driveway. South Campus East
Driveway will be shared with bicycles and provide bicycle
access to the south campus, as well as amenities for short-
term and long-term bicycle parking. From South Campus
East Driveway, bicycles will be able to access the existing
dedicated bicycle lanes on Broadway by continuing along
Service Access Road and Southeast Driveway. Except for
emergency vehicles and service/logistics vehicles, there
will generally be no through access for vehicles between
Broadway and Santa Monica Boulevard. A controlled
access mechanism will be located on South Campus
East Driveway immediately south of the entrance to the
subterranean parking garage.
• Pedestrians: Pedestrian circulation is provided through
a new sidewalk on the west side of South Campus East
Driveway. The sidewalk leads to pedestrian circulation
extending to Broadway, creating better pedestrian
connectivity through the south campus (including to the
new open spaces on the south campus) and between the
Expo Light Rail Stations and the Providence Saint John’s
campus. Four-way signalized crosswalks will be provided
at the relocated intersection of Santa Monica Boulevard
and South Campus East Driveway to provide pedestrian
connections between the north and south campuses.
South Campus East Driveway, including the relocated traffic
signal at its intersection with Santa Monica Boulevard, will be
created as part of development on Site S4 as described Chapter
IV, Phasing Plan.
Bike Access Bike Access
Bike Access Bike Access Bike Access
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGNFIGURE 15.6:Southeast Driveway Section
FIGURE 15.6:Southeast Driveway Section
FIGURE III-18: SOUTHEAST DRIVEWAY SECTION
FIGURE 15.7:Service Access Section
FIGURE 15.7:Service Access Section
FIGURE III-19: SERVICE ACCESS SECTION
c. Southeast Driveway
Southeast Driveway is a new north-south driveway that will
run from Broadway to Site S2. Figure III-18 provides the street
section for implementation of this driveway.
• Vehicles and Bicycles: Southeast Driveway will be a two-way
driveway that provides vehicular access to/from Broadway
and the Multifamily Housing building at Site S2. Emergency
and service/logistics vehicles will also be able to utilize
Southeast Driveway for through access between Santa
Monica Boulevard and Broadway. Southeast Driveway will
be shared with bicycles and provide access to the south
campus including connecting the existing dedicated bicycle
lanes on Broadway to and through the south campus. Short-
term and long-term bicycle parking amenities will also be
available as shown on Figure III-10, Bicycle Circulation.
Southeast Driveway will provide access to a commercial
loading zone on the north side of the S5 building. Except for
emergency vehicles and service/logistics vehicles, there
will generally be no through access for vehicles between
Broadway and Santa Monica Boulevard. A controlled access
mechanism will be located on at the northern terminus of
Southeast Driveway. Southeast Driveway is 24 feet wide.
Prior to Site S4 redevelopment, this Driveway may also
serve as the ingress for surface parking Lot H and interim
surface parking and construction staging on Site S4.
• Pedestrians: Pedestrian circulation is provided through new
sidewalks on both sides of Southeast Driveway to promote
pedestrian circulation from Broadway to the south campus.
The sidewalks will connect to pedestrian circulation within
the south campus, creating better pedestrian connectivity
through the south campus (including to the new open
spaces on the south campus) and between the Expo Light
Rail Stations and the Providence Saint John’s campus. A
new crosswalk will be provided on the west side of the new
intersection of Southeast Driveway and Broadway.
Southeast Driveway is located on Site S5 but is anticipated to
be created as part of development on Site S2.
d. Service Access Road
The Service Access Road is a new north-south service road
that will connect South Campus East Driveway and Southeast
Driveway. Figure III-19 provides the street section for
implementation of the service access road.
• Vehicles and Bicycles: The Service Access Road is a two-
way service road that allows emergency and service/
logistics vehicles through access between Santa Monica
Boulevard and Broadway. Controlled access mechanisms
will be located on the northern and southern terminuses
of the Service Access Road. The Service Access Road will
be shared with bicycles to allow bicycles through access
between Santa Monica Boulevard (via South Campus East
Driveway) and Broadway (via Southeast Driveway) and
connect the existing dedicated bicycle lanes on Broadway
to and through the south campus. The Service Access Road
is 25 feet curb-to-curb.
• Pedestrians: Service Access Road will include a sidewalk
on its east side to promote pedestrian circulation from
Broadway (including from the S2 building and open space
on the east side of the Southeast Driveway) to/from the
south campus. The west side of the Service Access Road is
open space that also provides pedestrian circulation from
Broadway to/from the south campus and between the Expo
Light Rail Stations and overall Saint John’s campus.
The Service Access Road is anticipated to be created as part of
development on Site S4 (described in Chapter IV, Phasing Plan).
e. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets, and/
or sidewalks in this Section E.4.2, upon written request by
Providence Saint John’s; however the City may not require any
of the new driveways, streets and/or sidewalks to be expanded
beyond the dimensions of this Plan as shown on Figures III-14
through III-19.
Bike Access
Bike Access
9.A.d
Packet Pg. 524 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN44
FIGURE 15.2:20th Place Section FIGURE 15.2:20th Place Section
E.4.3 New Streets on South Campus
a. 20th Place
20th Place is a new one-way, southbound street that will
run from Saint John’s Way (described below) to Broadway:
Figure III-20 provides the street section for implementation of
this roadway.
• Vehicles and Bicycles: 20th Place will be a one-way
southbound street that provides vehicular access from
Saint John’s Way to Broadway. 20th Place will primarily be
used by residents of and visitors to the existing residential
buildings on 21st Street and those accessing the Child &
Family Development Center (S1). 20th Place includes a
dedicated passenger loading (drop-off/pick-up) zone on its
east side and on-street parking spaces on its west side.
Emergency and service/logistics vehicles will be able to
utilize 20th Place for access from Santa Monica Boulevard
to Broadway via the South Campus West Driveway. 20th
Place will be a shared street with bicycles and provide
access from the south campus and the existing residential
buildings on 21st Street to Broadway. 20th Place is 28 feet
curb-to-curb. 20th Place connects to South Campus West
Driveway via a restricted access and commercial loading
area adjacent to the S3 site. Emergency vehicles have full
access between Broadway and Santa Monica Boulevard
via 20th Place and South Campus West Driveway.
• Pedestrians: Pedestrian circulation is provided through
new sidewalks on both sides of 20th Place to promote
pedestrian circulation from Broadway to the south campus.
The sidewalk on the east side will continue to Santa
Monica Boulevard (along South Campus West Driveway),
creating better pedestrian connectivity through the south
campus (including to the new open spaces on the south
campus) and between the Expo Light Rail Stations and the
Providence Saint John’s campus. A new crosswalk will be
provided on the east side of the new intersection of 20th
Place and Broadway.
20th Place is anticipated to be created as part of the
development on Site S1 (described above).
b. Saint John’s Way
Saint John’s Way is a short one-way westbound connecting
street that will run from the revised 21st Street (described
below) to the new 20th Place. Figure III-21 provides the street
section for implementation of this roadway.
• Vehicles and Bicycles: Saint John’s Way will be a one-way,
westbound street that provides vehicular access from 21st
Street to 20th Place. Saint John’s Way will also include a
commercial loading zone on its south side. Saint John’s
Way will be a shared street with bicycles and provide
access from 21st Street to new bicycle parking on the
south campus and to the existing dedicated bicycle lanes
on Broadway (via 20th Place). Saint John’s Way is 20 feet
curb-to-curb.
• Pedestrians: Pedestrian circulation is provided through
new sidewalks on both sides of Saint John’s Way to promote
pedestrian circulation through the south campus, including
to the new open spaces.
Saint John’s Way is anticipated to be created as part of
development on Site S1 as described in Chapter IV, Phasing Plan.
c. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets and/
or sidewalks in this Section E.4.3 upon written request by
Providence Saint John’s; however the City may not require any
of the new driveways, streets and/or sidewalks to be expanded
beyond the dimensions of this Plan as shown on Figures III-20
through III-21.
.
FIGURE III-20: 20TH PLACE SECTION
FIGURE 15.3:Saint John’s Way Section
FIGURE III-21: SAINT JOHN’S WAY SECTION
FIGURE 15.3:Saint John’s Way Section
Bike Access
Bike Access
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45DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGNFIGURE 15.9:21st Street Section (south of Saint John’s Way)
FIGURE 15.9:21st Street Section (south of Saint John’s Way)
FIGURE III-22: 21ST STREET SECTION (SOUTH OF SAINT JOHN’S WAY)
FIGURE 15.8:21st Street Section (north of Saint John’s Way)
FIGURE 15.8:21st Street Section (north of Saint John’s Way)
FIGURE III-23: 21ST STREET SECTION (NORTH OF SAINT JOHN’S WAY)
E.4.4 Revisions to Existing Public Streets
a. 21st Street
This Phase II Master Plan includes several revisions to 21st
Street between Santa Monica Boulevard and Broadway. As
shown previously on Figure III-9, Vehicular Circulation Plan, the
northern portion of 21st Street will be vacated and closed to
vehicular access, except for emergency vehicles. The vacated
area will be used as open space as detailed in Section D, Open
Space Standards, of this Chapter.
Figures III-22 - III-23 provide the street section for implementation
of various portions of 21st Street.
• 21st Street South of Saint John’s Way
○Vehicles and Bicycles: After the new Saint John’s Way
and the 20th Place streets are opened for vehicular
access, the remaining/southern portion of 21st Street
will become a northbound one-way street up to Saint
John’s Way. This portion of 21st Street will be shared
with bicycles, connecting to the existing dedicated
bicycle lanes on Broadway and providing access to
short-term and long-term bicycle parking. This portion
of 21st Street will primarily be used by residents of and
visitors to the existing 21st Street residential buildings
and those accessing the S1 site. This portion of 21st
Street will be 30 feet curb-to-curb and include on-
street parking on both sides of the street as shown
on Figure III-22. The minimum distance between the
southwest corner of the intersection of 21st Street and
Saint John’s Way to the first on-street parking space
on the west side of 21st Street shall be 15 feet to allow
sufficient fire access.
○Pedestrians: The existing sidewalks along this portion
of 21st Street will connect to provide access from Santa
Monica Boulevard to Broadway as detailed in Section
D.1.2 of this Chapter. This will promote pedestrian
circulation between Broadway, the existing residential
buildings located on the east side of 21st Street, and
the south campus including the new open spaces on
the south campus.
• 21st Street Between Saint John’s Way and its Northern
Terminus: After the new Saint John’s Way and the new
20th Place are opened for vehicular access, as depicted on
Figure III-23 this segment of the street will also be 30’ curb-
to-curb. However, the remaining portion of 21st Street north
of Saint John’s Way will become a two-way street providing
access for the property located at 1427-1433 21st Street
to/from Saint John’s Way without on-street parking.
• Vacated Portion of 21st Street (See Figure III-24): After the
S4 development is completed, the vacated portion of 21st
is intended to be used as open space. As shown on Figure
III-24 this segment will be 20’ in width. Only emergency
vehicles will be allowed to access the vacated portion of
21st Street.
21st Street will continue in its current configuration until the
new Saint John’s Way and 20th Place are created and open
for vehicular access. After Saint John’s Way and 20th Place
are open, the vacated/northern portion of 21st Street will be
in an interim configuration until it is incorporated into the new
Saint John’s Square as part of the S4 development. Until Site
S4 is developed, the northernmost portion of the vacated area
adjacent to Santa Monica Boulevard will be closed to vehicular
traffic (except for emergency vehicles) and improved with
interim landscape or hardscape that facilitates and encourages
use of this area as publicly-accessible open space as described
in Section D, Open Space Standards, above and shown on the
Phasing Plans in Chapter IV. Until Site S4 is developed the
remaining vacated portion of 21st Street between its southern
terminus and the existing entrance to surface parking Lot H on
the east side of 21st Street may continue to provide ingress only
to Lot H, see Chapter IV, Phasing Plan.
Bike Access
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Packet Pg. 526 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN46
FIGURE III-25: SITE 2I DRIVEWAY LOCATION
FIGURE 15.10:Vacated 21st Street SectionFIGURE 15.10:Vacated 21st Street Section
FIGURE III-24: VACATED 21ST STREET SECTION b. 20th Street
This Phase II Master Plan includes the potential for modifications
to 20th Street between Santa Monica Boulevard and Arizona
Avenue. Subject to City review and approval, the vehicle lane
configurations on 20th Street between Santa Monica Boulevard
and Arizona Avenue may be modified to include a center two-way
left-turn lane to accommodate access to/from the new 20th
Street Medical Building (2I). The proposed driveway location for
Building 2I is provided in Figure III-25. The new driveway would
be located at least 20 feet from the Site 2I northern property
line (and a minimum of 30 feet from the existing driveway at
1301 20th Street)
Potential options for revisions to 20th Street are illustrated in
Figure III-26, Options 1-4. Any modifications will be made as part
of the Site 2I development as described in Chapter IV, Phasing
Plan, as determined by the City’s transportation engineer.
c. Santa Monica Boulevard
This Phase II Master Plan calls for the relocation of the two
existing traffic signals located at the ingress and egress to the
north campus Mullin Entry Plaza as follows:
• The existing traffic signal located at the intersection of the
north campus Mullin Plaza egress driveway/21st Street
and Santa Monica Boulevard will be shifted to the west to
align with the new South Campus West Driveway as shown
on Figure III-9, Vehicular Circulation Plan. This will occur
during the first to occur of either the 2C development or the
S3 development (see Chapter IV, Phasing Plan).
• The existing traffic signal located at the intersection of the
22nd Street/north campus Mullin Plaza ingress driveway
and Santa Monica Boulevard will be shifted to the east to
align with the new South Campus East Driveway as shown
on Figure III-9, Vehicular Circulation Plan. This will occur as
part of the Site S4 development, when the South Campus
East Driveway is created.
• The new alignment of these intersections and traffic signals
as well as enhanced crosswalks to increase pedestrian
safety when crossing Santa Monica Boulevard.
d. Schader Drive
This Master Plan calls for the western terminus of Schader
Drive at Providence Saint John’s south campus to be closed
for vehicular access and no longer be accessible from the
south campus as part of the S4 development. A controlled
access mechanism will be added between South Campus East
Driveway and Schader Drive to allow emergency vehicle access,
see Figure III-9.
e. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets and/
or sidewalks in this Section E.4.4 upon written request by
Providence Saint John’s; however the City may not require any
of the new driveways, streets and/or sidewalks to be expanded
beyond the dimensions of this Plan as shown on Figures III-22
through III-26.
30’ 20’
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Packet Pg. 527 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
47DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE 16.1: Potential 20th Street Lane Revisions - Option 1 FIGURE 16.2: Potential 20th Street Lane Revisions - Option 2FIGURE III-26: 20TH STREET LANE REVISION OPTIONS FIGURE 16.3: Potential 20th Street Lane Revisions - Option 3 FIGURE 16.4: Potential 20th Street Lane Revisions - Option 4 OPTION 1 OPTION 2 OPTION 3 OPTION 4
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Packet Pg. 528 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN48
FIGURE III-27: PHASE II OFF-STREET PARKING LOCATIONSF. VEHICLE PARKING
This Phase II Master Plan incorporates a comprehensive,
parking strategy that will provide sufficient parking to meet
peak parking demand for both Phase I and Phase II.
This Plan takes a holistic approach to planning, designing, and
managing vehicle parking. This Plan’s main objectives with
respect to parking are: (1) to ensure that sufficient parking
is provided on campus to satisfy peak parking demand upon
completion of the Phase II Development Program; (2) to ensure
that during build-out of the Phase II Development Program
Providence Saint John’s continues to satisfy its peak parking
demand through a combination of on-site and off-site, owned
and leased parking; (3) to right-size the on-site parking that is
provided, ensuring that enough spaces are built to satisfy peak
parking demand taking into account future changes in mobility
during the course of its Phase II implementation; and (4) to
support City sustainability goals to reduce single occupancy
vehicle trips and increase safety.
F.1 New On-Street
New on-street parking on 20th Place will be provided in
accordance with the requirements in Table III-11 and Figure III-
18 as well as the Third Amendment.
F.2 New On-Site Parking Locations
With the exception of the multi-family housing, all new on-site
parking is anticipated to be provided in subterranean garages.
Locations for new subterranean parking correspond with
the Phase II development sites and are shown on Figure III-
27. Access to on-site parking is also shown on Figure III-27,
however, the standards for the driveways providing access to
the new subterranean parking locations are provided in Section
E, Mobility Plan. The requirements for determining the number
of spaces to be provided are outlined in Section F.3 below.
TABLE III-11: NEW ON-STREET PARKING SPACES
Street Parking Spaces
20th Place 8
AS AN ALTERNATIVE TO BELOW-GRADE PARKING ON S2, PARKING MAY BE PROVIDED NEARBY ON THE
S4/ S5 SITE.
DIRECTION OF STREET LEVEL CIRCULATION
PHASE II AREAS
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49DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
F.3 On-Site Parking Capacity
Due to the long-term buildout of this Master Plan, changing
technology in transportation and parking, and the need to
accommodate Phase I parking, this section identifies site by site
requirements for determining parking. During the preparation of
this Phase II Master Plan a parking demand study (Benchmark
Parking Study) was prepared to analyze existing and future
parking demand related to this Master Plan (see Appendix C).
Specifically the Benchmark Parking Study estimates the
parking supply required to satisfy peak parking demand during
Phase II implementation taking into account a variety of factors
including:
• Parking demand for existing Phase I uses and new Phase II
uses as well as construction parking demand,
• Shared parking (i.e. two or more user groups able to use
the same parking space(s) without conflict),
• Users visiting multiple uses on a single stay (e.g., campus
employees using on-site retail or restaurants), and
• Providence Saint John’s Transportation Demand
Management Plan upon Phase II Implementation (which
includes incentives for ride sharing, car/van pooling, taking
public transit, bicycling and walking).
Based on recommendations of the Benchmark Parking Study,
parking requirements (i.e. on-site capacity) for each Phase II
Development Site shall be determined as follows:
S2. Parking shall be provided for S2 program/uses based
upon the City’s parking requirements at the time of filing
an Administrative Approval Application. Parking for this
site may explore alternatives to subterranean parking
such as tuck-under or tandem spaces for multi-family
housing. Alternatively, a parking demand study may be
submitted for the S2 uses and the required parking for
such uses would then be established by the Community
Development Director as part of the Administrative
Approval determination.
Required parking for the S2 uses may either be provided
on-site or nearby on the S4/S5 site (in surface parking
Lot H prior to redevelopment of the S4/S5 site and, upon
redevelopment, in the S4/S5 subterranean garage).
As required by the Development Agreement’s Phases II
Parking Management Plan, if parking for S2 is provided
in Parking Lot H, Providence Saint John’s must submit a
revised Parking Management Plan confirming that peak
parking demand is met in accordance with the DA.
2C. The parking capacity for the 2C site is provided in
Table III-11. The range of parking spaces is consistent
with the Benchmark Parking Study, which recommends
four levels of subterranean parking on the site and takes
into consideration that 2C is the most convenient parking
location to serve the north campus Mullin Entry Plaza.
2I. As part of the DRP application for development on
2I, a parking demand study shall be filed addressing
the criteria outlined in Section F.3.1 below. Table III-12
includes the minimum and maximum parking requirement
for the site. Within the specified range, the Community
Development Director shall establish the parking required
on the 2I site based on the criteria outlined in Section
F.3.2 below.
This requirement is consistent with the Benchmark
Parking Study which recommends three to four levels
of subterranean parking on the 2I site. In addition to
meeting the parking demand of the 2I uses, this site can
also accommodate parking demand for Phase I as the 2I
site is a convenient location for Keck and CSS employee
parking.
S1/S3. If the S1 and S3 developments proceed in the first
or second stage of Phase II Master Plan implementation
(see Chapter IV, Phasing Plan), subterranean parking shall
be provided on the S1/S3 sites in accordance with Table
III-12. This requirement is consistent with the Benchmark
Parking Study which recommends, four levels of
subterranean parking on the S1/S3 site and also provides
parking for Phase I uses. The location makes it suitable
for use by valets (just across Santa Monica Boulevard via
signalized intersection) from the Mullin Entry Plaza.
If the S1 and S3 developments proceed in a later stage
of development, then the required parking on the S1/S3
sites shall be established by the Planning Commission
based on a parking demand study in accordance with the
requirements of Sections F.3.1 and F.3.2 below.
Parking on all other Phase II Development Sites. The
parking requirements for site S4, S5 and 2D/E shall be
established by the Planning Commission as part of the
DRP in accordance with Section F.3.1 and F.3.2 below.
F.3.1 Parking Study Requirements
If required by Section F.3, a parking demand study shall be
filed with the DRP application for each specified Phase II
development. The parking demand study shall, at a minimum,
include the following information:
a. Projected parking demand for the new Phase II building (if
such use exists on the Campus, such parking demand shall be
based on parking counts taken no later than four months prior
to the filing of the Development Review Permit application),
b. Utilization of other on-site parking facilities by both Phase
I and then existing Phase II uses based on parking counts
taken no later than four months prior to the filing of the
DRP application,
c. Leased parking supply and utilization of such supply by both
Phase I and then existing Phase II uses (e.g. Saint John’s
parking demand that is not satisfied on Phase I or Phase
II sites),
d. Utilization of on-street meter parking immediately adjacent to
Saint John’s Campus (i.e. west side of 23rd Street between
Arizona and Santa Monica Boulevard, south side of Arizona
between 23rd and 20th Streets, both sides of 21st Street
between Saint John’s Way and Broadway, the west side of
20th Place between Saint John’s Way and Broadway, and
the north side of Broadway between 23rd Street and 20th
Street), or other locations determined by the Community
Development Director,
e. Proposed implementation plan and schedule for current, new
or enhanced TDM measures to offset Saint John’s parking
TABLE III-12: ON-SITE PARKING
Site Parking Capacity
North Campus
2C Capacity for 180-195 vehicles
(could be tandem configuration)
2I Capacity for 200-300 vehicles
2D/E To be determined by a future
Parking Demand Study
South Campus
S1 and S3 (one
subterranean garage
supports both sites)
Capacity for 498 vehicles
S2
Per Section F.3 Parking Study
Requirements: either 2022 SMMC
parking ratios or determined by a
future Parking Demand Study
S4 and S5 (one
subterranean garage
supports both sites)
To be determined by a future
Parking Demand Study
NOTES: Parking supply may be shared for both Phase I and Phase II uses. Facilities may be self park or valet. See Section F.3.1 for Parking Study Requirements.
demand. Quantification of the parking demand reduction
associated with the implementation of new or enhanced TDM
measures shall be provided, and
f. Must document a methodology for designating valet, visitor
and employee spaces.
9.A.d
Packet Pg. 530 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN50
F.3.2 Determining Parking Requirements Based on a Demand Study
The parking requirements for specified Phase II Development
Sites shall be based upon a parking demand study reviewed
and approved by the authorized decision making body (i.e.
Planning Commission or the Community Development Director).
The Benchmark Parking Study shall be used as a reference
for the criteria upon which to base the parking requirements.
These criteria include:
a. Capacity for the parking demand associated with the
proposed Phase II uses by building will be satisfied either
on the applicable Phase II site or in another existing on-site
parking facility,
b. The cumulative parking supply on Phase I and Phase II
parking sites (then-existing supply and the new proposed
Phase II building) will have a 90% or higher utilization,
c. Saint John’s then-existing leased parking supply will be
reduced upon completion of the applicable Phase II building
and parking (leased supply may temporarily increase during
construction of Phase II buildings),
d. In order to (a) accommodate the demolition of parking in a
future stage of Phase II implementation, (b) accommodate
temporary construction parking during a future stage of
Phase II implementation, and (c) off-set the parking to be
built for such future Phase II building excess parking may be
built. For example:
1. If the parking required for a Phase II building would
result in a half level of parking, the full parking
level may be built if it can reasonably be used to
offset the parking required for a future Phase II
building.
2. If it is anticipated that the parking demand
estimated for a future Phase II use cannot be fully
provided on such future building site (e.g. 2C or
2D/E), additional parking may be built in an earlier
Phase II building.
This Section F.3 supersedes the off-street vehicle parking
requirements included in 2022 SMMC Sections 9.28.020-070,
9.28.020-090, 9.28.120, 9.28.180 and 9.28.190; provided,
however that minimum parking dimensions shall comply
with the standards approved by the Community Development
Director. The area of any such space shall be exclusive of any
driveways, aisles, and maneuvering areas.
F.4 Parking Management Plan Upon Phase
II Implementation
During Phase II implementation, Providence Saint John’s
shall maintain, amend as necessary and implement a Parking
Management Plan (“PMP”) for Phase I and Phase II in accordance
with the Development Agreement and in conjunction with
the Transportation Demand Management Plan, upon Phase
II implementation.
F.5 EV Charging Stations
Electric Vehicle Charging stations will be provided in accordance
with 2022 SMMC Section 9.28.160.
F.6 Carpool/Vanpool Parking
Consistent with the Development Agreement, a portion of the
new parking spaces required in Section F.3 above shall be
designated as preferential parking for carpools/vanpools with
the following minimum requirements: parking garages with 50-
99 parking spaces have 1 preferential parking space, parking
garages with 100-199 parking spaces have 2 preferential
parking spaces, parking garages with 200 parking spaces and
greater have 3 preferential parking spaces plus 1 preferential
parking space for every 50 spaces. If demand for carpool/
vanpool parking exceeds the amount provided, as indicated by
the annual TDM Plan and Phase II Parking Management Plan
reports, additional preferential carpool/vanpool parking shall
be designated in order to meet the demand.
G. BICYCLE AMENITIES
G.1 Bicycle Parking
Figure III-10, Bicycle Circulation Plan, shows potential locations
of both long-term and short-term bicycle parking that will be
provided throughout the north and south campuses. The
number of long-term and short-term bicycle parking spaces for
Phase II uses shall be provided in accordance with 2022 SMMC
Table 9.28.140 (e.g. for hospital uses, 1 short-term space for
4,000 square feet of floor area and 1 long-term space for 3,000
square feet of floor area). For purposes of calculating the bicycle
parking and associated shower/locker requirements, the Visitor
Accommodations use is considered a hotel use. In accordance
with the DA, bicycle racks with capacity for 90 bicycles shall
continue to be provided for Phase I in a location (or locations)
that is at least as conveniently located as the most convenient
automobile spaces, other than those spaces for persons with
disabilities, on the north campus.
G.2 Minor Modifications
Given the campus environment and the overall number of
short-term and long-term bicycle parking spaces that will be
provided as part of the Phase II Master Plan, the Community
Development Director may approve modifications to the
locational and dimensional standards for bicycle parking
included in 2022 SMMC Section 9.28.140.
G.3 Showers and Lockers
Showers and clothes lockers for employees will be provided
throughout the north and south campuses in accordance with
2022 SMMC 9.28.170(B). The showers and lockers are sited in
locations that are convenient for employee use. Access will be
controlled to secure use by employees.
H. LOADING
This Phase II Master Plan provides a comprehensive, campus-
wide plan for Phase II patient, visitor, and materials loading.
Locations for designated loading areas on the new private
driveways and streets are shown in Figure III-28. Passenger
loading for the south campus is generally provided in the
P1 level of the south campus subterranean parking garage.
Figure III-29A provides a conceptual layout for the P1 level of
the south campus subterranean parking garage, including the
passenger loading area, at full Master Plan implementation.
Figure III-29B provides a conceptual layout for the P1 level of
the S1/S3 subterranean garage prior to the S4/S5 portion
of the subterranean garage being built. Notwithstanding the
conceptual plans, the specific layout of the P1 level (both
for the S1/S3 garage and the garage upon full Master Plan
implementation) will be reviewed as part of the Development
Review Permit process.
Dimensions of the loading areas are specified in Table III-13. As
such, the loading standards included in 2022 SMMC Section
9.28.080, including with respect to dimensions, number
of spaces, location, design, and maneuvering areas, shall
not apply.
A south campus commercial loading plan (or updated
commercial loading plan) will be reviewed and approved by
the Community Development Director, which approval shall not
be unreasonably withheld, prior to issuance of a Certificate of
Occupancy for the S3 and S4 buildings.
9.A.d
Packet Pg. 531 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
51DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
TABLE III-13: LOADING AREA DIMENSIONS
Phase II Loading Requirements
Site Dimensions and Locations Uses
Site 2I
Two 10’ x 18’ areas located within building on
ground floor Passenger loading for 20th Street Medical Building (2I)
[Commercial loading to be determined during DRP]Commercial loading for 20th Street Medical Building (2I)
Mullin Plaza 10’ x 90’ within Mullin Plaza driveway
Passenger loading for East Ambulatory & Acute Care
Building (2D/E) & West Ambulatory & Acute Care Building
(2C) (in addition to Phase I)
Site S1
10’ x 31’ on south side of Saint John’s Way Commercial loading for Child & Family Development
Center (S1)
10’ x 108’ on east side of 20th Place
Passenger loading for Child & Family Development
Center (S1) [Longer-term passenger loading/short- term
parking also available in the S1/S3 garage.]
Site S3
10’ x 30’ located at-grade in the controlled access
area south of the S1/S3 subterranean parking
garage and north of Saint John’s Way
Commercial loading for West Ambulatory Care &
Research Building (S3)
10’ x 30’ located in the S1/S3 subterranean garage.Passenger Loading for West Ambulatory Care & Research
Building (S3)1
Site S4
10’ x 30’ on west side of South Campus
East Driveway
Commercial loading for Education & Conference Center
and East Ambulatory Care & Research Building (S4)
Two 10’ x 30’ areas located in the shared South
Campus subterranean garage accessed from
South Campus West Driveway and South Campus
East Driveway
Passenger Loading for West Ambulatory Care & Research
Building (S3) and Education & Conference Center and
East Ambulatory Care & Research Building (S4)
Site S5 10’ x 30’ West side of Service Access Road Commercial loading for Visitor Housing (S5)
Phase I Existing Phase I Loading Dock
Commercial loading for West Ambulatory & Acute Care
Building (2C) and East Ambulatory & Acute Care Building
(2D/E) (in addition to Phase I)
NOTE:1. This would be the location for passenger loading in the S1/S3 garage until the S4/S5 subterranean parking garage is completed. Once the S4/S5 garage is completed, the passenger loading for both S3 and S4 is proposed to be provided in the shared subterranean garage.
FIGURE III-28: PROPOSED VEHICULAR LOADING ZONES
PROPOSED LOADING ZONES
9.A.d
Packet Pg. 532 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN52
FIGURE 21.2: South Campus Level P1 Loading Concept at S1/S3 Completion
FIGURE III-29A: SOUTH CAMPUS CONCEPTUAL SUBTERRANEAN LOADING AT FULL MASTER PLAN IMPLEMENTATION FIGURE IIII-29B: SOUTH CAMPUS CONCEPTUAL LEVEL P1 LOADING CONCEPT AT S1/S3
9.A.d
Packet Pg. 533 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
53DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
I. SUSTAINABILITY AND RESILIENCY
Sustainability and resiliency have been incorporated into the
planning for this Phase II Master Plan, including with respect to
site selection for buildings, location of specific uses in proximity
to other uses, prioritization of pedestrian and bicycle circulation
in and around and to the Campus Property, and minimizing
single-occupancy vehicle use and vehicles circulating around
and to the area. Sustainability strategies will be considered
early in the design stage of individual Phase II buildings and will
vary based on the building’s uses and location. Sustainability
strategies and measures to be considered include, but are not
limited to, optimizing passive strategies, operable windows,
solar photovoltaic panels, solar water heating, green roofs,
low-flow fixtures, high-performance building envelopes, energy-
efficient HVAC and lighting systems, and interior materials
with low volatile organic compounds (VOCs). In addition, the
Phase II Developments shall be governed by the sustainability
requirements below.
I.1 Water Mitigation
Phase II developments shall comply with the water consumption
limits and in-lieu fees contained in the DA.
I.2 Urban Runoff
Phase II developments, shall comply with the urban runoff,
conservation and sustainable management requirements
contained in the DA.
I.3 Resilient Design
Resilient design has and will continue to be incorporated
into the future planning for this Phase II Master Plan based
on the critical services provided by Saint John’s to the City of
Santa Monica and the need for those vital services to remain
operational during catastrophic events. Healthcare centers are
comprised of more than just the hospital. To operate they require
many support functions which occur outside of the hospital
building which is why Saint John’s takes a holistic approach to
the development of its resiliency in the Phase II Master Plan.
For healthcare related projects, life safety is a key concern and
includes the design of alternative/back-up power systems; fire
protection sprinkler and standpipe systems; multi-purpose
and emergency lighting systems; HVAC redundant systems for
operational stability; water storage on site (fire and potable) and
on-site storage for sanitary to ensure continued service. Other
resiliency items that may be included in Phase II buildings, as
appropriate, include specifying durable and robust materials
and construction methods; passive thermal safety and thermal
comfort strategies; safer design for extreme weather (location
of emergency generators above possible flooding for example)
and considerations for wildfire & seismic events.
I.4 Transportation Demand Management
Phase I and Phase II buildings shall be governed by the revised
Transportation Demand Management plan contained in the
DA. This Plan seeks to reduce reliance on single-occupancy
vehicle use by incentivizing and promoting alternative modes
of transportation.
J. WATER AND SEWER INFRASTRUCTURE
Because of the extended vesting period granted to Providence
Saint John’s as part of the Development Agreement, and the
potential future development that may occur Citywide during the
intervening period, Providence Saint John’s will consult with the
City Engineer to discuss the timing and content for preparation
of an updated water and sewer study(ies) to be reviewed and
approved by the City Engineer, unless determined in the City
Engineer’s sole and absolute professional judgment to be
unnecessary. If a water or sewer study(ies) is required by the
City Engineer, Providence Saint John’s will submit the updated
water and sewer study(ies) concurrently with its application for
a Development Review Permit or Administrative Approval for
each Phase II Building.
The updated study(ies) will determine water and sewer demand
from the proposed Phase II Building, and any upgrades required
to the City’s water and sewer infrastructure to meet the demand
from the proposed Phase II Building, based upon then existing
conditions.
The City Engineer’s requirements shall be documented as part
of off-site improvement policies, standards, and best practices
in effect at the time that a proposed development application
for a Phase II Building Site is deemed complete. As required
by the Development Agreement, Saint John’s shall provide the
City with subsurface easements to any 1) areas where new
public water or sewer lines may be relocated and 2) any areas
which would have to be accessed for maintenance to a Phase
II Development Site, subject to required conditions of utility
access, as reasonably determined by the City Engineer.
J.1. Water Infrastructure
To inform this Master Plan and accompanying environmental
review a preliminary Fire & Domestic Water Study dated
August 2018 was prepared to analyze the proposed Phase
II development, Appendix D. The Study recommended two
options for relocation of water lines impacted by development,
see Figure III-30.
As previously noted Saint John’s shall consult the City Engineer
regarding improvements, modification, timing, and/or the need
for additional studies related to wet infrastructure. Additionally
pursuant to the Development Agreement, Saint John’s shall
provide the City with easements to any areas where new public
water lines are located on Phase II Development Sites.
J.2. Sewer Infrastructure
In processing the Phase II Master Plan, Saint John’s also
completed a Sanitary Sewer Study dated April 2019 prepared
in connection with the Phase II development, attached as
Appendix E. The projected up-sizing and modifications required
to accommodate Phase II development are shown on Figure
III-31, these preliminary plans are subject to review by the
City Engineer.
As previously mentioned Saint John’s shall confirm with the
City Engineer regarding improvements, modification, timing,
and/or the need for additional studies related to the City’s
sewer infrastructure in accordance with the Phase II mitigation
measures of the Development Agreement. Pursuant to the
Development Agreement, Saint John’s shall provide the City
with easements to areas where new public sewer lines are
located on Phase II Development Sites.
K. EMERGENCY VEHICLE ACCESS
K.1 Campus Sites
Implementation of this Master Plan requires circulation
improvements related to Emergency and Fire Department
access as detailed throughout Section E, Mobility Plan, of
this Chapter.
K.2 Adjacent Property Access
Prior to closure of all or a portion of surface Parking Lot
H located immediately south of the existing Geneva Plaza
senior housing building, Providence Saint John’s will work
with the Santa Monica Fire Department and the property
owner to ensure adequate access to the Geneva Plaza site.
One proposed solution is to install a pedestrian access gate
in the concrete masonry wall located parallel to Broadway on
the southern boundary of the Geneva Plaza site (assessor
parcel number: 4275-007-010). The new pedestrian access
gate would be constructed and installed in accordance with the
standards required by the Santa Monica Fire Department and
would provide fire fighters access to the west and south sides
of the building.
9.A.d
Packet Pg. 534 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN54
LEGEND:
OPTION 1 WATER LINE ROUTING:
OPTION 2 WATER LINE ROUTING:
PROPOSED OPTION 1 LATERAL:
PROPOSED OPTION 2 LATERAL:
W
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASE
CONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
WATER SERVICE
OPTION 2 EXPLANATION
Option 2 for the proposed Providence St. John's Campus consists of the removal of theexisting 12" ACP water line in the north half of 21st Street to accommodate for the proposedsubterranean parking of Building S4. The line will be capped at the extent of the removal. Inaddition to cutting and capping the existing line, a new water main is proposed between S1
and S3 where it will then turn North along the proposed South Campus West Driveway. Theline would connect to the existing main in Santa Monica Blvd. Building S1 and S3 could be
serviced by the proposed main in South Campus West Driveway. Buildings S5 and S2 willconnect to the existing water main in Broadway. Building S4 will connect to the existing watermain in Santa Monica Blvd. The existing residential buildings (not part of PSJ's property)
would connect to the remaining water line in the southern portion of 21st Street.
W
OPTION 1 EXPLANATION
Option 1 for the proposed Providence St. John's Campus consists of removing andreplacing the existing 12" ACP in 21st street and routing the new water line at the
ceiling of the proposed subterranean parking of S4. Buildings S4 and S3 can be
serviced by this line or by the line on Santa Monica Blvd. S1 can be serviced by theexisting line in 21st Street or the existing line in Broadway. Lateral locations aresubject to change.
01-23-2020
W W W W W W W W W
WWWWWWWWWWWWWWWWWW
12" ACP
12" DIP
WWWWOPTION 2WWWWW8" ACP
OPTION 1: REMOVEAND REPLACE 12"
ACP WATER LINE
IN PLACE
OPTION 2: REMOVE12" ACP WATER
LINE
FIGURE III-30: PROPOSED WATER SERVICE PLAN
Note: Location of existing and proposed services are approximate
and are schematic. Please consult asbuilts and survey for more
accurate location information.
OPTION 1:
Option 1 for the proposed Providence St. John’s Campus consists
of removing and replacing the existing 12” ACP in 21st Street and
routing the new water line above or on the ceiling of the proposed
subterranean parking of S4. Development on S4 and S3 can be
potentially serviced by this line or by the line on Santa Monica
Blvd. S1 can be potentially serviced by the existing line in 21st
Street or the existing line in Broadway Avenue. Lateral locations
are subject to change
OPTION 2:
Option 2 for the proposed Providence St. John’s Campus consists
of the removal of the existing 12” ACP water line in the north half
of 21st Street to accommodate for the proposed subterranean
parking of S4. The line will be capped at the extent of the removal.
In addition to cutting and capping the existing line, a new water
main is proposed between S1 and S3 where it will then turn
north along the proposed South Campus West Driveway. The
line would connect to the existing main in Santa Monica Blvd.
S1 and S3 could be serviced by the proposed main in South
Campus West Driveway. Buildings S5 and S2 would potentially
connect to the existing water main in Broadway Avenue. Building
S4 would potentially connect to the existing water main in Santa
Monica Blvd.
LEGEND:
OPTION 1 WATER LINE ROUTING:
OPTION 2 WATER LINE ROUTING:
PROPOSED OPTION 1 LATERAL:
PROPOSED OPTION 2 LATERAL:
W
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASECONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
WATER SERVICE
W W W W W W W W W
WWWWWWWWWWWWWWWWWW
12" ACP
12" DIP
OPTION 2 EXPLANATION
Option 2 for the proposed Providence St. John's Campus consists of the removal of theexisting 12" ACP water line in the north half of 21st Street to accommodate for the proposedsubterranean parking of Building S4. The line will be capped at the extent of the removal. Inaddition to cutting and capping the existing line, a new water main is proposed between S1
and S3 where it will then turn North along the proposed South Campus West Driveway. Theline would connect to the existing main in Santa Monica Blvd. Building S1 and S3 could beserviced by the proposed main in South Campus West Driveway. Buildings S5 and S2 willconnect to the existing water main in Broadway Avenue. Building S4 will connect to theexisting water main in Santa Monica Blvd. The existing residential buildings (not part of PSJ's
property) would connect to the remaining water line in the southern portion of 21st Street.
WWWWOPTION 2
W
OPTION 1 EXPLANATION
Option 1 for the proposed Providence St. John's Campus consists of removing andreplacing the existing 12" ACP in 21st street and routing the new water line at the
ceiling of the proposed subterranean parking of S4. Buildings S4 and S3 can be
serviced by this line or by the line on Santa Monica Blvd. S1 can be serviced by theexisting line in 21st Street or the existing line in Broadway Avenue. Laterallocations are subject to change.WWWWW8" ACP
OPTION 1: REMOVEAND REPLACE 12"
ACP WATER LINEIN PLACE
OPTION 2: REMOVE12" ACP WATERLINE
03-28-2018
FIGURE 25: Water Service
9.A.d
Packet Pg. 535 Attachment: Attachment D Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement
55DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
The project consists of the removal of the existing 18" PVC sewer line in the north half of
21st Street to accommodate for the proposed subterranean parking of Building S4 . Theline will be capped at the extent of the removal. To accept the flow from Building S1 and
S3 a new sewer line is proposed in the proposed 20th Place and South Campus WestDriveway. The line will connect to an existing Manhole in Santa Monica Blvd, run West
along Santa Monica Blvd and turn south along the proposed 20th Place to connect to anexisting 12" VCP in Broadway Avenue. The proposed line is essentially parallel to theexisting 18" PVC line in 21st Street. It is believed that if the existing 18" PVC flowsadequately that the proposed adjacent parallel line in 20th Place should do the same.
During design, it may become infeasible to route the sewage from the south most portionof Building S4 to the North to connect to the existing sewer line in Santa Monica Blvd. If
this becomes the case, a sewer line is proposed to run from the south of S4, along SEDriveway and connect into the existing sewer main in Broadway. Prior to the issuance of
a building permit for Buildings S3, S4, and 2C, additional sewer monitoring will be
required to determine whether additional upgrades are needed. Please see the
Proposed Infrastructure Improvements section beginning on page 4.
01-23-2020
LEGEND:
EXISTING SEWER LINE
PROPOSED RELOCATION OF
SEWER LINE:
POSSIBLE LATERAL LOCATIONS:
SEWER LINE TO BE REMOVED:
POSSIBLE S4 ROUTING:
SS
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASE
CONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
SS
SS
SEWER SERVICE
SS SS SS SS SS SS SS SSSSSS SS
SS SS SS SS SS
SSSSSSSSSSSSSSSSSSSSSSSS
18" PVC
12" VCPSSSS18" PVC
12" VCP
SSSSSSSSSSSS SS SS SS SS
18" PVC
21" VCP
12" VCP
SS
SS SS
Potential need to upgrade portion of 12� VCP.
Please see the Proposed Infrastructure
Improvements section beginning on page 4.
21" VCP
FIGURE III-31: PROPOSED SEWER SERVICE PLAN
SS SS SS SS SS SS SSSS SS SS
The project consists of the removal of the existing 18" PVC sewer line in the north half of
21st Street to accommodate for the proposed subterranean parking of Building S4 . Theline will be capped at the extent of the removal. To accept the flow from Building S1 and
S3 a new sewer line is proposed in the proposed 20th Place and South Campus WestDriveway. The line will connect to an existing Manhole in Santa Monica Blvd, run West
along Santa Monica Blvd and turn south along the proposed 20th Place to connect to anexisting 12" VCP in Broadway Avenue. The proposed line is essentially parallel to theexisting 18" PVC line in 21st Street. It is believed that if the existing 18" PVC flowsadequately that the proposed adjacent parallel line in 20th Place should do the same.
During design, it may become infeasible to route the sewage from the south most portionof Building S4 to the North to connect to the existing sewer line in Santa Monica Blvd. Ifthis becomes the case, a sewer line is proposed to run from the south of S4, along SEDriveway and connect into the existing sewer main in Broadway. Prior to the issuance of
a building permit for Buildings S3, S4, and 2C, additional sewer monitoring will be
required to determine whether additional upgrades are needed. Please see theProposed Infrastructure Improvements section beginning on page 4
04-2019
LEGEND:
EXISTING SEWER LINE
PROPOSED RELOCATION OF
SEWER LINE:
POSSIBLE LATERAL LOCATIONS:
SEWER LINE TO BE REMOVED:
POSSIBLE S4 ROUTING:
SS
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASECONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
SS
SS
SEWER SERVICE
SS SS SS SS SS
SSSSSSSSSSSSSSSSSSSSSSSS
18" PVC
12" VCPSSSS18" PVC
12" VCP
SSSSSSSSSSSS SS SS SS SS
18" PVC
21" VCP
12" VCP
SS
SS
SSSS
21" VCP Potential need to upgrade portion of 12” VCP. Please see the Proposed Infrastructure Improvements section beginning on page 4.
FIGURE 26: Sewer Service
of the SJ Phase II
Sewer Study.
NOTES: Location of existing and proposed services are approximate and are schematic. Please consult asbuilts and survey for more accurate location information.
Implementation of the Master Plan will require the removal of
the existing 18” PVC sewer line in the north half of 21st Street to
accommodate for the proposed subterranean parking of a building
on S4. The line will be capped at the extent of the removal. To
accept the flow from development of S1 and S3 a new sewer line
is proposed in the proposed 20th Place and South Campus West
Driveway. The line will connect to an existing Manhole in Santa
Monica Blvd, run west along Santa Monica Blvd and turn south
along the proposed 20th Place to connect to an existing 12” PVC
in Broadway Avenue. The proposed line would be parallel to the
existing 18” PVC line in 21st Street.
During design, it may become infeasible to route the sewage from
the south most portion of site S4 to the north to connect to the
existing sewer line in Santa Monica Blvd. If this becomes the case,
a private sewer laterial is proposed to run from the south portion of
S4, along SE Driveway and connect into the existing sewer main
in Broadway. Prior to the issuance of a building permit for S3, S4,
and 2C, additional sewer monitoring will be required to determine
whether additional upgrades are needed.
See also Appendix E, Phase II Sewer Study.
Potential need to upgrade portion of 12” VCPPlease see the Proposed Infrastructure improvements section beginning on page 4 of Appendix E.
(PRIVATE)
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PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN56
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PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
A. IMPLEMENTATION PRINCIPLES
This Phase II Master Plan is a long-term redevelopment plan for
future use and expansion of the Campus Property. This Chapter
lays out the order in which development is likely to occur.
Several key principles guide the timing and sequencing of the
various stages:
• Ensure that the existing (Phase I) Main Hospital Building on
the north campus (Howard Keck Diagnostic Center and the
Chan Soon-Shiong Center for Life Sciences) remains fully
operational and accessible during all stages of construction.
• Allow the existing Child & Family Development Center and
Cancer Institute (existing buildings may be demolished as
part of the Phase II development) to remain in continuous
operation until new facilities are constructed and ready
for occupancy.
• Minimize construction impacts to neighboring residents and
businesses, by allowing staging on Providence Saint John’s-
owned properties to the extent reasonably feasible.
• Ensure Providence Saint John’s provides sufficient parking
for its various users throughout implementation of the Plan.
• Ensure sufficient time to raise funds to build each of the
Phase II buildings given evolving healthcare delivery methods
and economic cycles.
B. PHASING PLANS
Two potential alternate phasing plans were studied in detail as part
of the Phase II Master Plan review: Phasing Plan A and Phasing
Plan B. These alternative Phasing Plans are shown in Figures IV-1
and IV-2. In Phasing Plan A, the first Phase II Developments to
move forward would be the Child & Family Development Center
(S1), Multifamily Housing (S2), and West Ambulatory Care &
Research Building (S3). In Phasing Plan B, the West Ambulatory
& Acute Care (2C) building along with the Multifamily Housing
(S2) developments would be the first developments to move
forward. These Phasing Plans demonstrate the incremental
stages of implementation for the infrastructure, open space,
parking, circulation and other improvements associated with the
redevelopment of each Phase II site. If implementation of Phase
II proceeds in an order that differs from the two phasing plans,
the Third Amendment’s Development Review Permit findings
along with the requirements in this Phase II Master Plan ensure
A1
2D/E
East Ambulatory &
Acute Care Building
S4
Education &
Conference
Center and
East Ambulatory
& Research
Building
S5
Visitor Housing
S2
Multifamily Housing
A1
A2
A3 A5
A4
2I
20th Street Medical
Building
2C
West Ambulatory &
Acute Care Building
S3
West Ambulatory
Care & Research
Building
S1
Child & Family
Development Center
FIGURE 22.1: Implementation Stages – Phasing Plan AFIGURE IV-1: IMPLEMENTATION STAGES – PHASING PLAN A
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IV. PHASING PLAN
that infrastructure, open space, parking, circulation and other
improvements necessary to support each Phase II site are provided.
C. SCOPE OF WORK IN EACH STAGE
Chapter III describes the development standards, open space, and
circulation improvements required for implementation of this Master
Plan . The scope of each Phase II Development by stage is illustrated
in Figures IV-1 and IV-2. The following interim modifications to
existing Phase II development sites are required in addition to the
permanent development features discussed in Chapter III.
In Phasing Plan A, Stage A1, as part of the S3 development’s
relocation of the existing traffic signal at Santa Monica Boulevard
and 21st Street to align with the new intersection created by South
Campus West Driveway, a new curb cut on Site 2C will be created
and the West Lot (on Site 2C) will be reconfigured to allow egress
from the Mullin Plaza driveway out to this intersection. The existing
egress driveway from the north campus to Santa Monica Boulevard
aligned with 21st Street will be closed for general vehicular access
and a controlled access mechanism will be installed to permit Fire
Department egress onto Santa Monica Boulevard.
Applicable to both Phasing Plans:
1. The existing buildings located on Site S4, the 10-unit multifamily
housing building at 1417-1423 21st Street and the Cancer
Institute building at 2200 Santa Monica Boulevard, may be
demolished after new facilities are constructed. This land area
may be used for construction staging and interim parking until
construction of the Site S4 development program begins. This
interim condition requires a temporary landscape buffer along
Santa Monica Boulevard as described in Chapter III.
2. As part of the S4 development’s relocation of the existing
traffic signal at Santa Monica Boulevard and 22nd Street/Saint
John’s north campus ingress driveway (Stage A4 or Stage B4),
a new curb cut on Site 2D/E will be created and Lot C (on Site
2D/E) will be reconfigured to allow ingress from Santa Monica
Boulevard onto Mullin Plaza. The ingress egress driveway from
Santa Monica Boulevard at 22nd Street will be closed.
B5
B4
B1
B3
B2
2I
20th Street Medical
Building
2C
West Ambulatory &
Acute Care Building
S3
West Ambulatory
Care & Research
Building
2D/E
East Ambulatory &
Acute Care Building
S4
Education &
Conference
Center and
East Ambulatory
& Research
Building
S5
Visitor Housing
S2
Multifamily Housing
S1
Child & Family
Development Center
B1
FIGURE 22.2: Implementation Stages – Phasing Plan BFIGURE IV-.2: IMPLEMENTATION STAGES – PHASING PLAN B
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PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
PHASING PLAN A I STAGE A1 - Multifamily Replacement Housing Building (S2), Child & Family Development Center (S1),
and West Ambulatory Care & Research Building (S3)
Multifamily Replacement Housing Building (S2)
1. Removal of the existing surface parking on Site S2 (a portion of Lot “H”).
2. Construction of the Multifamily Replacement Housing (S2), including its deed-restricted affordable units.
3. Improvement of Site S2 with open space per Chapter III, Section D.
4. Creation of the Southeast Driveway per Chapter III, Section E including the new crosswalk on the west side of the new intersection of
Southeast Driveway and Broadway. Prior to Site S4 redevelopment, Southeast Driveway may serve as the ingress for surface parking
Lot H and any interim surface parking/construction staging on the S4 site unless the Community Development Director approves
alternative site access.
West Ambulatory Care & Research Building (S3) and Child & Family Development Center (S1)
5. Demolition of the existing MRI buildings located on Site S3.
6. Removal of the existing surface parking located on Sites S1 and S3 (Lots “B” & “I”).
7. Construction of the subterranean parking structure below Sites S1 and S3 with required parking per Chapter III, Section E and
passenger loading per Chapter III, Section H.
8. Construction of the new Child & Family Development Center (S1) with the number of available childcare spaces pursuant to the
Childcare Implementation Plan and the West Ambulatory Care & Research Building (S3).
9. Improvement of Sites S1 and S3 with open space per Chapter III, Section D.
10. Establish the new street called 20th Place per Chapter III, Section E, including on-street passenger loading per Chapter III, Section
H, and the new crosswalk on the east side of the new intersection of 20th Place and Broadway.
11. Creation of the new street called Saint John’s Way per Chapter III, Section E, including on-street commercial loading per Chapter
III, Section H.
12. Vacation of 21st Street. The northern portion of 21st Street will be vacated and improved with interim landscaping that will also allow
public access for pedestrians and cyclists between Broadway and Santa Monica Boulevard (this area will also continue to provide
emergency access). The southern portion of 21st Street will continue to provide access to neighboring residential developments as
well as Lot H per Chapter III, Section E.
13. Creation of a new driveway called South Campus West Driveway per Chapter III, Section E including the separated commercial
loading area per Chapter III, Section H.
14. Implementation of the applicable water and sewer infrastructure requirements per Chapter III, Section J.
15. Relocation of the existing traffic light at the intersection of Santa Monica Boulevard and 21st Street to align with the new intersection
created by the new South Campus West Driveway, including addition of new crosswalks on the west and east sides of the new
intersection of Santa Monica Boulevard and South Campus West Driveway.
16. Closure of the existing egress driveway from the north campus to Santa Monica Boulevard (except for Fire Department access) and
re-routing of this egress through Site 2C (the existing West Lot surface parking) to the new intersection created by the new South
Campus West Driveway.
17. The existing multifamily housing building and Cancer Institute on Site S4 may be demolished in order to provide temporary/interim
construction staging/parking. If the Cancer Institute is demolished during this phase a landscaped buffer shall be planted along
Santa Monica Boulevard, per Chapter III, Section D.2 and as shown on the inset map on this page.
18. Implementation of the applicable Community Benefits per the DA.
*
FIGURE IV-3: PHASING PLAN A - STAGE A1
PHASING PLAN A
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FIGURE IV-4: PHASING PLAN A - STAGE A2 PHASING PLAN A I STAGE A2 - 20th Street Medical Building (2I)
1. Demolition of the existing Child & Family Development Center on Site 2I.
2. Construction of the new 20th Street Medical Building (2I), including its required on-site parking pursuant to Chapter III,
Section F.
3. Implementation of site access improvements pursuant to Chapter III.
4. Implementation of modifications to 20th Street between Santa Monica Boulevard and Arizona Avenue in accordance with
Chapter III, Section E and the Development Review Permit for the new 20th Street Medical Building, if applicable.
5. Implementation of the applicable Community Benefits per the DA.
6. The existing multifamily housing building and Cancer Institute on Site S4 may be demolished in order to provide temporary/
interim construction staging/parking. If the Cancer Institute is demolished during this stage a landscaped buffer shall be
planted along Santa Monica Boulevard, per Chapter III, Section D.2 and as shown on the inset map on this page.
*
PHASING PLAN A
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PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE IV-5: PHASING PLAN A - STAGE A3 PHASING PLAN A I STAGE A3 - West Ambulatory & Acute Care Building (2C)
1. Removal of the existing surface parking lot on Site 2C (the West Parking Lot).
2. Construction of the new West Ambulatory & Acute Care Building (2C), which may include Pedestrian Connections (above
and below-grade) between the new West Ambulatory & Acute Care Building (2C) and the existing Howard Keck Diagnostic
& Treatment Center in accordance as described in Chapter III, Section E.3, and its required on-site parking pursuant to
Section III.F.
3. Implementation of site access improvements, including for Fire Department Access, pursuant to Chapter III, Section K.
4. Implementation of applicable water and sewer infrastructure upgrades in accordance with Chapter III, Section J.
5. Potential construction of a vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking structure
below Site 2C with the subterranean parking beneath the West Ambulatory Care & Research Building (S3) in accordance with
Chapter III, Section E.3.
6. Potential construction of an enclosed pedestrian walkway over Santa Monica Boulevard for patient and medical personnel
use connecting the West Ambulatory & Acute Care Building (2C) to the West Ambulatory Care & Research Building (S3) on
the south campus in accordance with Sections Chapter III, Section E.3.
7. Implementation of the applicable Community Benefits per the DA.
8. The existing multifamily housing building and Cancer Institute on Site S4 may be demolished in order to provide temporary/
interim construction staging/parking. If the Cancer Institute is demolished during this stage a landscaped buffer shall be
planted along Santa Monica Boulevard, per Chapter III, Section D.2 and as shown on the inset map on this page.
*
PHASING PLAN A
*
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FIGURE IV-6: PHASING PLAN A - STAGE A4 PHASING PLAN A I STAGE A4 - Education & Conference Center and East Ambulatory Care & Research Building (S4), Saint
John’s Café, and Visitor Housing (S5)
Education & Conference Center and East Ambulatory Care & Research Building (S4) and Saint John’s Café
1. Removal of the existing surface parking lot located on Sites S4 and S5 (remainder of Lot “H”) and removal of the temporary
interim staging/parking on Site S4.
2. Closure of Schader Drive at Providence Saint John’s property line and installation of a controlled access mechanism to allow
for future Fire Department access in accordance with Chapter III, Section E.
3. Construction of the subterranean parking structure below Sites S4 and S5 with required passenger loading per Chapter III,
Sections F and H and the Development Review Permit for the Education & Conference Center and East Ambulatory Care &
Research Building (S4).
4. Construction of the Education & Conference Center and East Ambulatory Care & Research Building (S4).
5. Improvement of Site S4 with open space, including publicly-accessible open space, per Chapter III, Section D. Open space
includes Saint John’s Square and the Saint John’s Café.
6. Creation of South Campus East Driveway per Chapter III, Section E including its commercial loading area per Chapter III,
Section H.
7. Creation of the Service Access Road per Chapter III, Section E.
8. Implementation of the applicable water and sewer infrastructure requirements per Chapter III, Section J.
9. Implementation of Fire Department Access improvements pursuant to Chapter III, Section K.
10. Relocation of the existing traffic light at the intersection of Santa Monica Boulevard and 22nd Street/Saint John’s north
campus Entry to align with the new intersection created by the new South Campus East Driveway, including addition of
crosswalks on the west and east sides of the new intersection of Santa Monica Boulevard and South Campus East Driveway
per Chapter III, Section E.
11. Closure of the existing ingress driveway from Santa Monica Boulevard to the north campus and re-routing of this ingress
through a portion of Site 2D/E (existing surface parking Lot C) from the new intersection created by the new South Campus
East Driveway.
12. Implementation of the applicable Community Benefits per the DA.
Visitor Housing Building (S5)
13. Construction of the Visitor Accommodations Building (S5).
14. Improvement of Site S5 with open space, including publicly-accessible open space, per Chapter III, Section D. Open space
includes the Sun Garden and South Garden.
15. Improvement of Site S5 with a commercial loading area per Chapter III, Section H.
16. Implementation of the applicable Community Benefits per the DA
PHASING PLAN A
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IV. PHASING PLAN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE IV-7: PHASING PLAN A - STAGE A5 PHASING PLAN A I STAGE A5 - East Ambulatory & Acute Care Building (2D/E) and Mullin Plaza
East Ambulatory & Acute Care Building (2D/E)
1. Demolition of the existing 2221 Santa Monica Boulevard Building (occupied by the Saint John’s Foundation) and surface
parking (parking for the 2221 Santa Monica Boulevard building and Lot “C”).
2. Construction of the East Ambulatory & Acute Care Building (2D/E), which may include Pedestrian Connections (above and
below-grade) between 2D/E and the existing Chan Soon-Shiong Center for Life Sciences in accordance with Chapter III,
Section E.3, and its on-site parking in accordance with Chapter III, Section F, and the Development Review Permit for the East
Ambulatory & Acute Care Building (2D/E).
3. Potential construction of the vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking below
2D/E with the subterranean parking beneath the Education & Conference Center and East Ambulatory Care & Research
Building (S4) per Chapter III, Section E.3.
Mullin Plaza
4. Construction of the redesigned and expanded Mullin Entry Plaza open space in accordance with Chapter III, Section D. The
Mullin Plaza Café may be located in this open space.
5. Implementation of site access improvements pursuant to Chapter III, Sections E and F.
6. Implementation of the applicable Community Benefits per the DA.
PHASING PLAN A
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FIGURE IV-8: PHASING PLAN B - STAGE B1 PHASING PLAN B I STAGE B1 - Multifamily Replacement Housing Building (S2) and West Ambulatory & Acute Care
Building (2C)
Multifamily Replacement Housing Building (S2)
1. Removal of the existing surface parking on Site S2 (a portion of Lot “H”).
2. Construction of the Multifamily Replacement Housing (S2), including its deed-restricted affordable units.
3. Improvement of Site S2 with open space per Chapter III, Section D.
4. Creation of the Southeast Driveway per Chapter III, Section E including the new crosswalk on the west side of the new
intersection of Southeast Driveway and Broadway. Prior to Site S4 redevelopment, Southeast Driveway may serve as the
ingress for surface parking Lot H and any interim surface parking/construction staging on the S4 site unless the Community
Development Director approves alternative site access.
West Ambulatory & Acute Care Building (2C)
5. Removal of the existing surface parking lot on Site 2C (the West Parking Lot).
6. Construction of the new West Ambulatory & Acute Care Building (2C), which may include Pedestrian Connections (above
and below-grade) between the new West Ambulatory & Acute Care Building (2C) and the existing Howard Keck Diagnostic &
Treatment Center in accordance with Chapter III, Section E.3, and required on-site parking pursuant to Chapter III, Section F.
7. Implementation of site access improvements, including for Fire Department Access, pursuant to Chapter III, Section E including
closure of the existing egress driveway from the north campus to Santa Monica Boulevard (except for Fire Department
access) and re-routing of this egress through Site 2C to a new driveway on Site 2C along Santa Monica Boulevard.
8. Relocation of the existing traffic light at the intersection of Santa Monica Boulevard and 21st Street to align with the new
driveway on Site 2C, including adding crosswalks on the west and east sides of this new intersection.
9. Implementation of any applicable water and sewer infrastructure upgrades in accordance with Chapter III, Section J.
10. Implementation of the applicable Community Benefits per the DA.
PHASING PLAN B
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PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE IV-9: PHASING PHASE B - STAGE B2 PHASING PLAN B I STAGE B2 - Child & Family Development Center (S1) and West Ambulatory Care& Research Building (S3)
1. Demolition of the existing MRI buildings located on Site S3.
2. Removal of the existing surface parking located on Sites S1 and S3 (Lots “B” & “I”).
3. Construction of the subterranean parking structure below Sites S1 and S3 with required parking per Chapter III, Section F and
passenger loading per Chapter III, Section H.
4. Construction of the new Child & Family Development Center (S1) with the number of available childcare spaces pursuant to
the Childcare Implementation Plan, and the West Ambulatory Care & Research Building (S3).
5. Improvement of Sites S1 and S3 with open space per Chapter III, Section D.
6. Creation of the new street called 20th Place per Chapter III, Section E, including its on-street passenger loading per Chapter
III, Section H and the new crosswalk on the east side of the new intersection of 20th Place and Broadway.
7. Creation of the new street called Saint John’s Way per Chapter III, Section E including associated on-street commercial
loading per Chapter III, Section H.
8. Vacation of 21st Street. The northern portion of 21st Street will be vacated and improved with interim landscaping that will
also allow public access for pedestrians and cyclists between Broadway and Santa Monica Boulevard (this area will also
continue to provide emergency access). The southern portion of 21st Street will continue to provide access to neighboring
residential developments as well as Lot H per Section Chapter III, Section E.
9. Creation of a new driveway called South Campus West Driveway per Chapter III, Section E including the separated commercial
loading area per Chapter III, Section H.
10. Implementation of the applicable water and sewer infrastructure requirements per Chapter III, Section H.
11. Potential construction of a vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking structure
below Site 2C with the subterranean parking beneath the West Ambulatory Care & Research Building (S3) in accordance with
Chapter III, Section E.3.
12. Potential construction of an enclosed pedestrian walkway over Santa Monica Boulevard for patient and medical personnel
use connecting the West Ambulatory & Acute Care Building (2C) to the West Ambulatory Care & Research Building (S3) on
the south campus in accordance with Chapter III, Section E.3.
13. The existing multifamily housing building and Cancer Institute on Site S4 may be demolished in order to provide temporary/
interim construction staging/parking. If the Cancer Institute is demolished prior to or during this stage a landscaped buffer
shall be planted or maintained along Santa Monica Boulevard, per Chapter III, Section D.2, as shown on the inset map on
this page.
14. Implementation of the applicable Community Benefits per the DA.
*
PHASING PLAN B
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FIGURE IV-10: PHASING PLAN B STAGE B3 PHASING PLAN B I STAGE B3 - 20th Street Medical Building (2I)
1. Demolition of the existing Child & Family Development Center on Site 2I.
2. Construction of the new 20th Street Medical Building (2I), including required on- site parking pursuant to Chapter
III, Section F.
3. Implementation of site access improvements pursuant to Section Chapter III, Section E.
4. Implementation of modifications to 20th Street between Santa Monica Boulevard and Arizona Avenue in accordance
with the options provided in Chapter III, Section E and the Development Review Permit for the new 20th Street
Medical Building, if applicable.
5. Implementation of the applicable Community Benefits per the DA.
6. The existing multifamily housing building and Cancer Institute on Site S4 may be demolished in order to provide temporary/
interim construction staging/parking. If the Cancer Institute is demolished prior to this stage a landscaped buffer shall be
maintained along Santa Monica Boulevard, per Chapter III, Section E.3, as shown on the inset map on this page..
*
PHASING PLAN B
*
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PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
FIGURE IV-11: PHASING PLAN B - STAGE B4 PHASING PLAN B I STAGE B4 - Education & Conference Center and East Ambulatory Care & Research Building (S4), Saint
John’s Café, and Visitor Housing (S5)
Education & Conference Center and East Ambulatory Care & Research Building (S4) and Saint John’s Café
1. Removal of the existing surface parking lot located on Sites S4 and S5 (remainder of Lot “H”) and removal of the temporary
interim staging/parking on Site S4.
2. Closure of Schader Drive at Providence Saint John’s property line and installation of a controlled access mechanism to allow
for future Fire Department access in accordance with Chapter III, Section E.
3. Construction of the subterranean parking structure below Sites S4 and S5 with required passenger loading per Chapter III,
Sections E and H, and the Development Review Permit for the Education & Conference Center and East Ambulatory Care &
Research Building (S4).
4. Construction of the Education & Conference Center and East Ambulatory Care & Research Building (S4).
5. Improvement of Site S4 with open space, including publicly-accessible open space, per Chapter III, Section D. Open space
includes Saint John’s Square and the Saint John’s Café may be located in this open space.
6. Creation of South Campus East Driveway per Section Chapter III, Section E, including the commercial loading area per
Chapter III, Section H.
7. Creation of the Service Access Road per Chapter III, Section E.
8. Implementation of the applicable water and sewer infrastructure requirements per Chapter III, Section J.
9. Implementation of Fire Department Access improvements pursuant to Chapter III, Section K.
10. Relocation of the existing traffic light at the intersection of Santa Monica Boulevard and 22nd Street/Saint John’s north
campus Entry to align with the new intersection created by the new South Campus East Driveway including adding crosswalks
on the west and east sides of the new intersection of Santa Monica Boulevard and South Campus East Driveway.
11. Closure of the existing ingress driveway from Santa Monica Boulevard to the north campus and re-routing of this ingress
through a portion of Site 2D/E (existing surface parking Lot C) from the new intersection created by the new South Campus
East Driveway.
12. Implementation of the applicable Community Benefits per the DA.
Visitor Housing Building (S5)
13. Construction of the Visitor Accommodations Building (S5).
14. Improvement of Site S5 with open space, including publicly-accessible open space, per Chapter III, Section D. Open space
includes the Sun Garden and South Garden.
15. Improvement of Site S5 with a commercial loading area per Chapter III, Section H.
16. Implementation of the applicable Community Benefits per the DA.
PHASING PLAN B
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FIGURE IV-12: PHASING PLAN B - STAGE B5 PHASING PLAN B I STAGE B5 - East Ambulatory & Acute Care Building (2D/E) and Mullin Plaza
East Ambulatory & Acute Care Building (2D/E)
1. Demolition of the existing 2221 Santa Monica Boulevard Building (occupied by the Saint John’s Foundation) and surface
parking (parking for the 2221 Santa Monica Boulevard building and Lot “C”).
2. Construction of the East Ambulatory & Acute Care Building (2D/E), which may include Pedestrian Connections (above and
below-grade) between 2D/E and the existing Chan Soon-Shiong Center for Life Sciences in accordance with Chapter III,
Section E.3, and on-site parking in accordance with Chapter III, Section F and the Development Review Permit for the East
Ambulatory & Acute Care Building (2D/E).
3. Potential construction of the vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking below
2D/E with the subterranean parking beneath the Education & Conference Center and East Ambulatory Care & Research
Building (S4) per Chapter III, Section E.3.
Mullin Plaza
4. Construction of the redesigned and expanded Mullin Entry Plaza open space in accordance with Chapter III, Section D. The
Mullin Plaza Café may be located in this open space.
5. Implementation of site access improvements pursuant to Chapter III, Section E.
6. Implementation of the applicable Community Benefits per the DA.
PHASING PLAN B
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CONSULTANTS
Architects & Urban Planners
Perkins Eastman
5510 Lincoln Blvd., Suite 250
Los Angeles, CA 90094
Associate Architects
Moore Ruble Yudell
933 Pico Blvd.
Santa Monica, CA 90405
Land Use
Harding Larmore Kutcher & Kozal
1250 Sixth Street, Suite 200
Santa Monica, CA 90401
Landscape Architects
Pamela Burton & Company
1430 Olympic Blvd
Santa Monica, CA 90404
Civil/ Structural Engineer
KPFF Consulting Engineers
700 S Flower St #2100,
Los Angeles, CA 90017
Mechanical/Electrical/Plumbing
Buro Happold
800 Wilshire Blvd
Los Angeles, CA 90017
Parking
Walker Parking
606 S. Olive Street, Suite 1100
Los Angeles, CA 90014
Traffic
Linscott Law & Greenspan
20931 Burbank Blvd. Suite C
Woodland Hills, CA 91367
Public Outreach
Eumenides Consulting Inc.
1535 Centinela Avenue
Santa Monica, CA 90404
Laboratory Planning
Strategic Facilities Planning
5 Knoll Vista
Atherton, CA 94027
Materials Management/VT
Lerch Bates
8824 La Roca Avenue
Fountain Valley, CA 92708
Fire/Life Safety
Jensen Hughes
2099 S. State College Blvd. Suite 540
Anaheim, CA 92806
Environmental Graphic Design
SKA Design
900 Palm Avenue
South Pasadena, CA 91030
Acoustics
Newson Brown Acoustics
2001 Wilshire Blvd., Suite 301
Santa Monica, CA 90403
Arborist
Carlberg Associates
2402 California Avenue
Santa Monica, CA 90404
Cost Estimator
Cumming
15015 Avenue of Science, Suite 160
San Diego, CA 92128
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APPENDICES
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72 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
r
EXAMPLES OF BOSPXTAL AND HEALTH CARE USES
Acupuncture and Acupressure Behavioral Heal th Birthing center/Clinic Bone Marrow Transplant Burn Center Cafeteria, Dining Room and Kitchen• Chapel Chemical Dependency Child and Family Development Chiropractic Chronic Dialysis Clinic clinical Research Conference and Meeting Rooms Coroner/Morgue Facilities cybernetics Day Hospital Education and Library Services Emergency Services Gene Infusion Therapy Gift and Souvenir Shop* Hyperbaric Medicine Imaging (Inpatient and outpatient) Inpatient Services Interventional care (Inpatient and outpatient) Laboratory Laundry• Material Treatment and sterilization Neonatal Intensive Care Obstetrical Services
Office (Administrative and Support Services) Optical Shop/Laboratory organ Transplant outpatient surgery Center outpatient Clinic/Service Pediatric Intensive Care Unit Pediatric Inpatient Unit Pharmaceutical Service (Clinical & Research) Primary care Clinic Protheses Proton or other Advanced Radiation Therapy Rehabilitative Health (Inpatient and outpatient) Laboratory Research Respiratory Care Robotics Senior Center senior Day care Specialty Clinic surgery (Inpatient and outpatient) Telemedicine Center Therapy and Therapeutic Services Trauma Care
(*) = Uses which are internally located within a building or structure and primarily service (a) patients utilizing the Hospital/Health Care uses, (b) their visitors, and (c) employees of the Hospital/Health Care uses.
Exhibit "G"
G-1
EXHIBIT "G"
HEALTH-RELATED SERVICES
Health-Related· Services include the following healthrelated services and retail uses:
Pharmacy
Durable Medical Goods
Health Information Store (Books, Tapes, CDs on health nutrition, lifestyle, fitness)
Optical Supplies
Hearing Aids
Alternative Medicines (chiropractor, acupuncture, herbalist, body massage, meditation instruction)
Health Food Store
Organic Produce Market f Juice Shop
Exercise Equipment
Health Insurance Broker
Medical Electronics
Medical Records Service
Exhibit "I"
I-1
EXHIBIT "I"
APPENDIX A APPENDIX B
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APPENDIX C: PARKING STUDY
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APPENDIX D: FIRE & DOMESTIC WATER STUDY
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APPENDIX E: SANITARY SEWER STUDY
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APPENDICES
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72 PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN
r
EXAMPLES OF BOSPXTAL AND HEALTH CARE USES
Acupuncture and Acupressure Behavioral Heal th Birthing center/Clinic Bone Marrow Transplant Burn Center Cafeteria, Dining Room and Kitchen• Chapel Chemical Dependency Child and Family Development Chiropractic Chronic Dialysis Clinic clinical Research Conference and Meeting Rooms Coroner/Morgue Facilities cybernetics Day Hospital Education and Library Services Emergency Services Gene Infusion Therapy Gift and Souvenir Shop* Hyperbaric Medicine Imaging (Inpatient and outpatient) Inpatient Services Interventional care (Inpatient and outpatient) Laboratory Laundry• Material Treatment and sterilization Neonatal Intensive Care Obstetrical Services
Office (Administrative and Support Services) Optical Shop/Laboratory organ Transplant outpatient surgery Center outpatient Clinic/Service Pediatric Intensive Care Unit Pediatric Inpatient Unit Pharmaceutical Service (Clinical & Research) Primary care Clinic Protheses Proton or other Advanced Radiation Therapy Rehabilitative Health (Inpatient and outpatient) Laboratory Research Respiratory Care Robotics Senior Center senior Day care Specialty Clinic surgery (Inpatient and outpatient) Telemedicine Center Therapy and Therapeutic Services Trauma Care
(*) = Uses which are internally located within a building or structure and primarily service (a) patients utilizing the Hospital/Health Care uses, (b) their visitors, and (c) employees of the Hospital/Health Care uses.
Exhibit "G"
G-1
EXHIBIT "G"
HEALTH-RELATED SERVICES
Health-Related· Services include the following healthrelated services and retail uses:
Pharmacy
Durable Medical Goods
Health Information Store (Books, Tapes, CDs on health nutrition, lifestyle, fitness)
Optical Supplies
Hearing Aids
Alternative Medicines (chiropractor, acupuncture, herbalist, body massage, meditation instruction)
Health Food Store
Organic Produce Market f Juice Shop
Exercise Equipment
Health Insurance Broker
Medical Electronics
Medical Records Service
Exhibit "I"
I-1
EXHIBIT "I"
APPENDIX A APPENDIX B
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APPENDIX C: PARKING STUDY
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Parking Demand Study and Operations Plan
PROVIDENCE SAINT JOHN’S PHASE II
Santa Monica, CA
May 6, 2019
Prepared For:
Providence Saint John’s Health Center
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE II
PARKING ANALYSIS & PARKING PLAN
WALKER CONSULTANTS | i
TABLE OF CONTENTS
INTRODUCTION 1
SHARED PARKING ANALYSIS 2
Shared Parking Methodology 2
Shared Parking Analysis 3
Building Program Description 4
Base Parking Ratios 5
Presence Factors 9
Non-Captive Adjustment 12
Drive Ratio Adjustment 13
Parking Demand Analysis Results 17
INTERIM PARKING PLAN 20
Existing Parking 22
Projected Phase II Parking Supply 24
Phasing Plan A 25
Phasing Plan B 33
PARKING OPERATIONS PLAN 42
PHASING PLAN B ALTERNATIVE 1 44
APPENDICES
Appendix A – Time of Day and Month of Year Factors
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE II
PARKING ANALYSIS & PARKING PLAN
WALKER CONSULTANTS | ii
TABLE OF CONTENTS (Continued)
LIST OF TABLES AND FIGURES
Table 1: PSJHC Program – Cumulative Uses by Building .............................................................................................................. 5
Table 2: Base Parking Generation Ratios by Use ......................................................................................................................... 9
Table 3: Non-Captive Adjustment by Use .................................................................................................................................. 13
Table 4: Drive Ratios by Use – Current Conditions .................................................................................................................... 14
Table 5: Drive Ratios by Use – Buildout Conditions ................................................................................................................... 15
Table 6: Reduction to Drive Ratios by Stage .............................................................................................................................. 16
Table 7: Cumulative Parking Demand – Existing and Phase II by Building ................................................................................. 17
Table 8: Program Uses by Stage ............................................................................................................................................... 21
Table 9: PSJHC-Owned and Leased Parking as of December 1, 2017 ........................................................................................ 22
Table 10: Projected Phase II Parking .......................................................................................................................................... 24
Table 11: Parking Supply and Demand Summary at the End of Stage A1 ................................................................................. 27
Table 12: Parking Supply and Demand Summary at the End of Stage A2 ................................................................................. 28
Table 13: Parking Supply and Demand Summary at the End of Stage A3 ................................................................................. 29
Table 14: Parking Supply and Demand Summary at the End of Stage A4 ................................................................................. 30
Table 15: Parking Supply and Demand Summary at the End of Stage A5 ................................................................................. 31
Table 16: Parking Demand and Owned Parking Supply Summary (A) ....................................................................................... 32
Table 17: Parking Supply and Demand Summary at the End of Stage B1.................................................................................. 35
Table 18: Parking Supply and Demand Summary at the End of Stage B2.................................................................................. 36
Table 19: Parking Supply and Demand Summary at the End of Stage B3.................................................................................. 37
Table 20: Parking Supply and Demand Summary at the End of Stage B4.................................................................................. 39
Table 21: Parking Supply and Demand Summary at the End of Stage B5.................................................................................. 40
Table 22: Parking Demand and Owned Parking Supply Summary (B) ....................................................................................... 40
Table 23: User Group(s) and Method of Operation of PSJHC Parking at Completion of Phase II .............................................. 43
Table 24: Phasing Plan B Alternative 1 Program Uses ............................................................................................................... 44
Table 25: Phasing Plan B Alternative 1 Cumulative Parking Demand ........................................................................................ 45
Table 26: Parking Supply and Demand Summary at the End of Stage B1A ............................................................................... 48
Table 27: Parking Supply and Demand Summary at the End of Stage B2A ............................................................................... 49
Table 28: Parking Supply and Demand Summary at the End of Stage B3A ............................................................................... 50
Table 29: Parking Supply and Demand Summary at the End of Stage B4A ............................................................................... 52
Table 30: Parking Supply and Demand Summary at the End of Stage B5A ............................................................................... 53
Table 31: Parking Demand and Owned Parking Supply Summary (Phasing Plan B Alternative 1) ............................................ 53
Figure 1: Steps of a Shared Parking Analysis ............................................................................................................................... 3
Figure 2: Weekday Hourly Recommended Supply in Peak Month at Buildout ......................................................................... 18
Figure 3: Weekday Peak Recommended Supply by Month at Buildout .................................................................................... 19
Figure 4: Map of Providence Saint John’s Health Center Parking Facilities (March 2018) ........................................................ 23
Figure 5: Weekday Hourly Recommended Supply in Peak Month At Buildout (Phasing Plan B Alternative 1) ......................... 45
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Introduction
Section 01
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE II
PARKING SUPPLY AND DEMAND ANALYSIS
WALKER CONSULTANTS | 1
This Parking Study is being submitted in conjunction with Providence Saint John’s Phase II Master Plan. This
study assesses Providence Saint John’s peak parking demand associated with Phase II development and with the
existing Phase I uses and recommends a strategy for Providence Saint John’s to provide sufficient parking supply
to satisfy this demand during Phase II development and upon its completion.
This study relies upon two metrics as starting points for determining parking demand for Providence Saint John’s
various uses, or the Base Parking Generation Ratios. For uses where there is empirical data available based
upon Saint John’s Phase I operations, the Base Parking Generation Ratios are based on this empirical data. For
all other uses, this study uses the 2015 Zoning Ordinance’s parking ratios as the Base Parking Generation Ratios.
After establishing the Base Parking Generation Ratios, this study then projects future parking demand by making
certain adjustments based on shared parking and implementation of Transportation Demand Management.
This study concludes and recommends the following:
1. Providence Saint John’s will be able to satisfy its peak parking demand and construction parking at each
stage of Phase II development under both the potential Phase II implementation scenarios, and the
alternative scenario with 200 spaces under 2I and no parking under S2, through a combination of leased
and owned parking and without increasing Providence Saint John’s reliance on leased parking.
2. Upon full Phase II implementation, Providence Saint John’s will be able to satisfy its peak parking
demand with owned parking and will no longer need to lease parking.
3. We recommend that Providence Saint John’s construct four levels of subterranean parking on the first
two Phase II development sites (except for the 10-unit Multifamily Housing (S2) building site) and three
to four levels of subterranean parking on the third Phase II development site. This will allow Providence
Saint John’s to significantly improve its ratio of owned parking supply to peak parking demand by the
end of the third stage from the current 76% to 84%-96%.
4. We recommend that the amount of parking to be developed in the last two stages of Phase II
implementation be established closer in time to the last two stages being constructed based on an
update of this study. Modes of transportation and the need for auto parking will very likely change
during Phase II’s 20-25-year implementation. More empirical data with respect to Providence Saint
John’s parking demand will become available as Phase II development is open and occupied. In
addition, updated information about how the Phase II parking locations are being used (which user
groups) and operated (valet/attendant or self park) will be available. Establishing the parking to be
developed in the last two stages of Phase II implementation closer in time to these stages being
constructed will allow Providence Saint John’s and the City to “right-size” the parking.
5. So long as Providence Saint John’s continues to rely upon leased parking to meet its peak parking
demand, we recommend that Providence Saint John’s continue to prepare annual Parking Management
Plan reports documenting its owned and leased parking supply, its parking demand by user group, the
user groups parking at each parking location, and the operations (valet, attendant, self-park) at each
parking location. This will provide an important annual check-in to revisit the appropriate amount of
leased parking during Phase II implementation, the appropriate buffer of spaces that should be
provided, and whether changes to the use and/or operations of the parking supply (such as
redistribution of user groups) are prudent.
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Shared Parking Analysis
Section 02
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE II
PARKING SUPPLY AND DEMAND ANALYSIS
WALKER CONSULTANTS | 2
SHARED PARKING METHODOLOGY
For the analysis herein, Walker employed a shared parking model to assess projected demand. Shared parking
methodology was developed in the 1980s and has been a widely-accepted industry standard for rightsizing
parking facilities over the past 30+ years. Adopted by cities throughout the U.S., and codified in zoning
ordinances as an acceptable practice, shared parking is endorsed by the ULI, the American Planning Association
(APA), the National Parking Association (NPA), and International Council of Shopping Centers (ICSC), as an
acceptable method of parking planning and management.
Shared parking allows for the sharing of parking spaces among uses in a mixed-use environment in lieu of providing
a minimum number of parking spaces for each individual use. Shared parking commonly results in a reduction of
required parking spaces. This reduction, which is sometimes significant, depends on the quantities and mix of
uses and local code requirements.
Shared Parking is defined as the ability to use the same parking resource by multiple nearby or adjacent land uses
without encroachment. Shared parking takes into account the parking demand for more than 45 different land
uses; the availability and use of alternative modes of transportation; captive market effects1; and daily, hourly,
and seasonal variations.
A shared parking model generates 456 parking computations as follows:
• 19 hours during a day, beginning at 6 a.m. and concluding at 1 a.m.
• 2 days per week, a weekday and a weekend day
• 12 months of the year
• 19 x 2 x 12 = 456 different calculations
The recommended parking capacity is based on the highest figure generated from these 456 computations.
Therefore, the intent is to design for the 85th percentile level of parking demand relative to similar properties,
with the output of the shared parking model reflecting this condition. Planning for the 85th percentile demand
allows for efficient use of parking assets and allows for users of the parking system to be able to easily locate a
parking space on all but the busiest days of the year. On the busiest days, users may have to hunt for a parking
space, but would still be able to find a space due to the parking supply buffer provided.
The following graphic provides an illustrative view of the steps involved in the shared parking analysis. This graphic
is used within this document to help the reader understand the shared parking process and to also assist in
communicating the steps of the analysis that is being described within this report. The Shared Parking Analysis
section of this report follows this graphic in consecutive order, moving from left to right, and in subsequent report
1 Recognition of a user group already on site for another primary purpose and not generating incremental parking demand
for an accessory use. For example, a sandwich shop located in an office tower generates very little, if any, outside parking
demand. Since the parking demand for the office tower tenants has already been accounted for, to avoid double counting,
a non-captive adjustment factor is applied to the parking demand calculation for the sandwich shop. In this extreme
example, the non-captive ratio may be 0 percent.
SHARED PARKING ANALYSIS
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE II
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WALKER CONSULTANTS | 3
sections, the gray highlighted section of the graphic (note: all sections are highlighted in Figure 1) designates the
step that is being described.
Figure 1: Steps of a Shared Parking Analysis
Land Use Units
(Number of
rooms, square
footage, etc.)
X
Base Parking
Generation
Ratios
X Monthly
Factor X Hourly
Factor X
Non-
Captive
Ratio
X Driving
Ratio = TOTAL
Source: Walker Consultants
The key goal of a shared parking analysis is to find the balance between providing adequate parking to support a
development from a commercial and operational standpoint and protect the interests of neighboring property
owners, while minimizing the negative aspects of excessive land area or resources devoted to parking. The
ultimate goal of a shared parking analysis is to find reasonably predictable design day condition. The output of
the shared parking model represents an 85th percentile condition relative to similar properties.
Allowing multiple land uses and entities to share parking spaces has allowed for and led to the creation of many
popular real estate developments and districts, resulting in the combination of office, residential, retail, hotel,
and entertainment districts that rely heavily on shared parking for economic viability while providing parking
accommodations to meet the actual demand generated by the development. Traditional downtowns in large
and small cities alike have depended on the practice in order to be compact, walkable, and economically viable.
In the same way, mixed-use projects have also benefited from the shared-parking principle, which offers
multiple benefits to a community, not the least of which is a lesser environmental impact due to the reduction in
required parking needed to serve commercial developments, as well as the ability to create a more desirable
mix of uses at one location, all the while ensuring that parking supply is designed for the 85th percentile
condition relative to similar properties.
We believe shared parking is an appropriate methodology for the PSJHC campus as there will be users who visit
multiple uses during their parking stay (e.g. employees visiting neighborhood-serving retail, employees using the
education and conference center, persons staying at the visitor housing using the other PSJHC campus uses) and
there are uses with different periods of peak demand.
SHARED PARKING ANALYSIS
To begin a shared parking analysis, we first start with the type and quantity of land use to be analyzed. The City
of Santa Monica generally bases its parking requirements on “Floor Area” as defined in Santa Monica Municipal
Code Section 9.04.080.
In accordance with accepted shared-use methodology, this section of the report documents the steps taken to
appropriately determine a recommended parking capacity for Providence Saint John’s. In this report, base parking
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PARKING SUPPLY AND DEMAND ANALYSIS
WALKER CONSULTANTS | 4
generation ratios, are derived from (i) existing empirical data for the Hospital/Health Care – Inpatient/Clinic, CFDC
and Medical Research Uses and (ii) the parking requirements in the City of Santa Monica’s 2015 Zoning Ordinance.
The Base Parking Generation Ratios are multiplied by the Project’s land use quantities, yielding a product which is
then adjusted by multiplying by hourly and monthly factors for each of the Project’s respective land uses. These
are called “presence factors”. Two final adjustments are made to the Base Parking Generation Ratios. One
adjustment discounts the demand to account for local transportation modal split characteristics, recognizing that
not everyone drives an automobile for every trip, and a second adjustment is made to avoid double counting
people who are on-site for more than one reason and are therefore not creating additive parking demand. These
last two calculations are referred to as the “driving ratio” and “non-captive” adjustments. The balance of this
section of the report documents the math that underlies this analysis, following the steps listed below.
List of Shared Parking Steps Page
Step 1: Identification and Quantification of Project Land Use Components 4
Step 2: Application of Base Parking Generation Ratios 5
Step 3: Application of Presence Factors9
Step 4: Application of Non-Captive Adjustment 12
Step 5: Application of Driving Ratio 13
LAND USE UNITS: BUILDING PROGRAM DESCRIPTION
Step 1: Identification and Quantification of Project Land Use Components
Land Use Units
(Number of
rooms, square
footage, etc.)
X
Base Parking
Generation
Ratio
X Monthly
Factor X Hourly
Factor X
Non-
Captive
Ratio
X Driving
Ratio = TOTAL
Source: Walker Consultants
The following table details the uses, shown on a cumulative basis by building. Existing uses consist of the PSJHC
Phase I Hospital/Health Care – Inpatient/Clinic, totaling 475,000 square feet, the John Wayne Cancer Institute
(JWCI) totaling 51,055 square feet (assumed occupancy of 30,000 square feet of space), the Child and Family
Development Center with 6,262 square feet of Daycare use and 28,308 square feet of mental/behavioral health
programs, 2,675 square feet of MRI buildings, and a 10,800-square foot commercial building occupied by the
Saint John’s foundation. There is also an existing, vacant, 10-unit apartment building on the South Campus.
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE II
PARKING SUPPLY AND DEMAND ANALYSIS
WALKER CONSULTANTS | 5
Table 1: PSJHC Program – Cumulative Uses by Building
Source: Perkins Eastman; MRY Architects
BASE PARKING GENERATION RATIOS
Simply put, the base parking demand ratios represent how many spaces should be supplied to each use if the
spaces are unshared.
Step 2: Application of Base Parking Generation Ratios
Land Use Units
(Number of
rooms, square
footage, etc.)
X
Base Parking
Generation
Ratio
X Monthly
Factor X Hourly
Factor X
Non-
Captive
Ratio
X Driving
Ratio = TOTAL
Source: Walker Consultants
We have detailed assumptions we used in our Base Parking Generation Ratios below and summarized them in
Table 2. In general, we used empirical data for the existing Hospital/Health Care – Inpatient/Clinic, CFDC and the
research uses because those uses already exist at PSJHC, and we have empirical data for those uses. For Phase II
uses where empirical data was not available, we utilized the City’s current parking ratios (last updated in 2015).
The ratios shown are for weekdays, as demand at PSJHC peaks on weekdays.
Use Existing1 S2 S1 S3 2I 2C S44 S5 2D/E5 Unit of Measure
Health-Related Services/Neighborhood Commercial 0 0 0 0 4,500 10,000 18,200 18,200 21,200 SF/Floor Area
Restaurant/Coffee Shop 0 800 800 5,800 5,800 5,800 8,500 8,500 10,000 SF/Floor Area
Phase I2 477,675 475,000 475,000 475,000 475,000 475,000 475,000 475,000 475,000 SF/Floor Area
Phase II Inpatient/Clinic 0 0 0 0 0 112,000 112,000 112,000 187,500 SF/Floor Area
Phase II Ambulatory Care/Clinic 0 0 0 59,000 59,000 59,000 159,700 159,700 159,700 SF/Floor Area
Health and Wellness 0 0 0 0 0 0 28,300 28,300 28,300 SF/Floor Area
Medical Research Facilities 51,055 51,055 51,055 59,000 59,000 59,000 59,000 59,000 59,000 SF/Floor Area
Medical Office Building 0 0 0 0 50,000 50,000 50,000 50,000 50,000 SF/Floor Area
Education and Conference Center 0 0 0 0 0 0
8,650
51,350
8,650
51,350
8,650
51,350
SF/Floor Area -Assembly
SF/Fllor Area - Non-Assembly
Day Care 6,362 6,362 9,000 9,000 9,000 9,000 9,000 9,000 9,000 SF/Floor Area
Child and Family Development Center 28,308 28,308 25,500 25,500 25,500 25,500 25,500 25,500 25,500 SF/Floor Area
Visitor Housing 0 0 0 0 0 0 0 34 34 Units
Two-Bedroom (Market Rate)0 8 8 8 8 8 8 8 8 Units
Two-Bedroom (Affordable)0 2 2 2 2 2 2 2 2 Units
1 = the existing 10,080 square foot commercial building occupied by the Foundation is not included in existing demand since it has its own parking supply that is not operated as part of the overall Health Center parking supply
2 = includes both 475,000 sf for Keck and CSS and 2,675 sf for existing MRI buildings on the South Campus
3 = the existing 10-unit multi-family building is not included in existing parking demand because it is vacant
4 = S4 includes Saint John's Café
5 = 2D/E includes Mullin Plaza Café
Cumulative Total
Replacement Multi-Family Housing3
Hospital/Health Care
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE II
PARKING SUPPLY AND DEMAND ANALYSIS
WALKER CONSULTANTS | 6
Walker prepared a Parking Management Plan (PMP) Update, dated February 26, 2018, for PSJHC which included
parking occupancy counts. In the PMP Update, we projected design day parking demand, based on empirical
data, applied to the peak day for all existing uses (Howard Keck Diagnostic Center, Chan Soon-Shiong Center for
Life Science, John Wayne Cancer Institute, and the Child and Family Development Center) to be 990 spaces. We
utilized this figure to establish the base parking ratios for Hospital/Health Care – Inpatient/Clinic, CFDC and
Medical Research Facilities uses.
With 535,983+ square feet of existing uses (475,000 square feet of Hospital/Health Care – Inpatient/Clinic, 2,675
square feet of MRI buildings, 30,000 occupied square feet in the JWCI building [out of 51,055 gross square feet]
and the 28,308-square foot CFDC), the parking demand ratio is 1.85 per 1,000 square feet or one space per 541
square feet. Based on our occupancy count results, we estimate that approximately 26% of parking demand is
attributed to visitors/patients while the remaining 74% is employees. We utilized these figures to establish base
parking ratios for Hospital/Health Care – Inpatient/Clinic, Medical Research, and Child and Family Development
Center uses.
Child and Family Development Center. For the Child and Family Development Center use (25,500 sf located
within the Child and Family Development Center S1 building), we modeled based on estimated peak demand at
existing PSJHC Phase I facilities (Howard Keck Diagnostic Center, Chan Soon-Shiong Center for Life Sciences, the
CFDC and MRI buildings). The Child and Family Development Center use is defined to “include mental health,
educational and outreach facilities and services to children and families.” (DA Section 3.3.1(d).) The DA further
provides that the Child and Family Development Center includes clinical space, ancillary meeting rooms, and
administrative offices for health care professionals and employees working at the Child & Family Development
Center.
Health-Related Services/Neighborhood Commercial. The base ratio for the Health-Related Services/
Neighborhood Commercial use was modeled on the retail parking requirement in the 2015 Zoning Ordinance
Update. The Health-Related Services use and Neighborhood Commercial use were assumed to have the same
parking demand ratio, as they both would include retail/commercial uses that either target patients, employees
and visitors of the campus or nearby residents and employees.
• Per DA Section 3.3.1(h), Health-Related Services are defined to “consist exclusively of health-related
services and retail uses designed to serve inpatients and outpatients on the Campus Property, persons
working on the Campus Property and visitors to other facilities or services on the Campus Property.” DA
Exhibit “I” indicates that Health-Related Services include pharmacy, durable medical goods, health
information store, alternative medicines, health food store, juice shop, medical records service, as well
as other similar uses.
• Per DA Section 3.3.1(n), Neighborhood Commercial uses consist of “commercial uses that provide
convenience goods and services for which people generally do not comparison shop, that are bought
fairly frequently and that cater to the daily needs of nearby residents, and are permitted uses in the C2
Zoning District” as of the DA’s effective date. These uses include cleaners, general and specialized retail
uses, and restaurants of 50 seats or less at which no alcohol is served or consumed.
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WALKER CONSULTANTS | 7
Hospital/Health Care – Inpatient/Clinic. For the Hospital/Health Care – Inpatient/Clinic (Phase I and Phase II),
we modeled base parking demand using estimated peak demand at existing PSJHC Phase I facilities (Howard
Keck Diagnostic Center, Chan Soon-Shiong Center for Life Sciences, John Wayne Cancer Institute, the CFDC and
MRI buildings) as described above.
Health and Wellness. For the Health and Wellness use, we modeled base parking demand using the clinic
parking requirement in the 2015 Zoning Ordinance Update. The DA defines the Health and Wellness Center use
as “a facility that focuses on lifestyle management for individuals through the prevention of illness and
promotion of wellness.” (DA Section 3.3.1(g).) The DA indicates that integral elements of the Health and
Wellness Center use are “programs and facilities for exercise, nutrition, physical therapy and rehabilitation,
cardiac rehabilitation and related prevention-oriented and rehabilitative services.”
Hospital/Health Care – Ambulatory/Clinic. For the Hospital/Health Care – Ambulatory/Clinic use, we modeled
base parking demand using the clinic parking requirement in the 2015 Zoning Ordinance Update.
Medical Office Building. For the medical office building use, we modeled base parking demand using the
medical office parking requirement in the 2015 Zoning Ordinance Update.
Medical Research Facilities. For the medical research facilities use, we modeled base parking demand using
estimated peak demand at the existing John Wayne Cancer Institute.
Education and Conference Center. For the Education and Conference Center use, we modeled base parking
demand using the 2015 Zoning Ordinance Update’s convention/conference center parking requirement for the
assembly area (8,650 square feet) and the general office requirement for the remaining 51,350 square feet
which consists of smaller education/conference rooms and administrative space. Although much of these 51,350
square feet are for internal use and may not have independent parking demand, to be conservative it has been
studied utilizing general office rates. The Education and Conference Center use includes facilities for “(i)
meetings, conferences, seminars, workshops and education and training sessions for health care professionals,
(ii) lectures, seminars, meetings and programs for the general community on health care-related issues, (iii)
advanced telecommunication technologies to provide communication linkages between the Campus Property
and other health care facilities and educational institutions, (iv) broadcast facilities design to disseminate
medical and health care information to health care professionals and the general public, (v) meetings of non-
profit community-based organizations, and (vi) meetings of ground and organizations related to Saint John’s,
such as the Board of Trustees of the Saint John’s Health Center Foundation, the Irene Dunne Guild, and
employees of Saint John’s and affiliated entities.” (DA Section 3.3.1(f).) The DA further provides that the
Education and Conference Center may include classrooms, auditoriums, meeting rooms, reference libraries,
broadcast facilities and administrative offices for health care professionals and employees working at the
Education and Conference Center. The DA prohibits the Education and Conference Center from being utilized
for trade and consumer shows or exhibitions, or industry or business meetings, that are unrelated to health
care.
Day Care. For the Day Care use (9,000 sf within the Child and Family Development Center S1 building), we
modeled base parking demand using the child care and early education facilities parking requirement in the
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2015 Zoning Ordinance Update. Day Care is defined to “consist of day care, child care or pre-school nursery
services.” (DA Section 3.3.1(e).) While the planned daycare facility is 9,000 square feet, the parking demand
associated with the existing 6,300 square foot facility is already included in the Existing total; therefore, in this
analysis, only the incremental increase in daycare square footage was analyzed as a new land use.
Visitor Housing. For the Visitor Housing use, we modeled base parking demand using the hotel/motel parking
requirement in the 2015 Zoning Ordinance Update. Visitor Housing is defined as “overnight visitor
accommodations provided for occupancy exclusively by (i) inpatients and outpatients of other facilities located
on the Campus Property and their family members, (ii) visiting health care professionals to the Campus Property
and (iii) participants in health care conferences and seminars located on the Campus Property.” (DA Section
3.3.1(s).) The DA specifically prohibits the units from being marketed or available to the general public.
Replacement Multi-Family Residential. For the Replacement Multi-Family Residential use, we modeled base
parking demand using the 2015 Zoning Ordinance Update’s parking requirements for Multi-Family Residential
for the eight market-rate and the 2015 Zoning Ordinance Update’s parking requirements for Multi-Family
Housing Deed-Restricted for Occupancy by Low and Moderate-Income Households for the two affordable units.
Restaurant/Café/Coffee Shops. For the restaurant/café space, we modeled base parking demand using the
2015 Zoning Ordinance Update’s parking requirements. The 2015 Zoning Ordinance Update’s parking
requirements for restaurants of less than 2,500 sf was applied to a total of 5,000 sf of restaurant space (800 sf at
S2, 1,800 sf in S4, 900sf in Saint John’s Café, and 1,500 sf in Mullin Plaza café). The 2015 Zoning Ordinance
Update’s parking requirements for restaurants of 2,500-5,000 sf was applied to the remaining 5,000 square feet
of restaurant/café space (in S3).
The following table documents the base parking generation rates employed in this analysis, which are generally
either from empirical data (for existing uses) or from the 2015 Zoning Ordinance Update.
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Table 2: Base Parking Generation Ratios by Use
Source: Walker Consultants
PRESENCE FACTORS
After the Project’s land uses have been quantified and Base Parking Generation Ratios have been applied to these
land use quantities, adjustments are made to account for parking demand variability by hour of day and month of
year. This is referred to as a “presence” adjustment.
Step 3: Application of Presence Factors
Land Use Units
(Number of
rooms, square
footage, etc.)
X
Base Parking
Generation
Ratios
X Monthly
Factor X Hourly
Factor X
Non-
Captive
Ratio
X Driving
Ratio = TOTAL
Source: Walker Consultants
Presence is expressed as a percentage of peak potential demand modified for both time of day and month of the
year. The fact that parking demand for each component may peak at different times generally means that fewer
parking spaces are needed for the project than would be required if each component were a freestanding
development.
Use Parking Ratio Parking Ratio Details
Health-Related Services/Neighborhood Comm.1.0 per 300 SF Per City Requirements in 2015 ZO Update
Restaurant/Coffee Shop 1.0 per 300 SF (under <2,500 SF)
1.0 per 200 SF (2,500-5,000 SF)Per City Requirements in 2015 ZO Update
Hospital/Health Care - Phase I 1.0 per 541 SF Per 2018 PMP data
Hospital/Health Care - Inpatient/Clinic 1.0 per 541 SF Per 2018 PMP data
Hospital/Health Care - Ambulatory/Clinic 1.0 per 250 SF Per City Requirements in 2015 ZO Update
Health and Wellness 1.0 per 250 SF Per City Requirements in 2015 ZO Update
Medical Research Facilities 1.0 per 541 SF Per 2018 PMP data
Medical Office Building 1.0 per 250 SF Per City Requirements in 2015 ZO Update
Education and Conference Center 1.0 per 80 SF Assembly Area
1.0 per 300 SF Office Space Per City Requirements in 2015 ZO Update
Day Care 1.0 per 500 SF Per City Requirements in 2015 ZO Update
Child and Family Development Center 1.0 per 541 SF Per 2018 PMP data
Visitor Housing 1.0 per unit Per City Requirements in 2015 ZO Update
Replacement Multi-Family Residential
Two-Bedroom (Market Rate)
Two-Bedroom (Affordable)
2.2 per unit
1.0 per unit
Per City Requirements in 2015 ZO Update
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TIME OF DAY
Appendix A contains tables illustrating presence factors for visitors/patients/guests and employees/residents by
time of day on a weekday. Many uses peak in the late morning into early afternoon. Details follow below. Time
of day factors for several uses, including health related services (retail), restaurant/coffee shop, residential, and
research were based on data contained in Parking Generation (Fourth Edition. Washington DC: Institute of
Transportation Engineers, 2010). Time of day factors for Medical Office Building are based on data collected by
Walker staff, and have been used for the MOB, Health and Wellness, and Hospital/Health Care –
Ambulatory/Clinic. Time of Day factors for the Education and Conference Center are based on the Office time of
day factors developed by Walker team members over the years.
Visitor/Patient/Guest
• Child and Family Development Center use: near peak at 8:00 AM, at peak from 10:00 AM until 4:00 PM
after which it declines gradually until 7:00 PM at which it declines significantly
• Health-Related Services/Neighborhood Commercial: builds to a peak in the late morning and remains at
peak until the 6:00 PM hour when it starts to gradually decline
• Hospital/Health Care – Inpatient/Clinic: builds to a peak at noon and then gradually declines from 3:00
PM until 7:00 PM after which point it declines significantly
• Health and Wellness: near peak at 8:00 AM, at peak from 10:00 AM until 4:00 PM after which it declines
gradually until 7:00 PM at which it declines significantly
• Hospital/Health Care – Ambulatory/Clinic: near peak at 8:00 AM, at peak from 10:00 AM until 4:00 PM
after which it declines gradually until 7:00 PM after which it declines significantly
• Restaurant/Coffee Shop: peaks at lunchtime
• Medical Research Facilities: peaks at 10:00 AM and 2:00 PM with more limited activity during other
times
• Medical Office Building: at peak or near peak from 8:00 AM to 4:00 PM with a dip at lunchtime
• Education and Conference Center: conservatively assumed to peak from 9:00 AM to 10:00 PM
• Day Care: peaks at 8:00 AM and 5:00 PM with near peaks in adjacent hours
• Visitor Housing: peaks in evening and early morning hours with minimal decline from peak during the
day as guests may be staying on-site (with their vehicles parked) during the day
• Replacement Multi-Family Residential: peaks from 7:00 PM to 11:00 PM as these are primary hours that
guests would be expected
Employee/Resident
• Child and Family Development Center use: at peak from 9:00 AM until 5:00 PM after which it declines
rapidly.
• Health-Related Services/Neighborhood Commercial: builds to a peak by 11:00 AM and remains at peak
until the 6:00 PM hour when it starts to gradually decline
• Hospital /Health Care – Inpatient/Clinic: builds to a peak at 10:00 AM and maintains this until about 4:00
PM when it begins to gradually decline through the evening
• Health and Wellness: at peak from 9:00 AM until 5:00 PM after which it declines significantly
• Hospital/Health Care – Ambulatory/Clinic: at peak from 9:00 AM until 5:00 PM after which it declines
significantly
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• Restaurant/Coffee Shop: peaks at lunchtime
• Medical Research Facilities: at or near peak from 9:00 AM until 5:00 PM and gradually declines during
evening
• Medical Office Building: at or near peak from 9:00 AM until 5:00 PM and gradually declines during
evening
• Education and Conference Center: conservatively assumed to peak from 9:00 AM to 6:00 PM and
gradually declines in the evening
• Day Care: peaks from 9:00 AM until 6:00 PM and then quickly declines in the evening
• Visitor Housing: at or near peak from 8:00 AM to 5:00 PM after which there are declines through the
evening
• Replacement Multi-Family Residential: peaks from 7:00 PM to early morning with some decline during
daytime, although not significant as residents may leave their vehicles at home during daytime hours.
TIME OF YEAR
Tables in Appendix A illustrate presence factors for visitors/patients/guests and employees/residents by time of
year. Many uses peak in the first half of the year. Monthly factors for the CFDC and Hospital/Health Care uses is
based on hospital activity data provided by PSJHC. Monthly factors for Medical Office Building are based on
data collected by Walker staff, and have been used for the MOB and Health and uses. Monthly factors for the
Education and Conference Center are based on the Office time of day factors developed by Walker team
members over the years.
Visitor/Patient/Guest
• Child and Family Development Center use: near or at peak throughout the year
• Health-Related Services/Neighborhood Commercial: near or at peak most of the year with only slight
declines from peak in August and October
• Hospital/Health Care – Inpatient/Clinic: near or at peak throughout the year
• Health and Wellness: near or at peak most of the year
• Hospital/Health Care – Ambulatory/Clinic: near or at peak throughout the year
• Restaurant/Coffee Shops: peaks during the summer and December
• Medical Research Facilities: at peak throughout year except slight declines in July and August
• Medical Office Building: at peak throughout year except slight declines in July and August
• Education and Conference Center: at peak throughout year except slight declines in July and August
• Day Care: at peak throughout year except slight declines in July and August
• Visitor Housing: at peak throughout year except slight declines in July and August
• Replacement Multi-Family Residential: at peak throughout year except slight declines in July and August
Employee/Resident
• Child and Family Development Center use: near or at peak throughout the year
• Health-Related Services/Neighborhood Commercial: near or at peak throughout the year
• Hospital/Health Care – Inpatient/Clinic: at peak throughout year except slight declines in July and August
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• Health and Wellness: near or at peak most of the year with only slight declines from peak in July and
August
• Hospital/Health Care – Ambulatory/Clinic: near or at peak throughout the year
• Restaurant/Coffee Shops: peaks during the summer and December
• Medical Research Facilities: at peak throughout year except slight declines in July and August
• Medical Office Building: at peak throughout year except slight declines in July and August
• Education and Conference Center: at peak throughout year except slight declines in July and August
• Day Care: at peak throughout year except slight declines in July and August
• Visitor Housing: at peak throughout year
• Replacement Multi-Family Residential: at peak throughout year except slight declines in July and August
NON-CAPTIVE ADJUSTMENT RATIO
A shared parking analysis recognizes that people often visit two or more land uses housed within the same
development site, without increasing their on-site parking use. A non-captive ratio allows for an adjustment to
the parking needs analysis by taking into account the portion of on-site visitors who are already accounted for as
caregivers and as visitors who will go to other uses, and are therefore not creating additional parking demand.
Non-captive ratios can vary from one property to the next and from one function to the next within the same
property. Typically, a reduction ranging from 20 to 80 percent has been used by parking and transportation
professionals to fine tune the parking requirements for mixed-use projects with primary attractors and secondary
attractors.
Step 4: Application of Non-Captive Adjustment
Land Use Units
(Number of
rooms, square
footage, etc.)
X
Base Parking
Generation
Ratios
X Monthly
Factor X Hourly
Factor X
Non-
Captive
Ratio
X Driving
Ratio = TOTAL
Source: Walker Consultants
Table 3 details our assumptions regarding non-captive adjustment during weekday daytime. Due to the similar
peak hours for many of the uses and for the sake of being conservative, we have assumed limited sharing of
parking for the various uses. We have assumed opportunities are available for Health-Related Services (Retail) and
the proposed restaurant/coffee shop spaces, where visitors/patients and employees who are already parked may
visit a Health-Related business or restaurant/coffee shop, the Education and Conference Center, where the
majority of weekday daytime attendees will be employees already on site, the day care facility, where existing use
data suggest a majority of the facility’s customers are employees at PSJHC, and visitor housing where the purpose
of the housing is to stay near to an inpatient at PSJHC, or for someone receiving long-term treatment at PSJHC.
While Providence Saint John’s anticipates that there will be patients/visitors that visit more than one health
care/medical use while parked at PSJHC (e.g. “Hospital/Health Care – Ambulatory/Clinic, Hospital/Health Care –
Inpatient/Clinic, Medical Office Building, and Medical Research) and employees/doctors that visit more than one
health care/medical use while parked at PSJHC, we have not applied non-captive adjustments to these uses in
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order to be conservative, except for Health and Wellness under the assumption that some patients will have both
a doctor’s appointment and rehab appointment back to back. The specific non-captive adjustments shown in Table
3 are based on Walker’s judgement and understanding of each uses’ function and operation as well as input
provided by PSJHC.
Table 3: Non-Captive Adjustment by Use
Source: Walker Consultants
DRIVING RATIO ADJUSTMENT
A driving ratio adjustment is the percentage of patrons and employees that are projected to drive to the site in a
personal vehicle, expressed as a ratio.
Step 5: Application of Driving Ratio
Land Use Units
(Number of
rooms, square
footage, etc.)
X
Base Parking
Generation
Ratios
X Monthly
Factor X Hourly
Factor X
Non-
Captive
Ratio
X Driving
Ratio = TOTAL
Source: Walker Consultants
Table 4 illustrates the drive ratios selected for weekday daytime periods, the period of expected peak demand at
PSJHC. These drive ratios are applied to the Base Parking Generation Ratios. We assume that visitor housing
may not be fully occupied and/or not all guests will be driving to PSJHC, which is why that specific use has a drive
ratio less than 100%. For all other uses, the 100% drive ratio represents current baseline conditions.
Use Visitor/Resident Employee
Health-Related Services/Neighborhood Comm.20%100%
Restaurant/Coffee Shop 20%100%
Hospital/Health Care - Inpatient/Clinic 100%100%
Hospital/Health Care - Ambulatory/Clinic 100%100%
Health and Wellness 75%100%
Child and Family Development Center 100%100%
Medical Research Facilities 100%100%
Medical Office Building 100%100%
Education and Conference Center 25%25%
Day Care 50%100%
Visitor Housing 50%100%
Replacement Multi-Family Residential 100%n/a
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WALKER CONSULTANTS | 14
Table 4: Drive Ratios by Use – Current Conditions
Source: Walker Consultants
REDUCTION TO DRIVE RATIOS OVER TIME
We have assumed that improved alternative modes of transportation, including opening of new Light Rail
Stations at Bergamot Station and Memorial Park and opening of bike share in Santa Monica, Transportation
Demand Management (TDM) practices, and transportation behavior trends, such as a decline in single occupant
vehicle mode share, will lead to a decrease in drive ratios during Phase II build out. At completion of Phase II
build-out, we have conservatively estimated that drive ratios would be 5% lower for visitor/patient and 25%
lower for employee compared to the current 2017 baseline for all uses except day care, visitor housing and
residential, which have not been adjusted. The projected reduction in drive ratios is driven primarily by the
assumption that PSJHC will continue to need to meet Average Vehicle Ridership targets and does not take into
account changes to drive ratios that could occur with widespread adoption of either autonomous vehicles or
ridesharing, which are still uncertain at this time. Note that Hospital/Health Care – Inpatient/Clinic, Child and
Family Development Center, and Medical Research Facilities uses already incorporate some parking demand
reduction due to PSJHC’s existing TDM program. We expect additional reductions as PSJHC strives to achieve the
Average Vehicle Ridership targets set forth by the City of Santa Monica.
Table 5 illustrates estimated drive ratios at build-out.
Use Visitor/Resident Employee
Health-Related Services/Neighborhood Comm.100%100%
Restaurant/Coffee Shop 100%100%
Hospital/Health Care - Inpatient/Clinic 100%100%
Hospital/Health Care - Ambulatory/Clinic 100%100%
Health and Wellness 100%100%
Child and Family Development Center 100%100%
Medical Research Facilities 100%100%
Medical Office Building 100%100%
Education and Conference Center 100%100%
Day Care 100%100%
Visitor Housing 80%100%
Replacement Multi-Family Residential 100%n/a
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Table 5: Drive Ratios by Use – Buildout Conditions
\
Source: Walker Consultants
We have assumed that this reduction would be equally distributed over time, as outlined in Table 5. These
reductions are shown relative to current conditions, which is why the reductions relative to today are shown as
0% in Table 6.
Use Visitor/Resident Employee
Health-Related Services/Neighborhood Comm.95%75%
Restaurant/Coffee Shop 95%75%
Hospital/Health Care - Inpatient/Clinic 95%75%
Hospital/Health Care - Ambulatory/Clinic 95%75%
Health and Wellness 95%75%
Child and Family Development Center 95%75%
Medical Research Facilities 95%75%
Medical Office Building 95%75%
Education and Conference Center 95%75%
Day Care 100%75%
Visitor Housing 80%75%
Replacement Multi-Family Residential 100%n/a
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Table 6: Reduction to Drive Ratios by Stage
Source: Walker Consultants
Building Visitor/Patient Employee
Today 0%0%
S2 1%5%
S1 1%5%
S3 1%5%
2I 2%10%
2C 3%15%
S4 4%20%
S5 4%20%
2D/E 5%25%
Building Visitor/Patient Employee
Today 0%0%
S2 1%5%
2C 1%5%
S1 2%10%
S3 2%10%
2I 3%15%
S4 4%20%
S5 4%20%
2D/E 5%25%
Phasing Plan A
Phasing Plan B
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WALKER CONSULTANTS | 17
PARKING DEMAND ANALYSIS RESULTS
Table 7 details peak parking demand for different user groups by stage. The peak parking demand shown is
cumulative, through the end of each stage. The peak parking demand is at 2:00 PM on weekdays in January.
Table 7: Cumulative Parking Demand – Existing and Phase II by Building
Phasing Plan A
Phasing Plan B
Source: Walker Consultants
Note there is a decrease in the parking demand from Existing to Phase II Building S2 under Phasing Plan A as new
parking demand generating square footage added in Building S2 is offset by a decrease in the drive ratio due to
TDM measures. A similar situation exists between Existing and S2 and between Building 2C and S1 in Phasing
Plan B.
In the month of peak demand, January, Figure 2 illustrates how demand would change over the course of a
weekday.
User Group Existing S2 S1 S3 2I 2C S4 S5 2D/E
Employee 730 691 706 819 841 930 1047 1054 1072
Visitor/Patient 260 256 257 430 558 609 948 948 975
Resident 0 18 18 18 18 18 18 18 18
Visitor Housing Guest 0 0 0 0 0 0 0 16 16
Total 990 965 981 1267 1417 1557 2013 2036 2081
Cumulative Parking Demand by Building
User Group Existing S2 2C S1 S3 2I S4 S5 2D/E
Employee 730 691 839 807 919 930 1047 1054 1072
Visitor/Patient 260 256 313 309 482 609 948 948 975
Resident 0 18 18 18 18 18 18 18 18
Visitor Housing Guest 0 0 0 0 0 0 0 16 16
Total 990 965 1170 1134 1419 1557 2013 2036 2081
Cumulative Parking Demand by Building
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WALKER CONSULTANTS | 18
Figure 2: Weekday Hourly Demand in Peak Month at Buildout
Source: Walker Consultants, 2018
Demand is generally at a peak from 10:00 AM until 2:00 PM and then begins to decline after 3:00 PM.
Figure 3 illustrates how the weekday peak parking demand varies by month throughout the year.
-
500
1,000
1,500
2,000
2,500
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Figure 3: Weekday Peak Demand by Month at Buildout
Source: Walker Consultants, 2018
As noted earlier, parking demand tends to be higher in the first half of the year, before summer vacations and
holidays in the second half of the year.
At this time, we project a peak parking demand of 2,081 parking spaces at PSJHC on a January weekday upon full
Phase II implementation.
RECOMMENDATIONS
This study contains our firm’s best estimates of Saint John’s peak parking demand during and after
implementation of its Phase II development program. Overall, we believe the assumptions used in our analysis
are conservative. Phase II will be implemented over a long (20-25 year) time period, and there are a number of
factors that may affect Saint John’s actual parking demand (and its need for parking supply to satisfy this
demand). These factors include changes in mobility (i.e., reliance on other modes of transportation including
public transit, rideshare, bicycling and walking), higher vehicle occupancy rates, and the particular uses Saint
John’s implements within the Development Agreement’s broad use categories. As discussed further in the next
section of this Study, we recommend that (a) Providence Saint John’s generally provide four-levels of parking in
the first two stages of development and three to four levels of subterranean parking on the third Phase II
development site, (b) Providence Saint John’s continue to prepare annual Parking Management Plan reports
while it continues to utilize leased parking to meet peak parking demand, (c) this study be updated prior to
commencing the fourth and fifth stages of Phase II implementation, and (d) the amount of parking to be
provided in the fourth and fifth stages of development be determined based on the updated study(ies) prepared
closer in time to these stages being constructed.
1750
1800
1850
1900
1950
2000
2050
2100
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Interim Parking Plan
Section 03
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INTERIM PARKING PLAN
WALKER CONSULTANTS | 20
This study describes parking supply (existing and proposed, owned and leased) and demand on a stage-by-stage
basis under both Phasing Plans proposed in Providence Saint John’s Phase II Master Plan. It first describes
existing parking supply and demand followed by each individual stage under both Phasing Plans (Stages A1
through A5 and Stages B1 through B5). Because the Phase II Master Plan is proposed to be implemented over a
long period of time and there may be significant changes to parking demand over time, we are recommending
that the required parking supply beyond the first three stages be established after preparation of an updated
parking demand study(ies). Nonetheless, we have prepared this analysis now based on our conservative
assumptions about parking demand and preliminary assumptions for new owned parking supply to ensure that
there will be parking capacity to satisfy demand, including construction worker parking, at each stage. For
purposes of this study, we have assumed that PSJHC would continue to lease the same amount of parking as it is
currently leasing until the end of the fourth stage. However, as discussed further below, we recommend that
the appropriate amount of leased parking be re-evaluated each year as part of Providence Saint John’s annual
Parking Management Plan reports.
Parking user groups and methods of operation at the conclusion of each stage are described for any new parking
delivered in the stage, as well as any adjustments to parking in existence at the beginning of each stage.
Construction parking estimates, based on construction worker information for each building provided by
McCarthy Building Companies Inc., have been incorporated during the build out of each stage. They are
provided to ensure there will be sufficient parking during construction of each stage, in order to accommodate
PSJHC parkers as well as construction workers. The construction parking estimates assume 100% of the
construction workers estimated by McCarthy will be driving to work and are therefore conservative. Providence
Saint John’s plans to encourage carpooling and alternative means of transportation for construction workers to
the extent feasible. These estimates are provided to illustrate potential additional parking needs during each
stage, in order to accommodate PSJHC parkers as well as construction workers, and represent peak values.
Table 8 outlines the use assumptions by stage.
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PROVIDENCE SAINT JOHN’S PHASE II
INTERIM PARKING PLAN
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Table 8: Program Uses by Stage
Phasing Plan A
Phasing Plan B
Source: PSJHC; Perkins Eastman; MRY Architects
Under both Phasing Plans, the first stage (Stage A1 and B1) consists of two separate parts – the Multifamily
Housing (S2) Building and the remainder of the stage (S1 and S3 in Stage A1 and 2C in Stage B1). Since the
Multifamily Housing (S2) Building is anticipated to be constructed first in advance of the remainder of the stage,
this is shown separately as the beginning of Stages A1 and B1 respectively. In other stages, it is assumed that
the buildings are constructed concurrently in order to be conservative.
Use Existing Stage A1 Stage A2 Stage A3 Stage A4 Stage A5 Unit of Measure
Health-Related Services/Neighborhood Commercial 0 0 4,500 10,000 18,200 21,200 SF/Floor Area
Restaurant/Coffee Shop 0 5,800 5,800 5,800 8,500 10,000 SF/Floor Area
Phase I 477,675 475,000 475,000 475,000 475,000 475,000 SF/Floor Area
Phase II Inpatient/Clinic 0 0 0 112,000 112,000 187,500 SF/Floor Area
Phase II Ambulatory/Clinic 0 59,000 59,000 59,000 159,700 159,700 SF/Floor Area
Health and Wellness 0 0 0 0 28,300 28,300 SF/Floor Area
Medical Research Facilities 51,055 59,000 59,000 59,000 59,000 59,000 SF/Floor Area
Medical Office Building 0 0 50,000 50,000 50,000 50,000 SF/Floor Area
Education and Conference Center 0 0 0 0 59,000 59,000 SF/Floor Area
Day Care 6,362 9,000 9,000 9,000 9,000 9,000 SF/Floor Area
Child and Family Development Center 28,308 25,500 25,500 25,500 25,500 25,500 SF/Floor Area
Visitor Housing 0 0 0 0 34 34 Units
Two-Bedroom (Market Rate)0 8 8 8 8 8 Units
Two-Bedroom (Affordable)0 2 2 2 2 2 Units
Cumulative Total
Hospital/Health Care
Replacement Multi-Family Housing
Use Existing Stage B1 Stage B2 Stage B3 Stage B4 Stage B5 Unit of Measure
Health-Related Services/Neighborhood Commercial 0 5,500 5,500 10,000 18,200 21,200 SF/Floor Area
Restaurant/Coffee Shop 0 0 5,800 5,800 8,500 10,000 SF/Floor Area
Phase I 477,675 475,000 475,000 475,000 475,000 475,000 SF/Floor Area
Phase II Inpatient/Clinic 0 112,000 112,000 112,000 112,000 187,500 SF/Floor Area
Phase II Ambulatory/Clinic 0 0 59,000 59,000 159,700 159,700 SF/Floor Area
Health and Wellness 0 0 0 0 28,300 28,300 SF/Floor Area
Medical Research Facilities 51,055 51,055 59,000 59,000 59,000 59,000 SF/Floor Area
Medical Office Building 0 0 0 50,000 50,000 50,000 SF/Floor Area
Education and Conference Center 0 0 0 0 59,000 59,000 SF/Floor Area
Day Care 6,362 6,362 9,000 9,000 9,000 9,000 SF/Floor Area
Child and Family Development Center 28,308 28,308 25,500 25,500 25,500 25,500 SF/Floor Area
Visitor Housing 0 0 0 0 34 34 Units
Two-Bedroom (Market Rate)0 8 8 8 8 8 Units
Two-Bedroom (Affordable)0 2 2 2 2 2 Units
Replacement Multi-Family Housing
Cumulative Total
Hospital/Health Care
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PROVIDENCE SAINT JOHN’S PHASE II
INTERIM PARKING PLAN
WALKER CONSULTANTS | 22
EXISTING PARKING
As of March 1, 2018, PSJHC owned 755 spaces and leased 978 parking spaces. The following table details owned
and leased parking supply, as well as user groups and methods of operation.
Table 9: PSJHC-Owned and Leased Parking as of December 1, 2017
Source: PSJHC
Based on the February 26, 2018 Parking Management Plan, we estimate a peak parking demand of 990 vehicles
at PSJHC for existing conditions. Thus, there is a surplus of 743 spaces at peak compared with total supply (43%
of total supply). As described in the 2018 Parking Management Plan, we generally recommend applying an
“effective supply factor” to provide a cushion or buffer of empty spaces to reduce the time for parking patrons
to find the last available spaces, to allow for the dynamics of vehicles moving in and out of spaces, and to
account for spaces unavailable due to maintenance, misparked vehicles and debris such as glass, etc. Due to the
parking operations at PSJHC’s existing parking facilities, most of the facilities operative efficiently even at full
capacity because they are operated by valet attendants, used by employees that are very familiar with the
facility they park in (often assisted by attendants), and/or because the “capacity” at certain leased facilities is
based on actual demand/permits used. At the Held structure, an effective supply factor of 0.95 is applied to the
self-park spaces used by employees because these spaces are within a garage used by other users. The effective
supply of PSJHC’s existing facilities is 1721 spaces. Thus, even taking into consideration an appropriate cushion
or buffer, there is a surplus of 731 spaces above peak parking demand.
PSJHC’s existing owned parking supply is 76% of existing peak parking demand.
Designation Lot Ownership Capacity User Group(s) Method of Operation
A Koll Garage Leased 118 Staff Self-park
B Lot B PSJHC-Owned 139 Visitors/Patients Self-park with attendant
C Lot C PSJHC-Owned 48 Physicians Self-park with attendant
D Saint Anne's Leased 85 Staff/Students Self-park with attendant
G Held Structure Leased 275 Staff/Volunteers/Students Mostly self-park
H Lot H PSJHC-Owned 304 Staff Self-park with attendant
I Lot I PSJHC-Owned 145 Staff Self-park with attendant
J Colorado Center Leased 500 Staff Self-park
K ER Lot PSJHC-Owned 10 ER Patients Valet
L Loading Dock PSJHC-Owned 11 N/A Self-park
M West Lot PSJHC-Owned 90 Visitors/Patients Valet
N Entry Plaza PSJHC-Owned 8 Visitors/Patients Valet
Total 1733
PSJHC-Owned 755
Leased 978
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PROVIDENCE SAINT JOHN’S PHASE II
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Figure 4 illustrates the PSJHC parking supply, including lots owned by PSJHC, the Koll Garage, the Held Structure,
Colorado Center garage and the Saint Anne’s surface lot.
Figure 4: Map of Providence Saint John’s Health Center Parking Facilities (March 2018)
Source: Google Earth Pro, Walker Consultants, 2018
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PROVIDENCE SAINT JOHN’S PHASE II
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PROJECTED PHASE II PARKING SUPPLY
Table 10 summarizes the parking supply anticipated to be added as part of the Phase II building program,
subject to further review and appropriate adjustments in the latter stages of Phase II implementation for the
reasons discussed below:
Table 10: Projected Phase II Parking
Source: PSJHC
+ - The parking configuration for this garage will consist primarily of tandem spaces.
* - Walker recommends that the number of parking spaces to be provided in this building be reconsidered based on an updated Parking
Demand Study prepared closer in time to construction of this building.
This projected parking supply (2,285 spaces) exceeds projected parking demand (2,081) upon completion of
Phase II development. This is a 10% buffer/cushion of supply compared with peak parking demand. The
recommend parking supply, including the appropriate buffer/cushion over the projected peak parking demand,
(or “effective supply”) for the full Phase II implementation should be assessed closer in time to Phase II
implementation based on the final operations plan and user groups for each of the parking locations.
Building Projected Phase II Parking Supply
S2 - Subterranean Garage 23 spaces
S1/S3 Subterranean Garage 4-levels subterranean, approx. 498 spaces
2I - Subterranean Garage and limited ground floor parking 4-levels subterranean, approx. 300 spaces
2C - Subterranean Garage 4-levels subterranean, approx. 195 spaces+
S4/S5 - Subterranean Garage 4-levels subterranean, approx. 1,029 spaces*
2D/E - Subterranean Garage 4-levels subterranean, approx. 211 spaces*
Total 2,285 spaces
Existing Parking to Remain
Entry Plaza
Loading Dock
ER Lot
8 spaces
11 spaces
10 spaces
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PROVIDENCE SAINT JOHN’S PHASE II
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PHASING PLAN A
This Phasing Plan identifies the total parking supply and demand at the beginning and end of each construction
phase. As discussed above, this Study assumes that Providence Saint John’s generally maintains its current
supply of leased parking until the end of Stage A4; however, the amount of parking to be leased at any particular
time should be revisited when Providence Saint John’s prepares its annual Parking Management Plan report.
This Study also assumes that the conditions stated for the beginning of each stage continue throughout the
construction of that stage until construction of that stage ends. Also note that the first stage (Stage A1) consists
of two separate parts – the Multifamily Housing (S2) Building and the remainder of the stage (S1 and S3). Since
the Multifamily Housing (S2) Building is anticipated to be constructed first in advance of the remainder of the
stage, this is shown separately as the beginning of Stage A1. In other stages, it is assumed that the buildings are
constructed concurrently in order to be conservative.
Currently 76% of PSJHC’s peak parking demand is accommodated at owned parking locations. This Phasing Plan
identifies the percentage of PSJHC’s peak parking demand that would be accommodated at owned parking
locations at the end of each stage.
STAGE A1 – MULTI-FAMILY HOUSING (S2) BUILDING
BEGINNING OF STAGE A1 – MULTI-FAMILY HOUSING (S2) BUILDING
SUPPLY
• A total of 89 parking spaces would be displaced in Lot H, reducing the parking supply from 1,733 spaces
to 1,644 spaces.
DEMAND
• At the beginning of the stage, there would be a parking demand of 990 parking spaces.
• The estimated peak construction parking demand is 60 spaces.
There would be a surplus of 594 spaces during the stage after accounting for peak construction parking demand.
END OF STAGE A1 – MULTI-FAMILY HOUSING (S2) BUILDING
SUPPLY
• A new underground parking garage under Building S2 (Replacement Multi-Family Housing) would add 23
spaces and would be a self-park garage mostly for residential tenants and guests, with a few spaces for
retail parking.
• The total parking supply would increase from 1,644 to 1,667 parking spaces.
DEMAND
• Upon completion of Stage A1, Building S2, there would be a total demand of 965 parking spaces.
There would be a surplus of 702 spaces after Building S2 is open.
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STAGE A1 – CHILD & FAMILY DEVELOPMENT CENTER (S1) AND WEST AMBULATORY CARE & RESEARCH
BUILDING (S3)
BEGINNING OF STAGE A1 – CHILD & FAMILY DEVELOPMENT CENTER (S1) AND WEST AMBULATORY CARE &
RESEARCH BUILDING (S3)
SUPPLY
• A total of 284 parking spaces would be displaced in Lots B and I.
• There would be some shifting of user groups at various parking locations as a portion of Lot H, which is
currently used by staff, would be needed to accommodate Phase I visitor/patient vehicles.
• The total supply would be 1,383 parking spaces.
DEMAND
• At the beginning of the stage, there would be a parking demand of 965 parking spaces.
• The estimated construction parking peak demand is 205 spaces.
A surplus of 213 parking spaces would be present after accounting for peak construction parking demand.
END OF STAGE A1 – CHILD & FAMILY DEVELOPMENT CENTER (S1) AND WEST AMBULATORY CARE & RESEARCH
BUILDING (S3)
SUPPLY
• A new four-level underground parking garage under Buildings S1 (Child and Family Development Center)
and S3 (West Ambulatory Care and Research Building) would add 498 spaces on the South Campus. It
would be a self-park garage, with attendants for tandem spaces, and would serve S1 and S3 staff and
visitors/patients as well as Phase I visitors/patients.
• Approximately 184 interim parking spaces could be available on the old JWCI/vacant residential site. If
some or all of this area is used for construction staging, then this capacity would be reduced and more
of the leased parking would be utilized.
• 22 spaces would be lost in the West Lot due to construction of a new driveway.
• The total supply would be 2,043 parking spaces.
DEMAND
• There would be a total demand of 1,267 parking spaces at the end of Stage A1.
There would be a surplus of 776 spaces at the end of Stage A1. At the end of Stage A1, 84% of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
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Table 11: Parking Supply and Demand Summary at the End of Stage A1
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
STAGE A2 – 20TH STREET MEDICAL BUILDING (2I)
BEGINNING OF STAGE – 20TH STREET MEDICAL BUILDING (2I)
SUPPLY
• The former JWCI/vacant residential site may continue to be used for interim parking and/or construction
staging. If the site is used for interim parking, it could serve existing visitor/patient parking demand and
Lot H would no longer need to serve Phase I visitors/patients and would revert to only serve staff. If
some or all of the old JWCI/vacant residential site is utilized for construction staging, then some or all of
Lot H may continue to be used for Phase I visitors/patients and Phase I staff would continue to park at
off-site leased facilities.
· The total supply would be 2,043 parking spaces.
DEMAND
• There would be a total demand of 1,267 parking spaces from existing and Stage A1 uses.
• The estimated construction parking peak demand is 70 spaces.
There would be a surplus of 706 spaces during this stage after factoring in peak construction parking demand.
END OF STAGE – 20TH STREET MEDICAL BUILDING (2I)
SUPPLY
• The 20th Street Medical Building (2I), to be built along 20th Street on the North Campus, would include
subterranean parking and limited at-grade parking located behind the street fronting commercial space
with approximately 300 spaces. This garage would be a self-park garage and would be used to park the
medical office building constructed above the parking, with additional parking to serve Phase I
employees.
· The total supply would be 2,343 parking spaces.
S2 S3/S1
Start Finish Start Finish
Demand 990 990 965 965 1,267
Supply - Owned 755 666 689 405 1,065
Supply - Leased 978 978 978 978 978
Peak Const. Parking Demand 0 60 0 205 0
Total Supply 1,733 1,644 1,667 1,383 2,043
Total Demand 990 1,050 965 1,170 1,267
Surplus with Const. Parking 743 594 702 213 776
Existing
Stage A1
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DEMAND
• There would be new parking demand associated with the proposed medical office building.
• There would be a total demand of 1,417 parking spaces at the end of the stage.
There would be a surplus of 926 spaces at the end of the stage. At the end of Stage A2, 96% of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
Table 12: Parking Supply and Demand Summary at the End of Stage A2
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
STAGE A3 - WEST AMBULATORY & ACUTE CARE BUILDING (2C)
BEGINNING OF STAGE - WEST AMBULATORY & ACUTE CARE BUILDING (2C)
SUPPLY
• The rest of the West lot (68 spaces) would be removed.
• The total supply would be 2,275 spaces.
DEMAND
• There would be parking demand for 1,417 parking spaces from existing, Stage A1 and Stage A2 uses.
• Peak construction parking demand is estimated at 110 parking spaces.
There would be a surplus of 748 spaces during this stage after factoring in peak construction parking demand.
END OF STAGE - WEST AMBULATORY & ACUTE CARE BUILDING (2C)
SUPPLY
• A new garage with 195, primarily tandem, spaces in a four-level below grade configuration would be
built under Building 2C (West Ambulatory Care Building - North Campus). Because of the proposed
S2 S3/S1
Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,267 1,267 1,417
Supply - Owned 755 666 689 405 1,065 1,065 1,365
Supply - Leased 978 978 978 978 978 978 978
Peak Const. Parking Demand 0 60 0 205 0 70 0
Total Supply 1,733 1,644 1,667 1,383 2,043 2,043 2,343
Total Demand 990 1,050 965 1,170 1,267 1,337 1,417
Surplus with Const. Parking 743 594 702 213 776 706 926
Existing
Stage A1 Stage A2
2I
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tandem parking configuration, it would best serve 2C visitors/patients as well as Phase I visitors/patients
who drop their vehicles with a valet at the North Campus Entry Plaza.
• The overall parking supply would be 2,470 spaces.
DEMAND
• There would be new parking demand associated with the Building 2C uses.
• There would be a total demand of 1,557 parking spaces at the end of this stage.
There would be a surplus of 913 spaces at the end of the stage. At the end of Stage A3, 96% of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
Table 13: Parking Supply and Demand Summary at the End of Stage A3
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
STAGE A4 - EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH BUILDING (S4)
AND VISITOR HOUSING (S5)
BEGINNING OF STAGE – EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH
BUILDING (S4) AND VISITOR HOUSING (S5)
SUPPLY
• A total of 416 spaces would be displaced at the beginning of the stage due to removal of the temporary
surface lot added in Stage B (184 spaces), the loss of 17 additional spaces in Lot C, and the removal of
the balance of Lot H (215 spaces).
• There would be 2,054 spaces available during Stage A4.
DEMAND
• There would be demand for 1,557 parking spaces from existing, Stage A1, Stage A2 and Stage A3 uses.
• Peak construction parking demand is estimated at 245 parking spaces.
There would be a surplus of 252 spaces during this stage after factoring in peak construction parking demand.
S2 S3/S1
Start Finish Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,267 1,267 1,417 1,417 1,557
Supply - Owned 755 666 689 405 1,065 1,065 1,365 1,297 1,492
Supply - Leased 978 978 978 978 978 978 978 978 978
Peak Const. Parking Demand 0 60 0 205 0 70 0 110 0
Total Supply 1,733 1,644 1,667 1,383 2,043 2,043 2,343 2,275 2,470
Total Demand 990 1,050 965 1,170 1,267 1,337 1,417 1,527 1,557
Surplus with Const. Parking 743 594 702 213 776 706 926 748 913
Existing
Stage A1 Stage A2
2I
Stage A3
2C
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END OF STAGE – EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH BUILDING
(S4) AND VISITOR HOUSING (S5)
SUPPLY
• It is estimated that the subterranean garage beneath the Education & Conference Center and East
Ambulatory Care & Research Building (S4) and Visitor Housing (S5) building will include approximately
1,029 spaces in a four-level below-grade configuration and would serve Phase I visitors/patients, 2C
employees, users/staff in Buildings S4 and S5, and staff previously utilizing leased parking. Once fully
constructed and operational, there would be sufficient owned parking supply to meet peak parking
demand. For purposes of this Study, we have assumed that 700 leased parking spaces would be
released at the end of this stage and that 278 leased spaces would be maintained to provide a buffer
and with the anticipation that owned spaces would be taken off-line as part of the next/Stage A5
construction period.
• The total supply would be 2,383 spaces.
DEMAND
• There would be new parking demand associated with the S4 and S5 uses.
• There would be a total demand of 2,036 parking spaces at the end of the stage.
There would be a surplus of 347 spaces at the end of the stage. At the end of Stage A4, all of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
Table 14: Parking Supply and Demand Summary at the End of Stage A4
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
STAGE A5 - EAST AMBULATORY & ACUTE CARE BUILDING (2D/E)
BEGINNING OF STAGE – EAST AMBULATORY & ACUTE CARE BUILDING (2D/E)
SUPPLY
• The balance of Lot C, totaling 31 spaces, would be removed at the beginning of the stage.
• The total parking supply would be 2,352 parking spaces.
S2 S3/S1
Start Finish Start Finish Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,267 1,267 1,417 1,417 1,557 1,557 2,036
Supply - Owned 755 666 689 405 1,065 1,065 1,365 1,297 1,492 1,076 2,105
Supply - Leased 978 978 978 978 978 978 978 978 978 978 278
Peak Const. Parking Demand 0 60 0 205 0 70 0 110 0 245 0
Total Supply 1,733 1,644 1,667 1,383 2,043 2,043 2,343 2,275 2,470 2,054 2,383
Total Demand 990 1,050 965 1,170 1,267 1,337 1,417 1,527 1,557 1,802 2,036
Surplus with Const. Parking 743 594 702 213 776 706 926 748 913 252 347
Existing
Stage A1 Stage A2
2I
Stage A3
2C
Stage A4
S4/S5
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DEMAND
• There would be demand of 2,036 parking spaces from existing, Stage A1, Stage A2, Stage A3 and Stage
A4 uses.
• Peak construction parking demand is estimated at 110 parking spaces.
There would be a surplus of 206 spaces during this stage after factoring in peak construction parking demand.
END OF STAGE – EAST AMBULATORY & ACUTE CARE BUILDING (2D/E)
SUPPLY
• It is estimated that the subterranean garage beneath the East Ambulatory & Acute Care Building (2D/E)
will include approximately 211 spaces in a four-level below-grade configuration. Given its location, it
would best serve 2D/E visitors/patients who utilize a valet, Phase I visitors/patients who drop their
vehicles with a valet at the entry plaza, and Phase I physicians who self-park.
• Staff in Buildings 2C and 2D/E would park in S1/S3, S4/S5 or 2I garages.
• The remaining 278 leased parking spaces could be released.
• The total supply would be 2,285 parking spaces, all owned by PSJHC.
DEMAND
• Upon completion of Stage A5, which consists of Building 2D/E, there would be a total demand of 2,081
parking spaces.
There would be a surplus of 204 spaces at the end of the stage, or approximately 10% of demand. The
recommend parking supply, including the appropriate buffer/cushion over the projected peak parking demand,
(or “effective supply”) for the full Phase II implementation should be assessed closer in time to Phase II
implementation based on the final operations plan and user groups for each of the parking locations. At the end
of Stage A5, all of PSJHC’s peak parking demand would be accommodated at owned parking locations. The
following table summarizes the parking supply and demand by stage and at build-out.
Table 15: Parking Supply and Demand Summary at the End of Stage A5
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
S2 S3/S1
Start Finish Start Finish Start Finish Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,267 1,267 1,417 1,417 1,557 1,557 2,036 2,036 2,081
Supply - Owned 755 666 689 405 1,065 1,065 1,365 1,297 1,492 1,076 2,105 2,074 2,285
Supply - Leased 978 978 978 978 978 978 978 978 978 978 278 278 0
Peak Const. Parking Demand 0 60 0 205 0 70 0 110 0 245 0 110 0
Total Supply 1,733 1,644 1,667 1,383 2,043 2,043 2,343 2,275 2,470 2,054 2,383 2,352 2,285
Total Demand 990 1,050 965 1,170 1,267 1,337 1,417 1,527 1,557 1,802 2,036 2,146 2,081
Surplus with Const. Parking 743 594 702 213 776 706 926 748 913 252 347 206 204
Stage A5
2D/EExisting
Stage A1 Stage A2
2I
Stage A3
2C
Stage A4
S4/S5
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WALKER CONSULTANTS | 32
As explained in this Section and summarized in Table 16, below, Providence Saint John’s will improve its current
ratio of owned parking supply to peak parking demand (76%) during Phase II implementation. At the
completion of Stage A3, Providence Saint John’s will be able to accommodate 96% of its peak parking demand in
owned parking facilities.
Table 16: Parking Demand and Owned Parking Supply Summary Phasing Plan A
Source: Walker Consultants
* Walker recommends that the number of parking spaces to be provided in this stage be reconsidered based on an updated Parking Demand Study
prepared closer in time to construction of this building.
Existing End of Stage A1 End of Stage A2 End of Stage A3 End of Stage A4* End of Stage A5*
Total Demand 990 1267 1417 1557 2036 2081
Owned Spaces 755 1065 1365 1492 2105 2285
Owned as a % of Total Demand 76%84%96%96%103%110%
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PHASING PLAN B
This Phasing Plan identifies the total parking supply and demand at the beginning and end of each construction
phase. As discussed above, this study assumes that Providence Saint John’s generally maintains its current
supply of leased parking until the end of Stage B4; however, the amount of parking to be leased at any particular
time should be revisited when Providence Saint John’s prepares its annual Parking Management Plan report.
This study also assumes that the conditions stated for the beginning of each stage continue throughout the
construction of that stage and continue until construction of that stage ends. Also note that the first stage (Stage
B1) consists of two separate parts – the Multifamily Housing (S2) Building and the remainder of the stage (S1
and S3). Since the Multifamily Housing (S2) Building is anticipated to be constructed first in advance of the
remainder of the stage, this is shown separately as the beginning of Stage B1. In other stages, it is assumed that
the buildings are constructed concurrently in order to be conservative.
Currently 76% of PSJHC’s peak parking demand is accommodated at owned parking locations. This Phasing Plan
identifies the percentage of PSJHC’s peak parking demand that would be accommodated at owned parking
locations at the end of each stage.
STAGE B1 – MULTI-FAMILY HOUSING (S2) BUILDING
BEGINNING OF STAGE B1 – MULTI-FAMILY HOUSING (S2) BUILDING
SUPPLY
• A total of 89 parking spaces would be displaced in Lot H, reducing the parking supply from 1,733 spaces
to 1,644 spaces.
DEMAND
• At the beginning of this stage, there would be a demand for 990 parking spaces.
• The estimated peak construction parking demand is 60 spaces.
There would be a surplus of 594 spaces during the stage after accounting for peak construction parking demand.
END OF STAGE B1 – MULTI-FAMILY HOUSING (S2) BUILDING
SUPPLY
• A new underground parking garage under Building S2 (Replacement Multi-Family Housing) would add 23
spaces and would be a self-park garage mostly for residential tenants and guests, with a few spaces for
retail parking.
• The total parking supply would increase from 1,644 to 1,667 parking spaces.
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INTERIM PARKING PLAN
WALKER CONSULTANTS | 34
DEMAND
• Upon completion of Stage B1 (Building S2), there would be demand for an additional 20 parking spaces,
offset by a projected 1%/5% patient-visitor/employee reduction in parking demand on the PSJHC
campus as a whole due to ongoing TDM efforts.
• There would be a total demand of 965 parking spaces after Building S2 is open.
There would be a surplus of 702 spaces after Building S2 is open.
STAGE B1 - WEST AMBULATORY & ACUTE CARE BUILDING (2C)
BEGINNING OF STAGE B1 - WEST AMBULATORY & ACUTE CARE BUILDING (2C)
SUPPLY
• A total of 68 spaces would be lost in the West Lot.
• The total supply would be 1,599 spaces (621 owned, 978 leased).
DEMAND
• There would be demand for 965 parking spaces.
• Peak construction parking demand in Stage B1 is estimated at 110 parking spaces.
There would be a surplus of 524 spaces during this stage after factoring in peak construction parking demand.
END OF STAGE B1 - WEST AMBULATORY & ACUTE CARE BUILDING (2C)
SUPPLY
• A new garage with 195, primarily tandem, spaces in a four-level below grade configuration would be
built under Building 2C (West Ambulatory Care Building - North Campus). Because of the proposed
tandem parking configuration, it would best serve 2C visitors/patients as well as Phase I visitors/patients
who drop their vehicles with a valet at the North Campus Entry Plaza.
• The overall parking supply would be 1,794 spaces (816 owned, 978 leased)
DEMAND
• There would be new parking demand associated with the Building 2C uses.
• There would be a total demand of 1,125 parking spaces at the end of the stage.
There would be a surplus of 669 spaces at the end of the stage. At the end of Stage B1, 73% of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
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INTERIM PARKING PLAN
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Table 17: Parking Supply and Demand Summary at the End of Stage B1
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
STAGE B2 – CHILD & FAMILY DEVELOPMENT CENTER (S1) AND WEST AMBULATORY CARE & RESEARCH BUILDING
(S3)
BEGINNING OF STAGE B2 – CHILD & FAMILY DEVELOPMENT CENTER (S1) AND WEST AMBULATORY CARE &
RESEARCH BUILDING (S3)
SUPPLY
• A total of 284 parking spaces would be displaced in Lots B and I.
• There would be some shifting of user groups at various parking locations as a portion of Lot H, which is
currently used by employees, would be needed to accommodate Phase I visitor/patient vehicles.
• The total supply would be 1,510 parking spaces.
DEMAND
• Between the Existing demand, Building 2C, and Building S2, there would be a total demand of 1,125
parking spaces.
• The estimated construction parking peak demand is 205 spaces.
A surplus of 180 parking spaces would be present after accounting for peak construction parking demand.
END OF STAGE B2 – CHILD & FAMILY DEVELOPMENT CENTER (S1) AND WEST AMBULATORY CARE & RESEARCH
BUILDING (S3)
SUPPLY
• A new four-level underground parking garage under Buildings S1 (Child and Family Development Center)
and S3 (West Ambulatory Care and Research Building) would add 498 spaces on the South Campus. It
would be a self-park garage, with attendants for tandem spaces, and would serve Buildings S1 and S3
staff and visitors/patients as well as Phase I visitors/patients.
2C
Start Finish Start Finish
Demand 990 990 965 965 1,125
Supply - Owned 755 666 689 621 816
Supply - Leased 978 978 978 978 978
Peak Const. Parking Demand 0 60 0 110 0
Total Supply 1,733 1,644 1,667 1,599 1,794
Total Demand 990 1,050 965 1,075 1,125
Surplus with Const. Parking 743 594 702 524 669
S2
Stage B1
Existing
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INTERIM PARKING PLAN
WALKER CONSULTANTS | 36
• Approximately 184 interim parking spaces could be available on the old JWCI/vacant residential site. If
some or all of this area is used for construction staging, then this capacity would be reduced and more
of the leased parking would be utilized.
• 22 spaces would be lost in the West Lot due to construction of a new driveway.
• The total supply would be 2,170 parking spaces.
DEMAND
• There would be a total demand of 1,419 parking spaces at the end of Stage B2.
There would be a surplus of 751 spaces at the end of Stage B2. At the end of Stage B2, 84% of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
Table 18: Parking Supply and Demand Summary at the End of Stage B2
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
STAGE B3 - 20TH STREET MEDICAL BUILDING (2I)
BEGINNING OF STAGE – 20TH STREET MEDICAL BUILDING
SUPPLY
• Approximately 184 interim parking spaces could be available on the old JWCI/vacant residential site. If
the site is used for interim parking, it could serve existing visitor/patient parking demand and Lot H
would no longer need to serve Phase I visitors/patients and would revert to serve only staff. If some or
all of the old JWCI/vacant residential site is utilized for construction staging, then some or all of Lot H
may continue to be used for Phase I visitors/patients and Phase I staff would continue to park at off-site
leased facilities.
• The total supply would be 2,170 parking spaces.
DEMAND
• There would be demand for 1,489 parking spaces from Existing, Stage B1 and Stage B2 uses.
• There would be an estimated peak construction parking demand of 70 spaces.
2C S3/S1
Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,125 1,125 1,419
Supply - Owned 755 666 689 621 816 532 1,192
Supply - Leased 978 978 978 978 978 978 978
Peak Const. Parking Demand 0 60 0 110 0 205 0
Total Supply 1,733 1,644 1,667 1,599 1,794 1,510 2,170
Total Demand 990 1,050 965 1,075 1,125 1,330 1,419
Surplus with Const. Parking 743 594 702 524 669 180 751
S2
Stage B1 Stage B2
Existing
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WALKER CONSULTANTS | 37
There would be a surplus of 681 spaces during the stage after factoring in peak construction parking demand.
END OF STAGE – 20TH STRET MEDICAL BUILDING
SUPPLY
• The 20th Street Medical Building (2I), to be built along 20th Street on the North Campus, would include
subterranean parking and limited at-grade parking located behind the street fronting commercial space
with approximately 300 spaces. This garage would be a self-park garage and would be used to park the
medical office building constructed above the parking, with additional parking to serve Phase I
employees.
• The overall parking supply would be 2,470 spaces.
DEMAND
• There would be new parking demand associated with the proposed medical office building.
• There would be a total demand of 1,557 parking spaces at the end of the stage.
There would be a surplus of 913 spaces at the end of the stage. At the end of Stage B3, 96% of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
Table 19: Parking Supply and Demand Summary at the End of Stage B3
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
2C S3/S1
Start Finish Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,125 1,125 1,419 1,419 1,557
Supply - Owned 755 666 689 621 816 532 1,192 1,192 1,492
Supply - Leased 978 978 978 978 978 978 978 978 978
Peak Const. Parking Demand 0 60 0 110 0 205 0 70 0
Total Supply 1,733 1,644 1,667 1,599 1,794 1,510 2,170 2,170 2,470
Total Demand 990 1,050 965 1,075 1,125 1,330 1,419 1,489 1,557
Surplus with Const. Parking 743 594 702 524 669 180 751 681 913
S2
Stage B3Stage B1 Stage B2
Existing 2I
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PROVIDENCE SAINT JOHN’S PHASE II
INTERIM PARKING PLAN
WALKER CONSULTANTS | 38
STAGE B4 - EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH BUILDING (S4) AND
VISITOR HOUSING (S5)
BEGINNING OF STAGE – EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH
BUILDING (S4) AND VISITOR HOUSING (S5)
SUPPLY
• A total of 416 spaces would be displaced at the beginning of this stage due to removal of the temporary
surface lot added in Stage B (184 spaces), the loss of 17 additional spaces in Lot C, and the removal of
the balance of Lot H (215 spaces).
• There would be 2,054 spaces available (1,076 owned, 978 leased) during Stage B4.
DEMAND
• There would be demand of 1,557 parking spaces from existing, Stage B1, Stage B2 and Stage B3 uses.
• The peak construction parking demand is estimated at 245 parking spaces.
There would be a surplus of 252 spaces during this stage after factoring in peak construction parking demand.
END OF STAGE – EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH BUILDING
(S4) AND VISITOR HOUSING (S5)
SUPPLY
• It is estimated that the subterranean garage beneath the Education & Conference Center and East
Ambulatory Care & Research Building (S4) and Visitor Housing (S5) Building will include approximately
1,029 spaces in a four-level below-grade configuration and would serve Phase I visitors/patients, 2C
employees, users/staff in Buildings S4 and S5, and staff previously utilizing leased parking. Once fully
constructed and operational, there would be sufficient owned parking supply to meet peak parking
demand. For purposes of this report, we have assumed that 700 leased parking spaces would be
released at the end of this stage and that 278 leased spaces would be maintained to provide a buffer
and with the anticipation that owned spaces would be taken off-line as part of the next/Stage B5
construction period.
• The total supply would be 2,383 spaces (2,105 owned, 278 leased)
DEMAND
• There would be new parking demand associated with the S4 and S5 uses, partially offset by increased
TDM measures.
• There would be a total demand of 2,036 parking spaces at the end of the stage.
There would be a surplus of 347 spaces at the end of the stage. At the end of Stage B4, all of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
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PROVIDENCE SAINT JOHN’S PHASE II
INTERIM PARKING PLAN
WALKER CONSULTANTS | 39
Table 20: Parking Supply and Demand Summary at the End of Stage B4
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
STAGE B5 - EAST AMBULATORY & ACUTE CARE BUILDING (2D/E)
BEGINNING OF STAGE – EAST AMBULATORY & ACUTE CARE BUILDING (2D/E)
SUPPLY
• The balance of Lot C, totaling 31 spaces, would be removed at the beginning of the stage.
• The total parking supply would be 2,352 parking spaces.
DEMAND
• There would be demand for 2,036 parking spaces from existing, Stage B1, Stage B2, Stage B3 and Stage
B4 uses.
• The peak construction parking demand is estimated at 110 parking spaces.
There would be a surplus of 206 spaces during the stage after factoring in peak construction parking demand.
END OF STAGE – EAST AMBULATORY & ACUTE CARE BUILDING (2D/E)
SUPPLY
• At this time, it is assumed that the subterranean garage beneath the East Ambulatory & Acute Care
Building (Building 2D/E) will include approximately 211 spaces in a four-level below-grade configuration.
Given its location, it would best serve Building 2D/E visitors/patients who utilize a valet, Phase I
visitors/patients who drop their vehicles with a valet at the entry plaza and Phase I physicians who self-
park.
• Staff in Buildings 2C and 2D/E would park in S1/S3, S4/S5 or 2I garages.
• The remaining 278 leased parking spaces could be released.
• The total supply would be 2,285 parking spaces, all owned by PSJHC.
DEMAND
• Upon completion of Stage B5, which consists of Building 2D/E, there would be a total demand of 2,081
parking spaces at the end of the stage.
2C S3/S1
Start Finish Start Finish Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,125 1,125 1,419 1,419 1,557 1,557 2,036
Supply - Owned 755 666 689 621 816 532 1,192 1,192 1,492 1,076 2,105
Supply - Leased 978 978 978 978 978 978 978 978 978 978 278
Peak Const. Parking Demand 0 60 0 110 0 205 0 70 0 245 0
Total Supply 1,733 1,644 1,667 1,599 1,794 1,510 2,170 2,170 2,470 2,054 2,383
Total Demand 990 1,050 965 1,075 1,125 1,330 1,419 1,489 1,557 1,802 2,036
Surplus with Const. Parking 743 594 702 524 669 180 751 681 913 252 347
S2
Stage B3 Stage B4Stage B1 Stage B2
Existing 2I S4/S5
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PROVIDENCE SAINT JOHN’S PHASE II
INTERIM PARKING PLAN
WALKER CONSULTANTS | 40
There would be a surplus of 204 spaces at the end of the stage, or approximately 10% of demand. The
recommend parking supply, including the appropriate buffer/cushion over the projected peak parking demand,
(or “effective supply”) for the full Phase II implementation should be assessed closer in time to Phase II
implementation based on the final operations plan and user groups for each of the parking locations. At the end
of Stage B5, all of PSJHC’s peak parking demand would be accommodated at owned parking locations. The
following table summarizes the parking supply and demand by stage and at build-out.
Table 21: Parking Supply and Demand Summary at the End of Stage B5
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
As explained in this Section and summarized in Table 22, below, Providence Saint John’s will improve its current
ratio of owned parking supply to peak parking demand (76%) during Phase II implementation. At the
completion of Stage B3, Providence Saint John’s will be able to accommodate 96% of its peak parking demand in
owned parking facilities.
Table 22: Parking Demand and Owned Parking Supply Summary Phasing Plan B
Source: Walker Consultants
* Walker recommends that the number of parking spaces to be provided in this stage be reconsidered based on an updated Parking Demand Study
prepared closer in time to construction of this building.
CONCLUSIONS AND RECOMMENDATIONS:
1. Providence Saint John’s will be able to satisfy its peak parking demand and construction parking at each
stage of Phase II development under both of the potential Phase II implementation scenarios through a
combination of leased and owned parking and without increasing Providence Saint John’s reliance on
leased parking.
2. Upon full Phase II implementation, Providence Saint John’s will be able to satisfy its peak parking
demand with owned parking and will no longer need to lease parking.
2C S3/S1
Start Finish Start Finish Start Finish Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,125 1,125 1,419 1,419 1,557 1,557 2,036 2,036 2,081
Supply - Owned 755 666 689 621 816 532 1,192 1,192 1,492 1,076 2,105 2,074 2,285
Supply - Leased 978 978 978 978 978 978 978 978 978 978 278 278 0
Peak Const. Parking Demand 0 60 0 110 0 205 0 70 0 245 0 110 0
Total Supply 1,733 1,644 1,667 1,599 1,794 1,510 2,170 2,170 2,470 2,054 2,383 2,352 2,285
Total Demand 990 1,050 965 1,075 1,125 1,330 1,419 1,489 1,557 1,802 2,036 2,146 2,081
Surplus with Const. Parking 743 594 702 524 669 180 751 681 913 252 347 206 204
Stage B5
S2
Stage B3 Stage B4Stage B1 Stage B2
Existing 2I S4/S5 2D/E
Existing End of Stage B1 End of Stage B2 End of Stage B3 End of Stage B4* End of Stage B5*
Total Demand 990 1125 1419 1557 2036 2081
Owned Spaces 755 816 1192 1492 2105 2285
Owned as a % of Total Demand 76%73%84%96%103%110%
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PROVIDENCE SAINT JOHN’S PHASE II
INTERIM PARKING PLAN
WALKER CONSULTANTS | 41
3. We recommend that Providence Saint John’s construct four levels of subterranean parking on the first
two Phase II development sites (except for the 10-unit Multifamily Housing (S2) building site) and three
to four levels of subterranean parking on the third Phase II development site. This will allow Providence
Saint John’s to significantly improve its ratio of owned parking supply to peak parking demand by the
end of the third stage from the current 76% to 84%-96%.
4. We recommend that the amount of parking to be developed in the last two stages of Phase II
implementation be established closer in time to the last two stages being constructed based on an
update of this study. Modes of transportation and the need for auto parking will very likely change
during Phase II’s 20-25 year implementation. More empirical data with respect to Providence Saint
John’s parking demand will become available as Phase II development is open and occupied. In
addition, updated information about how the Phase II parking locations are being used (which user
groups) and operated (valet/attendant or self park) will be available. Establishing the parking to be
developed in the last two stages of Phase II implementation closer in time to these stages being
constructed will allow Providence Saint John’s and the City to “right-size” the parking.
5. So long as Providence Saint John’s continues to rely upon leased parking to meet its peak parking
demand, we recommend that Providence Saint John’s continue to prepare annual Parking Management
Plan reports documenting its owned and leased parking supply, its parking demand by user group, the
user groups parking at each parking location, and the operations (valet, attendant, self-park) at each
parking location. This will provide an important annual check-in to revisit the appropriate amount of
leased parking during Phase II implementation, the appropriate buffer of spaces that should be
provided, and whether changes to the use and/or operations of the parking supply (such as
redistribution of user groups) are prudent.
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Parking Operations Plan
Section 04
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PROVIDENCE SAINT JOHN’S PHASE II
PARKING OPERATIONS PLAN
WALKER CONSULTANTS | 42
Current parking operations at Providence Saint John’s Health Center (“PSJHC”), as reflected in the February 2018
Parking Management Plan, were previously shown in Table 9.
Several adjustments to parking are expected during build-out of PSJHC Phase II. The Parking Operations Plan at
build-out is based upon the owned parking supply assumptions included in the Interim Parking Plan (Section 3 of
this study) and on parking demand by user group based on currently available information. Given that modes of
transportation and the need for auto parking will very likely change during Phase II’s 20-25 year implementation,
the Phase II use categories are broad, the parking characteristics of the specific programs that will be located in
the Phase II buildings may vary, and that there may be significant changes in parking demand over time, the
parking supply for the last two stages (A4-A5 and B4-B5) should be determined closer in time to construction of
these stages based on an updated Parking Demand Study(ies). As such, the parking operations plan for Phase II
build-out will need to be reconsidered closer to construction of the last stages of Phase II.
AT COMPLETION OF PHASE II
The following table details the user groups and method of operation by parking location at the completion of
Phase II based on current assumptions. As discussed in Section 3, during Phase II implementation, the user
groups and method of operation for each parking location will be established and revisited during PSJHC’s
annual Parking Management Plan reports. The table takes into account the possible alternative where parking
for S2 is provided under S4/S5 instead of underneath S2.
The appropriate parking supply, including the appropriate buffer/cushion over the projected peak parking
demand, (or “effective supply”) for the full Phase II implementation should be assessed closer in time to Phase II
implementation based on the final operations plan and user groups for each of the parking locations.
PARKING OPERATIONS PLAN
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PARKING OPERATIONS PLAN
WALKER CONSULTANTS | 43
Table 23: User Group(s) and Method of Operation of PSJHC Parking at Completion of Phase II
Lot/Garage Name Location User Groups Method of Operation Number of Spaces
S1/S3 South Campus Child & Family Development Center (S1)
and West Ambulatory Care & Research
Building (S3) parkers (staff and
visitors/patients); West Ambulatory &
Acute Care Building (2C) staff
Self-park; possible
attendant for
tandem
4-levels
subterranean,
approx. 498
S2 South Campus Multifamily Housing (S2) residents;
Multifamily Housing (S2) retail
Self-park 23
2I North Campus 20th Street Medical Building (2I)
(staff, physicians & patients);
Phase I (North Campus) staff
Self-park; possible
attendant for
tandem
4-levels
subterranean,
approx. 300
S4/S5 South Campus Education & Conference Center and
East Ambulatory Care & Research
Building (S4), Saint John’s Café, and
Visitor Housing (S5) parkers (staff and
visitors/patients); Phase I (North Campus)
staff; East Ambulatory & Acute Care
Building (2D/E) staff
(Optional – Multifamily Housing (S2)
residents and retail)
Self-park; possible
attendant for
tandem
4-levels
subterranean,
approx. 1,029*
2C North Campus West Ambulatory & Acute Care Building
(2C) visitors/patients; Phase I (North
Campus) visitors/patients
Valet 4-levels
subterranean,
approx. 195
2D/E North Campus East Ambulatory & Acute Care Building
(2D/E) and Mullin Plaza Café
visitors/patients; Phase I (North Campus)
visitors/patients and physicians
Valet for
visitors/patients; self-
park for physicians
4-levels
subterranean,
approx. 211*
Entry Plaza North Campus Phase I (North Campus) visitors/patients Valet 8
ER Lot North Campus Phase I (North Campus) visitors/patients Valet 10
Loading Dock North Campus Phase I (North Campus) staff Self-park 11
Source: Walker Consultants
* Walker recommends that the number of parking spaces to be provided in this stage be reconsidered based on an updated Parking Demand Study
prepared closer in time to construction of this building.
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Phasing Plan B Alternative 1
Section
05
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PROVIDENCE SAINT JOHN’S PHASE II
PHASING PLAN B ALTERNATIVE 1
WALKER CONSULTANTS | 44
This section documents the results of the shared parking analysis and demand by phase analysis for the
following scenario, here forth dubbed Phasing Plan B Alternative 1:
· Identical Phase/building order as Phasing Plan B
· 2C (part of Stage B1) analyzed as a hybrid ambulatory/clinic/research care facility consisting of
77,300 square feet of medical research and 34,700 square feet of ambulatory care/clinic.
o “Phasing Plan B” analyzed 2C as 112,000 square feet of inpatient/clinic uses.
· 200 parking spaces constructed under 2I (Stage B3).
o “Phasing Plan B” analyzed 300 parking spaces under 2I.
· No parking under S2 (part of Stage B1) – S2 parking accommodated in Lot H (interim) and under
S4/S5 (final condition).
Table 24 outlines the use assumptions by stage for Phasing Plan B Alternative 1.
Table 24: Phasing Plan B Alternative 1 Program Uses
Source: PSJHC; Perkins Eastman; MRY Architects
Table 25 details peak parking demand for different user groups by stage. The peak parking demand shown is
cumulative, through the end of each stage. The peak parking demand is at 2:00 PM on weekdays in January.
Use Existing Stage B1 Stage B2 Stage B3 Stage B4 Stage B5 Unit of Measure
Health-Related Services/Neighborhood Commercial 0 5,500 5,500 10,000 18,200 21,200 SF/Floor Area
Restaurant/Coffee Shop 0 0 5,800 5,800 8,500 10,000 SF/Floor Area
Phase I 477,675 475,000 475,000 475,000 475,000 475,000 SF/Floor Area
Phase II Inpatient/Clinic 0 0 0 0 0 75,500 SF/Floor Area
Phase II Ambulatory/Clinic 0 34,700 93,700 93,700 194,400 194,400 SF/Floor Area
Health and Wellness 0 0 0 0 28,300 28,300 SF/Floor Area
Medical Research Facilities 51,055 128,355 136,300 136,300 136,300 136,300 SF/Floor Area
Medical Office Building 0 0 0 50,000 50,000 50,000 SF/Floor Area
Education and Conference Center 0 0 0 0 59,000 59,000 SF/Floor Area
Day Care 6,362 6,362 9,000 9,000 9,000 9,000 SF/Floor Area
Child and Family Development Center 28,308 28,308 25,500 25,500 25,500 25,500 SF/Floor Area
Visitor Housing 0 0 0 0 34 34 Units
Two-Bedroom (Market Rate)0 8 8 8 8 8 Units
Two-Bedroom (Affordable)0 2 2 2 2 2 Units
Replacement Multi-Family Housing
Cumulative Total
Hospital/Health Care
PHASING PLAN B ALTERNATIVE 1
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PROVIDENCE SAINT JOHN’S PHASE II
PHASING PLAN B ALTERNATIVE 1
WALKER CONSULTANTS | 45
Table 25: Phasing Plan B Alternative 1 Cumulative Parking Demand
Phasing Plan B Alternative 1
Source: Walker Consultants
Note there is a decrease in the parking demand from Existing to Phase II Building S2 as new parking demand
generating square footage added in Building S2 is offset by a decrease in the drive ratio due to TDM measures. A
similar situation exists between Building 2C and Building S1.
In the month of peak demand, January, Figure 5 illustrates how demand would change over the course of a
weekday.
Figure 5: Phasing Plan B Alternative 1 - Weekday Hourly Demand in Peak Month at Buildout
Source: Walker Consultants, 2019
User Group Existing S2 2C S1 S3 2I S4 S5 2D/E
Employee 730 691 839 807 919 931 1048 1055 1073
Visitor/Patient 260 256 388 384 556 683 1020 1020 1048
Resident 0 18 18 18 18 18 18 18 18
Visitor Housing Guest 0 0 0 0 0 0 0 16 16
Total 990 965 1245 1209 1493 1632 2086 2109 2155
Cumulative Parking Demand by Building
-
500
1,000
1,500
2,000
2,500
6:00
AM
7:00
AM
8:00
AM
9:00
AM
10:00
AM
11:00
AM
12:00
PM
1:00
PM
2:00
PM
3:00
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PROVIDENCE SAINT JOHN’S PHASE II
PHASING PLAN B ALTERNATIVE 1
WALKER CONSULTANTS | 46
Demand is generally at a peak from 10:00 AM until 2:00 PM and then begins to decline after 3:00 PM.
At this time, we project a peak parking demand of 2,155+ parking spaces at PSJHC based on Phasing Plan B
Alternative 1, on a January weekday upon full Phase II implementation.
PHASING PLAN B ALTERNATIVE 1 – INTERIM PARKING PLAN
STAGE B1A – MULTI-FAMILY HOUSING (S2) BUILDING
BEGINNING OF STAGE B1A – MULTI-FAMILY HOUSING (S2) BUILDING
SUPPLY
• A total of 89 parking spaces would be displaced in Lot H, reducing the parking supply from 1,733 spaces
to 1,644 spaces.
DEMAND
• At the beginning of this stage, there would be a demand for 990 parking spaces.
• The estimated peak construction parking demand is 60 spaces.
There would be a surplus of 594 spaces during the stage after accounting for peak construction parking demand.
END OF STAGE B1A – MULTI-FAMILY HOUSING (S2) BUILDING
SUPPLY
• No new parking capacity would be created in Stage B1A.
• The total parking supply would remain at 1,644 parking spaces.
DEMAND
• Upon completion of Stage B1A (Building S2), there would be demand for an additional 20 parking
spaces, offset by a projected 1%/5% patient-visitor/employee reduction in parking demand on the
PSJHC campus as a whole due to ongoing TDM efforts.
• There would be a total demand of 965 parking spaces after Building S2 is open.
There would be a surplus of 679 spaces after Building S2 is open.
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Packet Pg. 616 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
PROVIDENCE SAINT JOHN’S PHASE II
PHASING PLAN B ALTERNATIVE 1
WALKER CONSULTANTS | 47
STAGE B1A - WEST AMBULATORY & RESEARCH BUILDING (2C)
BEGINNING OF STAGE B1A - WEST AMBULATORY & RESEARCH BUILDING (2C)
SUPPLY
• A total of 68 spaces would be lost in the West Lot.
• The total supply would be 1,576 spaces (598 owned, 978 leased).
DEMAND
• There would be demand for 965 parking spaces.
• Peak construction parking demand in Stage B1 is estimated at 110 parking spaces.
There would be a surplus of 501 spaces during this stage after factoring in peak construction parking demand.
END OF STAGE B1A - WEST AMBULATORY & RESEARCH BUILDING (2C)
SUPPLY
• A new garage with 195, primarily tandem, spaces in a four-level below grade configuration would be
built under Building 2C (West Ambulatory Care - Research Building - North Campus). Because of the
proposed tandem parking configuration, it would best serve 2C visitors/patients as well as Phase I
visitors/patients who drop their vehicles with a valet at the North Campus Entry Plaza.
• The overall parking supply would be 1,771 spaces (793 owned, 978 leased)
DEMAND
• There would be new parking demand associated with the Building 2C uses.
• There would be a total demand of 1,245 parking spaces at the end of the stage.
There would be a surplus of 526 spaces at the end of the stage. At the end of Stage B1A, 64% of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
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PROVIDENCE SAINT JOHN’S PHASE II
PHASING PLAN B ALTERNATIVE 1
WALKER CONSULTANTS | 48
Table 26: Parking Supply and Demand Summary at the End of Stage B1A
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
STAGE B2A – CHILD & FAMILY DEVELOPMENT CENTER (S1) AND WEST AMBULATORY CARE & RESEARCH
BUILDING (S3)
BEGINNING OF STAGE B2A – CHILD & FAMILY DEVELOPMENT CENTER (S1) AND WEST AMBULATORY CARE &
RESEARCH BUILDING (S3)
SUPPLY
• A total of 284 parking spaces would be displaced in Lots B and I.
• There would be some shifting of user groups at various parking locations as a portion of Lot H, which is
currently used by employees, would be needed to accommodate Phase I visitor/patient vehicles.
• The total supply would be 1,487 parking spaces.
DEMAND
• Between the Existing demand, Building 2C, and Building S2, there would be a total demand of 1,245
parking spaces.
• The estimated construction parking peak demand is 205 spaces.
A surplus of 37 parking spaces would be present after accounting for peak construction parking demand.
END OF STAGE B2A – CHILD & FAMILY DEVELOPMENT CENTER (S1) AND WEST AMBULATORY CARE & RESEARCH
BUILDING (S3)
SUPPLY
• A new four-level underground parking garage under Buildings S1 (Child and Family Development Center)
and S3 (West Ambulatory Care and Research Building – South Campus) would add 498 spaces on the
South Campus. It would be a self-park garage, with attendants for tandem spaces, and would serve
Buildings S1 and S3 staff and visitors/patients as well as Phase I visitors/patients.
2C
Start Finish Start Finish
Demand 990 990 965 965 1,245
Supply - Owned 755 666 666 598 793
Supply - Leased 978 978 978 978 978
Peak Const. Parking Demand 0 60 0 110 0
Total Supply 1,733 1,644 1,644 1,576 1,771
Total Demand 990 1,050 965 1,075 1,245
Surplus with Const. Parking 743 594 679 501 526
S2
Stage B1A
Existing
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PROVIDENCE SAINT JOHN’S PHASE II
PHASING PLAN B ALTERNATIVE 1
WALKER CONSULTANTS | 49
• Approximately 184 interim parking spaces could be available on the old JWCI/vacant residential site. If
some or all of this area is used for construction staging, then this capacity would be reduced and more
of the leased parking would be utilized.
• 22 spaces would be lost in the West Lot due to construction of a new driveway.
• The total supply would be 2,147 parking spaces.
DEMAND
• There would be a total demand of 1,493 parking spaces at the end of Stage B2A.
There would be a surplus of 654 spaces at the end of Stage B2A. At the end of Stage B2, 78% of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
Table 27: Parking Supply and Demand Summary at the End of Stage B2
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
STAGE B3A - 20TH STREET MEDICAL BUILDING (2I)
BEGINNING OF STAGE B3A – 20TH STREET MEDICAL BUILDING
SUPPLY
• Approximately 184 interim parking spaces could be available on the old JWCI/vacant residential site. If
the site is used for interim parking, it could serve existing visitor/patient parking demand and Lot H
would no longer need to serve Phase I visitors/patients and would revert to serve only staff. If some or
all of the old JWCI/vacant residential site is utilized for construction staging, then some or all of Lot H
may continue to be used for Phase I visitors/patients and Phase I staff would continue to park at off-site
leased facilities.
• The total supply would be 2,147 parking spaces.
DEMAND
• There would be demand for 1,493 parking spaces from Existing, Stage B1A and Stage B2A uses.
• There would be an estimated peak construction parking demand of 70 spaces.
2C S3/S1
Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,245 1,245 1,493
Supply - Owned 755 666 666 598 793 509 1,169
Supply - Leased 978 978 978 978 978 978 978
Peak Const. Parking Demand 0 60 0 110 0 205 0
Total Supply 1,733 1,644 1,644 1,576 1,771 1,487 2,147
Total Demand 990 1,050 965 1,075 1,245 1,450 1,493
Surplus with Const. Parking 743 594 679 501 526 37 654
S2
Stage B1A Stage B2A
Existing
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PROVIDENCE SAINT JOHN’S PHASE II
PHASING PLAN B ALTERNATIVE 1
WALKER CONSULTANTS | 50
There would be a surplus of 584 spaces during the stage after factoring in peak construction parking demand.
END OF STAGE B3A – 20TH STRET MEDICAL BUILDING
SUPPLY
• The 20th Street Medical Building (2I), to be built along 20th Street on the North Campus, would include
subterranean parking and limited at-grade parking located behind the street fronting commercial space
with approximately 200 spaces. This garage would be a self-park garage and would be used to park the
medical office building constructed above the parking, with additional parking to serve Phase I
employees.
• The overall parking supply would be 2,347 spaces.
DEMAND
• There would be new parking demand associated with the proposed medical office building.
• There would be a total demand of 1,632 parking spaces at the end of the stage.
There would be a surplus of 715 spaces at the end of the stage. At the end of Stage B3, 84% of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
Table 28: Parking Supply and Demand Summary at the End of Stage B3
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
2C S3/S1
Start Finish Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,245 1,245 1,493 1,493 1,632
Supply - Owned 755 666 666 598 793 509 1,169 1,169 1,369
Supply - Leased 978 978 978 978 978 978 978 978 978
Peak Const. Parking Demand 0 60 0 110 0 205 0 70 0
Total Supply 1,733 1,644 1,644 1,576 1,771 1,487 2,147 2,147 2,347
Total Demand 990 1,050 965 1,075 1,245 1,450 1,493 1,563 1,632
Surplus with Const. Parking 743 594 679 501 526 37 654 584 715
S2
Stage B3AStage B1A Stage B2A
Existing 2I
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PROVIDENCE SAINT JOHN’S PHASE II
PHASING PLAN B ALTERNATIVE 1
WALKER CONSULTANTS | 51
STAGE B4A - EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH BUILDING (S4)
AND VISITOR HOUSING (S5)
BEGINNING OF STAGE B4A – EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH
BUILDING (S4) AND VISITOR HOUSING (S5)
SUPPLY
• A total of 416 spaces would be displaced at the beginning of this stage due to removal of the temporary
surface lot added in Stage B (184 spaces), the loss of 17 additional spaces in Lot C, and the removal of
the balance of Lot H (215 spaces).
• There would be 1,931 spaces available (953 owned, 978 leased) during Stage B4A.
DEMAND
• There would be demand of 1,632 parking spaces from existing, Stage B1A, Stage B2A and Stage B3A
uses.
• The peak construction parking demand is estimated at 245 parking spaces.
There would be a surplus of 54 spaces during this stage after factoring in peak construction parking demand.
END OF STAGE B4A – EDUCATION & CONFERENCE CENTER AND EAST AMBULATORY CARE & RESEARCH
BUILDING (S4) AND VISITOR HOUSING (S5)
SUPPLY
• It is estimated that the subterranean garage beneath the Education & Conference Center and East
Ambulatory Care & Research Building (S4) and Visitor Housing (S5) Building will include approximately
1,029 spaces in a four-level below-grade configuration and would serve Phase I visitors/patients, 2C
employees, users/staff in Buildings S4 and S5, and staff previously utilizing leased parking. Once fully
constructed and operational, there would be sufficient owned parking supply to meet peak parking
demand. For purposes of this report, we have assumed that 700 leased parking spaces would be
released at the end of this stage and that 278 leased spaces would be maintained to provide a buffer
and with the anticipation that owned spaces would be taken off-line as part of the next/Stage B5A
construction period.
• The total supply would be 2,260 spaces (1,982 owned, 278 leased)
DEMAND
• There would be new parking demand associated with the S4 and S5 uses, partially offset by increased
TDM measures.
• There would be a total demand of 2,109 parking spaces at the end of the stage.
There would be a surplus of 151 spaces at the end of the stage. At the end of Stage B4, 94% of PSJHC’s peak
parking demand would be accommodated at owned parking locations.
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PROVIDENCE SAINT JOHN’S PHASE II
PHASING PLAN B ALTERNATIVE 1
WALKER CONSULTANTS | 52
Table 29: Parking Supply and Demand Summary at the End of Stage B4
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
STAGE B5A - EAST AMBULATORY & ACUTE CARE BUILDING (2D/E)
BEGINNING OF STAGE B5A – EAST AMBULATORY & ACUTE CARE BUILDING (2D/E)
SUPPLY
• The balance of Lot C, totaling 31 spaces, would be removed at the beginning of the stage.
• The total parking supply would be 2,229 parking spaces.
DEMAND
• There would be demand for 2,109 parking spaces from existing, Stage B1A, Stage B2A, Stage B3A and
Stage B4A uses.
• The peak construction parking demand is estimated at 110 parking spaces.
There would be a surplus of 10 spaces during the stage after factoring in peak construction parking demand.
END OF STAGE B5A – EAST AMBULATORY & ACUTE CARE BUILDING (2D/E)
SUPPLY
• At this time, it is assumed that the subterranean garage beneath the East Ambulatory & Acute Care
Building (Building 2D/E) will include approximately 211 spaces in a four-level below-grade configuration.
Given its location, it would best serve Building 2D/E visitors/patients who utilize a valet, Phase I
visitors/patients who drop their vehicles with a valet at the entry plaza and Phase I physicians who self-
park.
• Staff in Buildings 2C and 2D/E would park in S1/S3, S4/S5 or 2I garages.
• The remaining 278 leased parking spaces could be released.
• The total supply would be 2,162 parking spaces, all owned by PSJHC.
DEMAND
• Upon completion of Stage B5A, which consists of Building 2D/E, there would be a total demand of 2,155
parking spaces at the end of the stage.
2C S3/S1
Start Finish Start Finish Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,245 1,245 1,493 1,493 1,632 1,632 2,109
Supply - Owned 755 666 666 598 793 509 1,169 1,169 1,369 953 1,982
Supply - Leased 978 978 978 978 978 978 978 978 978 978 278
Peak Const. Parking Demand 0 60 0 110 0 205 0 70 0 245 0
Total Supply 1,733 1,644 1,644 1,576 1,771 1,487 2,147 2,147 2,347 1,931 2,260
Total Demand 990 1,050 965 1,075 1,245 1,450 1,493 1,563 1,632 1,877 2,109
Surplus with Const. Parking 743 594 679 501 526 37 654 584 715 54 151
S2
Stage B3A Stage B4AStage B1A Stage B2A
Existing 2I S4/S5
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PROVIDENCE SAINT JOHN’S PHASE II
PHASING PLAN B ALTERNATIVE 1
WALKER CONSULTANTS | 53
There would be a surplus of 7 spaces at the end of the stage, or approximately 0.3% of demand. The
recommend parking supply, including the appropriate buffer/cushion over the projected peak parking demand,
(or “effective supply”) for the full Phase II implementation should be assessed closer in time to Phase II
implementation based on the final operations plan and user groups for each of the parking locations. At the end
of Stage B5A, all of PSJHC’s peak parking demand would be accommodated at owned parking locations. The
following table summarizes the parking supply and demand by stage and at build-out.
Table 30: Parking Supply and Demand Summary at the End of Stage B5A
Source: PSJHC; Perkins Eastman; MRY Architects; Walker Consultants
As explained in this Section and summarized in Table 31, below, Providence Saint John’s will improve its current
ratio of owned parking supply to peak parking demand during Phase II implementation.
Table 31: Parking Demand and Owned Parking Supply Summary Phasing Plan B Alternative 1
Source: Walker Consultants
* Walker recommends that the number of parking spaces to be provided in this stage be reconsidered based on an updated Parking Demand Study
prepared closer in time to construction of this building.
2C S3/S1
Start Finish Start Finish Start Finish Start Finish Start Finish Start Finish
Demand 990 990 965 965 1,245 1,245 1,493 1,493 1,632 1,632 2,109 2,109 2,155
Supply - Owned 755 666 666 598 793 509 1,169 1,169 1,369 953 1,982 1,951 2,162
Supply - Leased 978 978 978 978 978 978 978 978 978 978 278 278 0
Peak Const. Parking Demand 0 60 0 110 0 205 0 70 0 245 0 110 0
Total Supply 1,733 1,644 1,644 1,576 1,771 1,487 2,147 2,147 2,347 1,931 2,260 2,229 2,162
Total Demand 990 1,050 965 1,075 1,245 1,450 1,493 1,563 1,632 1,877 2,109 2,219 2,155
Surplus with Const. Parking 743 594 679 501 526 37 654 584 715 54 151 10 7
Stage B5A
S2
Stage B3A Stage B4AStage B1A Stage B2A
Existing 2I S4/S5 2D/E
Existing End of Stage B1A End of Stage B2A End of Stage B3A End of Stage B4A* End of Stage BA5*
Total Demand 990 1245 1493 1632 2109 2155
Owned Spaces 755 793 1169 1369 1982 2162
Owned as a % of Total Demand 76%64%78%84%94%100%
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Time of Day/Month of Year Factors
Appendix
A
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Monthly Adjustments for Customer/Visitor ParkingJanFebMarAprMayJunJulAugSepOctNovDecLate DecConvenience Goods and Services95%90%95%95%100%95%90%85%90%85%90%95%100%Generic Retail95%90%95%95%100%95%90%85%90%85%90%95%100%Child & Family Development Center100%99%93%100%96%93%97%95%91%98%90%91%91%Restaurants/Coffee Shops85%86%95%92%96%95%98%99%91%96%93%100%95%Hospital100%99%93%100%96%93%97%95%91%98%90%91%91%Health and Wellness95%90%95%95%100%95%90%85%90%85%90%95%100%Ambulatory Services100%99%93%100%96%93%97%95%91%98%90%91%91%Visitor Housing100%100%100%100%100%100%95%95%100%100%100%100%100%Residential Guest100%100%100%100%100%100%95%95%100%100%100%100%100%Research100%100%100%100%100%100%95%95%100%100%100%100%80%Medical Office Building100%100%100%100%100%100%95%95%100%100%100%100%80%Day Care100%100%100%100%100%100%95%95%100%100%100%100%80%Education and Conference Center100%100%100%100%100%100%95%95%100%100%100%100%80%Monthly Adjustments for Employee/Resident ParkingJanFebMarAprMayJunJulAugSepOctNovDecLate DecConvenience Goods and Services100%100%100%100%100%95%90%90%95%95%100%100%100%Generic Retail100%100%100%100%100%95%90%90%95%95%100%100%100%Child & Family Development Center100%100%100%100%100%100%95%95%100%100%100%100%90%Restaurants/Coffee Shops100%100%100%100%100%95%90%90%95%95%100%100%100%Hospital100%100%100%100%100%100%95%95%100%100%100%100%90%Health and Wellness100%100%100%100%100%95%90%90%95%95%100%100%100%Ambulatory Services100%100%100%100%100%100%95%95%100%100%100%100%90%Hotel100%100%100%100%100%100%100%100%100%100%100%100%100%Residential Reserved100%100%100%100%100%100%100%100%100%100%100%100%100%Residential Unreserved100%100%100%100%100%100%95%95%100%100%100%100%100%Research100%100%100%100%100%100%95%95%100%100%100%100%80%Medical Office Building100%100%100%100%100%100%95%95%100%100%100%100%80%Day Care100%100%100%100%100%100%95%95%100%100%100%100%80%Education and Conference Center100%100%100%100%100%100%95%95%100%100%100%100%80%9.A.ePacket Pg. 625Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 :
Time of Day for Weekday Demand6:00 AM7:00 AM8:00 AM9:00 AM10:00 AM11:00 AM12:00 PM1:00 PM2:00 PM3:00 PM4:00 PM5:00 PM6:00 PM7:00 PM8:00 PM9:00 PM10:00 PM11:00 PM12:00 AMGeneric RetailCustomer0% 0% 30% 75% 80% 90% 100% 100% 100% 100% 100% 95% 75% 45% 25% 15% 0% 0% 0%Employee5% 15% 40% 80% 90% 100% 100% 100% 100% 100% 100% 95% 80% 50% 35% 20% 5% 0% 0%Child & Family Development CenterCustomer0%10%90%90%100%100%100%100%100%100%90%80%67%30%20%20%15%15%10%Employee15%45%80%100%100%100%100%100%100%100%100%100%67%30%20%20%15%15%10%Restaurants/Coffee ShopsCustomer5%10%20%30%55%85%100%100%90%60%55%60%85%80%50%30%20%10%5%Employee15%20%30%40%75%100%100%100%95%70%60%70%90%90%60%40%30%20%20%HospitalCustomer0%10%50%65%80%90%100%100%100%90%80%60%50%20%20%10%0%0%0%Employee15%45%80%95%100%100%100%100%100%95%80%50%35%35%30%20%15%15%10%Health and WellnessCustomer0%10%90%90%100%100%100%100%100%100%90%80%67%30%20%20%15%15%10%Employee15%45%80%100%100%100%100%100%100%100%100%100%67%30%20%20%0%0%10%Ambulatory ServicesCustomer0%10%90%90%100%100%100%100%100%100%90%80%67%30%20%20%15%15%10%Employee15%45%80%100%100%100%100%100%100%100%100%100%67%30%20%20%15%15%10%Visitor HousingGuest95%95%90%80%75%75%75%75%75%75%75%80%85%85%90%95%95%100%100%Employee5%30%90%90%100%100%100%100%100%100%90%70%40%20%20%20%20%10%5%ResidentialGuest0%20%20%20%20%20%20%20%20%20%20%40%60%100%100%100%100%80%50%Residential Resident Reserved100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%ResidentialResident Unreserved100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%100%ResearchVisitor0%1%20%60%100%45%15%45%100%45%15%10%5%2%1%0%0%0%0%Employee3%30%75%95%100%100%100%100%100%100%90%80%70%60%50%35%25%15%10%Medical Office BuildingCustomer0%0%90%90%100%100%30%90%100%100%90%80%67%30%15%0%0%0%0%Employee0%0%60%100%100%100%100%100%100%100%100%100%67%30%15%0%0%0%0%Day CareCustomer0%50%100%80%0%0%30%0%0%30%80%100%80%30%0%0%0%0%0%Employee0%60%80%100%100%100%100%100%100%100%100%100%60%20%0%0%0%0%0%Education and Conference CenterCustomer0%30%90%100%100%100%100%100%100%100%100%100%100%100%100%100%60%0%0%Employee0%0%80%100%100%100%100%100%100%100%100%100%80%80%70%70%50%0%0%9.A.ePacket Pg. 626Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 :
WALKERCONSULTANTS .COM
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APPENDIX D: FIRE & DOMESTIC WATER STUDY
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FIRE AND DOMESTIC WATER STUDY
Providence Saint John’s Health Center Phase II Project
2121 Santa Monica Blvd
Santa Monica, CA 90404
KPFF Job # 114230
August 2018
CLIENT: PREPARED BY:
Perkins Eastman
5510 Lincoln Blvd, Suite 250
Los Angeles, CA 90094
(310) 829-2249
KPFF Consulting Engineers
700 South Flower Street Suite 2100
Los Angeles, California 90017
(213) 418-0201
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700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 Page 2 KPFF Job #114230
Table of Contents
Summary .................................................................................................................................................................. 2
Proposed Infrastructure Improvements ...................................................................................................... 2
Existing Conditions ............................................................................................................................................... 3
Fire Flow Test Results ......................................................................................................................................... 3
Fire Hydrant 831 Test Results .................................................................................................................... 3
Fire Hydrant 823 Test Results .................................................................................................................... 5
Fire Hydrant 830 Test Results .................................................................................................................... 7
Fire Hydrant 629 Test Results .................................................................................................................... 8
Water Line Relocation ......................................................................................................................................... 9
Summary
Fire flow tests were conducted by the City of Santa Monica to determine the available flow and
pressure in the public water lines serving the Saint John’s Health Center property. Based on
preliminary estimates for fire and domestic demand, the public water mains are adequate to
service the proposed Phase II development. Fire flow requirements were determined in
accordance with Appendix B of the California Fire Code, which has been adopted by the City of
Santa Monica Municipal Code per Section 8.40.010. Domestic water demand was determined
by using a 1:1.15 ratio between the most conservative projected sewage generation and the
projected water demand. The conservative sewage values that determine the water demand
are extracted from “Appendix C –Sewage Generation Factors” from the City of Los Angeles
Sewerage Facilities Charge Guide. The total estimated peak water demand for the proposed
buildings is approximately 488,000 GPD.
Proposed Infrastructure Improvements
Due to the addition of the proposed developments for this phase of the Health Center project,
a northern portion of the water main on 21st St. is proposed to be relocated west to 20th Place
and then connect back to the existing water main on 21st St. Alternatively, another option is to
protect the water main in place. Additionally, there will be new water laterals that connect the
proposed buildings to the existing public water mains.
9.A.e
Packet Pg. 631 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 Page 3 KPFF Job #114230
Existing Conditions
There are nine public water lines adjacent to the site:
8-inch lines are located on 20th Street, Arizona Avenue, Broadway, and 23rd Street.
12-inch lines are located on Santa Monica Boulevard, Broadway, and 21st Street.
24-inch lines are located on Arizona Avenue and Broadway.
The site is currently being serviced by water service laterals connected to the 8-inch lines on
Arizona Avenue, 23rd Street, and 20th Street, and the 12-inch lines on Santa Monica Boulevard,
21st Street, and Broadway. The location of these existing water lines can be seen on the exhibit
in Appendix D.
Fire Flow Test Results
The City of Santa Monica conducted fire flow tests using four hydrants located on 20th Street,
Santa Monica Boulevard, 21st Street, and Broadway, respectively. The fire hydrant locations, as
well as the results of the flow test are shown in Appendix A; these locations were suggested by
City staff in order to account for the entire project area. There are 17 fire hydrants adjacent to
the site that are available for fire services. These hydrants would provide additional capacity
beyond that demonstrated in the fire flow test results. Four hydrants are on the north side of
Arizona Avenue, one on the west side of 20th Street, two on the west side of 23rd Street, three
on the north side of Santa Monica Boulevard, two on the south side of Santa Monica Boulevard,
two on the west side of 21st Street, and three on the south side of Broadway. These hydrants
are also shown in Appendix A. The domestic water and fire water would be sourced from the
same public water mains; the flow from the hydrants was used to calculate the available flow in
the public water mains. The proposed buildings will be fully sprinklered and thus a 50%
reduction in the required fire flow is allowed per the California Fire Code.
Fire Hydrant 831 Test Results
As shown in Appendix D, fire hydrant 831 (FH 831) is projected to serve proposed buildings S5
and S2. Per the fire flow test results, the total available flow for FH 831 is 2,353 gpm at 82 psi,
or 5,711 gpm at 20 psi. Detailed calculations of the total available flow can be found in
Appendix E. As mentioned in the summary, a 1:1.15 ratio between the most conservative
projected sewage generation and water demand was used to calculate the water demand of
9.A.e
Packet Pg. 632 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 Page 4 KPFF Job #114230
the proposed S5 and S2 buildings. Sewage generation was calculated by using the sewage
generation factors provided by the City of Los Angeles Sewerage Facilities Charge Guide.
Previously approved domestic fire and water studies conducted within the City of Santa Monica
utilize the City of Los Angeles Sewerage Facilities Charge guide to calculate the water demand,
therefore this accepted methodology was adopted for this report. Refer to Appendix C for
sewage generation factors. The aforementioned methodology was also used to calculate the
domestic water demand for proposed buildings and parking serviced by fire hydrants 629, 823,
and 830. This calculation takes into account a peaking factor of 2.5 and a water to sewer ratio
of 1.15. As calculated in Table 1, the peak domestic water demand for the proposed buildings
and parking serviced by fire hydrant 831 is estimated to be 20,471 gpd, or 14.22 gpm.
Table 1: FH 831 Proposed Domestic Water/Fire Water Demand Summary
Water Demand
Category
Construction
Type
Area or
Unit
Average Daily
Sewer Flow
Rate*
Water-
Sewer
Ratio
Peak Daily
Demand
(gpd)
Peak Daily
Demand
(gpm)
Required
Fire Flow
Demand
(gpm)**
Available
Flow
(at 20 psi)
S2 –
Residential:
Apt. – 2
bedroom
Type V-A
10
units
***
150/dwelling
Unit
1.15
4,313 2.99 875
5,711
S2 –
Commercial
Use
Type V-A 800 sf 50/1000 Gr.
Sq. ft. 115 0.08 750
S2 - Parking Type V-A 23,987
sf
20/1000 Gr.
Sq. ft. 1,380 0.96 1,375
S5 –
Residential:
Apt. 1 bed/2
bath
Type 1-A/1-
B
34
units
150/dwelling
Unit
1.15 14,663 10.18 1,000
Total 20,471 14.22
*Sewage Generation Factors from City of Los Angeles Sewerage Facilities Charge Guide, Residential and Commercial Categories (see
Appendix C).
**Values in this column are a 50% reduction of values found in Table B105.1(2) of Appendix B in the California Fire Code due to the
fully sprinklered condition of the building.
*** Unit sized assumed to be 1,000 sf
9.A.e
Packet Pg. 633 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 Page 5 KPFF Job #114230
A preliminary calculation using the 2016 California Fire Code (CFC) for Type I and Type V
construction showed a required fire flow demand of 1,375 gpm at 20 PSI. Based on the flow
report, and the project demands, the existing available water flow and pressure is adequate to
serve the proposed development.
Buildings S5 and S2 are proposed to be fully sprinklered, therefore the CFC allows 25% of values
provided in Table B105.1(2) in Appendix B of the California Fire Code. In the interest of
conservative analysis, the values shown in the table are 50% of the values provided in Table
B105.1(2). Appendix B of the fire code can be found in Appendix B of this report.
Based on Appendix C of the California Fire Code, for fire flow demand less than 1,750 gpm, 1
hydrant is required to service the building. The existing hydrant is adequate to serve the
aforementioned buildings. Appendix C of the fire code can be found in Appendix B of this
report.
Fire Hydrant 823 Test Results
Proposed structures 2C, 2D/E, and S4 are served by fire hydrant 823 (FH 823), as shown in
Appendix D. The total available flow for FH 823 is 2,468 gpm at 85 psi, or 5,447 gpm at 20 psi, as
shown in Appendix E. Similar to the methodology used to determine the domestic water
demand for the above FH 831 section, the domestic water demand for proposed structures 2C,
2D/E and S4 is estimated based on square footage and anticipated average sewage generation
factors corresponding to the building occupancy types. As calculated in Table 2, the domestic
water demand is estimated to be approximately 306,679 gpd, or 212.97 gpm.
9.A.e
Packet Pg. 634 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 Page 6 KPFF Job #114230
Table 2: FH 823 Proposed Domestic Water/Fire Water Demand Summary
Water
Demand
Category
Construction
Type
Area or
Unit
Average
Daily
Sewer Flow
Rate*
Water-
Sewer
Ratio
Peak
Daily
Demand
(gpd)
Peak
Daily
Demand
(gpm)
Required
Fire Flow
Demand**
(gpm)
Available
Flow
(at 20 psi)
S4 –
Auditorium Type 1-A 250 seats 3/seats
1.15
2,156 1.50
2,375
5,447
S4 – Office Type 1-A 35,350 sf 120/1000
Gr. Sq. ft. 12,196 8.47
S4 –
Medical
Office/Clinic
Type 1-A 155,000
sf
250/1000
Gr. Sq. ft.
111,406
77.37
S4/S5 -
Parking Type 1-A 462,429
sf
20/1000
Gr. Sq. ft. 26,590 18.47 3,000
2C –
Medical
Office/Clinic
Type 1-A 117,500
sf
250/100
Gr. Sq. ft. 84,454 58.65 1,875
2C - Parking Type 1-A 118,265
sf
20/1000
Gr. Sq. ft. 6,800 4.72 1,875
2D/E –
Medical
Office/Clinic
Type 1-A 78,500sf 250/100
Gr. Sq. ft. 1.15
56,422 39.18 1,500
2D/E -
Parking Type 1-A 115,729
sf
20/1000
Gr. Sq. ft. 6,655 4.62 1,875
Total 306,679 212.97
*Sewage Generation Factors from City of Los Angeles Sewerage Facilities Charge Guide, Residential and Commercial
Categories (see Appendix C).
**Values in this column are a 50% reduction of values found in Table B105.1(2) of Appendix B in the California Fire Code
due to the fully sprinklered condition of the building.
A preliminary calculation using the 2016 California Fire Code for Type I-A construction showed a
required fire flow demand of at least 3,000 gpm at 20 PSI. Based on the flow report, and the
project demands, the existing available water flow and pressure is adequate to serve the
proposed development.
Buildings 2C and 2D/E are proposed to be fully sprinklered, therefore the CFC allows 25% of
values provided in Table B105.1(2) in Appendix B of the California Fire Code. In the interest of
conservative analysis, the values shown in the table are 50% of the values provided in Table
B105.1(2). Appendix B of the fire code can be found in Appendix B of this report.
9.A.e
Packet Pg. 635 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 Page 7 KPFF Job #114230
Based on Appendix C of the California Fire Code, for fire flow demand of 3,000 gpm, 3 hydrants
are required to service this area. It may be possible to utilize the other hydrants on Santa
Monica Blvd that are in proximity of 2C and for additional capacity. However, if coverage of the
building is not achieved through the existing hydrants, additional hydrants will be required.
Fire Hydrant 830 Test Results
Fire hydrant 830 (FH 830) is proposed to service building areas S1 and S3, as shown in Appendix
D. The total available flow for FH 830 is 1,921 gpm at 85 psi, or 4,240 gpm at 20 psi, as shown in
Appendix E. The domestic water demand for areas S1 and S3 were calculated using the values
found in Table 3. The calculated projected water demand is estimated to be approximately
116,572 gpd or 80.95 gpm.
Table 3: FH 830 Proposed Domestic Water/Fire Water Demand Summary
Water Demand
Category
Construction
Type
Area or
Unit
Average
Daily
Sewer
Flow Rate*
Water
-
Sewer
Ratio
Peak
Daily
Demand
(gpd)
Peak
Daily
Demand
(gpm)
Required
Fire Flow
Demand
(gpm)**
Available Flow
(at 20 psi)
S1 – Counseling
Center Type 1-A 25,500
sf
120/1000
Gr. Sq. ft.
1.15
8,798 6.11
1,000
4,240
S1 – School:
Nursery Day Care Type 1-A 73
persons 9/person 1,889 1.31
S3- Medical Lab Type 1-A 58,000
sf
250/1000
Gr. Sq. ft. 41,688 28.95
1,875 S3- Medical
Office/Clinic Type 1-A 65,000
sf
250/1000
Gr. Sq. ft. 46,719 32.44
S1/S3 - Parking Type 1-A 303,973
sf
20/1000
Gr. Sq. ft. 17,479 12.14 3,000
Total 116,572 80.95
*Sewage Generation Factors from City of Los Angeles Sewerage Facilities Charge Guide, Residential and Commercial
Categories (see Appendix C).
** Values in this column are a 50% reduction of values found in Table B105.1(2) of Appendix B in the California Fire Code
due to the fully sprinklered condition of the building.
A preliminary calculation using the 2016 California Fire Code for Type I-A construction showed
the required fire flow demand to be at least 3,000 gpm at 20 PSI. Based on the flow report, and
the project demands, the existing available water flow and pressure is adequate to serve the
proposed development.
9.A.e
Packet Pg. 636 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 Page 8 KPFF Job #114230
Buildings S1 and S3 are proposed to be fully sprinklered, therefore the CFC allows 25% of values
provided in Table B105.1(2) in Appendix B of the California Fire Code. In the interest of
conservative analysis, the values shown in the table are 50% of the values provided in Table
B105.1(2). Appendix B of the fire code can be found in Appendix B of this report.
Based on Appendix C of the California Fire Code, for fire flow demand of 3,000 gpm, 3 hydrants
are required to service this area. 1 hydrant currently exists to service the two buildings. Two
additional hydrants will be required to adequately service the proposed buildings. The two
additional hydrants may be located along the proposed 20th Place for the additional capacity.
Fire Hydrant 629 Test Results
Fire hydrant 629 (FH 629) serves building 2I, as shown in Appendix D. The total available flow
for this fire hydrant, as shown in Appendix E, is 2,717 gpm at 80 psi, or 7,149 gpm at 20 psi. The
domestic water demand for building 2I is estimated based on building usage types and
corresponding sewage generation factors provided by the City of Los Angeles Sewerage
Facilities Charge Guide. As summarized in Table 4, the domestic water demand for building 2I is
estimated to be approximately 44,510 gpd, or 30.91 gpm.
Table 4: FH 629 Proposed Domestic Water/Fire Water Demand Summary
Water
Demand
Category
Construction
Type
Area or
Unit
Average Daily
Sewer Flow
Rate*
Water-
Sewer
Ratio
Peak
Daily
Demand
(gpd)
Peak
Daily
Demand
(gpm)
Required
Fire Flow
Demand
(gpm)**
Available
Flow
(at 20 psi)
2I- Medical
Office/ Clinic Type 1-A 50,000
sf
250/1000 Gr.
Sq. ft.
1.15
35,938 24.96 1,250
7,149
2I-
Neighborhood
Commercial
Use
Type 1-A 4,500 sf 50/1000 Gr. Sq.
ft. 647 0.45 1,500
2I- Parking Type 1-A 137,828
sf
20/1000 Gr. Sq.
ft. 7,925 5.50 2,000
Total 44,510 30.91
*Sewage Generation Factors from City of Los Angeles Sewerage Facilities Charge Guide, Residential and Commercial
Categories (see Appendix C).
**Values in this column are a 50% reduction of values found in Table B105.1(2) of Appendix B in the California Fire Code due
to the fully sprinklered condition of the building.
9.A.e
Packet Pg. 637 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 Page 9 KPFF Job #114230
A preliminary calculation using the 2016 California Fire Code for Type IA construction showed
the required fire flow demand to be at least 2,750 gpm at 20 PSI (2,750 gpm is a combination of
the different uses within 2I). Based on the flow report, and the project demands, the existing
available water flow and pressure is adequate to serve the proposed development.
Buildings 2I is proposed to be fully sprinklered, therefore the CFC allows 25% of values provided
in Table B105.1 (2) in Appendix B of the California Fire Code. In the interest of conservative
analysis, the values shown in the table are 50% of the values provided in Table B105.1(2).
Appendix B of the fire code can be found in Appendix B of this report.
Based on Appendix C of the California Fire Code, for fire flow demand of 3,000 gpm, 3 hydrants
are required to service this area. In the existing condition, 1 hydrant exists to service the
building. Two additional hydrants will be required to adequately service the proposed building.
Water Line Relocation
In addition to the analysis of the capacity of existing water infrastructure, the existing water line
locations must be considered as well when determining the feasibility of a proposed
development. To accommodate for the proposed subterranean parking structure, the
relocation of water infrastructure may be required. The proposed Phase II project includes
subterranean parking on Providence Saint John’s South Campus, including under the northern
portion of 21st Street is proposed for vacation. This parking area conflicts with the northern half
of the 12” water line on 21st Street, as shown in Appendix F.
9.A.e
Packet Pg. 638 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 KPFF Job #114230
APPENDIX A
FIRE HYDRANT LOCATIONS AND FLOW RESULTS
9.A.e
Packet Pg. 639 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
FLOW(GPM)271724689.A.ePacket Pg. 640Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
831FLOW(GPM)192123539.A.ePacket Pg. 641Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
FH 629FH 823FH 830FH 8319.A.ePacket Pg. 642Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 KPFF Job #114230
APPENDIX B
APPENDIX B & APPENDIX C OF THE CALIFORNIA FIRE CODE
9.A.e
Packet Pg. 643 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
2016 CALIFORNIA FIRE CODE 609
CALIFORNIA FIRE CODE – MATRIX ADOPTION TABLE
APPENDIX B – FIRE-FLOW REQUIREMENTS FOR BUILDINGS
(Matrix Adoption Tables are non-regulatory, intended only as an aid to the user.
See Chapter 1 for state agency authority and building applications.)
APPENDIX B
FIRE-FLOW REQUIREMENTS FOR BUILDINGS
SECTION B101
GENERAL
B101.1 Scope. The procedure for determining fire-flow
requirements for buildings or portions of buildings hereafter
constructed shall be in accordance with this appendix. This
appendix does not apply to structures other than buildings.
SECTION B102
DEFINITIONS
B102.1 Definitions. For the purpose of this appendix, certain
terms are defined as follows:
FIRE-FLOW. The flow rate of a water supply, measured at
20 pounds per square inch (psi) (138 kPa) residual pressure,
that is available for fire fighting.
FIRE-FLOW CALCULATION AREA. The floor area, in
square feet (m2), used to determine the required fire flow.
SECTION B103
MODIFICATIONS
B103.1 Decreases. The fire chief is authorized to reduce the
fire-flow requirements for isolated buildings or a group of
buildings in rural areas or small communities where the
development of full fire-flow requirements is impractical.
B103.2 Increases. The fire chief is authorized to increase the
fire-flow requirements where conditions indicate an unusual
susceptibility to group fires or conflagrations. An increase
shall not be more than twice that required for the building
under consideration.
B103.3 Areas without water supply systems. For informa-
tion regarding water supplies for fire-fighting purposes in
rural and suburban areas in which adequate and reliable water
supply systems do not exist, the fire code official is autho-
rized to utilize NFPA 1142 or the California Wildland-Urban
Interface Code.
SECTION B104
FIRE-FLOW CALCULATION AREA
B104.1 General. The fire-flow calculation area shall be the
total floor area of all floor levels within the exterior walls,
and under the horizontal projections of the roof of a building,
except as modified in Section B104.3.
B104.2 Area separation. Portions of buildings which are
separated by fire walls without openings, constructed in
accordance with the California Building Code, are allowed to
be considered as separate fire-flow calculation areas.
B104.3 Type IA and Type IB construction. The fire-flow
calculation area of buildings constructed of Type IA and
Type IB construction shall be the area of the three largest suc-
cessive floors.
Exception: Fire-flow calculation area for open parking
garages shall be determined by the area of the largest
floor.
SECTION B105
FIRE-FLOW REQUIREMENTS FOR BUILDINGS
B105.1 One- and two-family dwellings, Group R-3 and R-
4 buildings and townhouses. The minimum fire-flow and
flow duration requirements for one- and two-family dwell-
ings, Group R-3 and R-4 buildings and townhouses shall be
as specified in Tables B105.1(1) and B105.1(2).
* The California Code of Regulations (CCR), Title 19, Division 1 provisions that are found in the California Fire Code are a reprint from the current CCR,
Title 19, Division 1 text for the code user’s convenience only. The scope, applicability and appeals procedures of CCR, Title 19, Division I remain the same.
Adopting Agency BSC BSC-
CG
SFM HCD DSA OSHPD BSCC DPH AGR DWR CEC CA SL SLCT-24T-19*121/ACACSS1234
Adopt Entire Chapter
Adopt Entire Chapter as
amended (amended sections
listed below)
X
Adopt only those sections that
are listed below
[California Code of Regulations,
Title 19, Division 1]
Chapter / Section
B105.2 X
9.A.e
Packet Pg. 644 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
APPENDIX B
610 2016 CALIFORNIA FIRE CODE
TABLE B105.1(1)
REQUIRED FIRE-FLOW FOR ONE- AND TWO-FAMILY DWELLINGS, GROUP R-3 AND R-4 BUILDINGS AND TOWNHOUSES
For SI: 1 square foot = 0.0929 m
2, 1 gallon per minute = 3.785 L/m.
FIRE-FLOW
CALCULATION AREA
(square feet)
AUTOMATIC SPRINKLER SYSTEM
(Design Standard)
MINIMUM FIRE-FLOW
(gallons per minute)
FLOW DURATION
(hours)
0-3,600 No automatic sprinkler system 1,000 1
3,601 and greater No automatic sprinkler system Value in
Table B105.1(2)
Duration in Table B105.1(2) at
the required fire-flow rate
0-3,600 Section 903.3.1.3 of the California Fire Code
or Section 313.3 of the California Residential Code 500 1/2
3,601 and greater Section 903.3.1.3 of the California Fire Code
or Section 313.3 of the California Residential Code
1/2 value in
Table B105.1(2)1
TABLE B105.1(2)
REFERENCE TABLE FOR TABLES B105.1(1) AND B105.2
For SI: 1 square foot = 0.0929 m
2, 1 gallon per minute = 3.785 L/m, 1 pound per square inch = 6.895 kPa.
a. Types of construction are based on the California Building Code.
b. Measured at 20 psi residual pressure.
FIRE-FLOW CALCULATION AREA (square feet)FIRE-FLOW
(gallons per minute)b
FLOW DURATION
(hours)Type IA and IBa Type IIA and IIIAa Type IV and V-Aa Type IIB and IIIBa Type V-Ba
0-22,700 0-12,700 0-8,200 0-5,900 0-3,600 1,500
2
22,701-30,200 12,701-17,000 8,201-10,900 5,901-7,900 3,601-4,800 1,750
30,201-38,700 17,001-21,800 10,901-12,900 7,901-9,800 4,801-6,200 2,000
38,701-48,300 21,801-24,200 12,901-17,400 9,801-12,600 6,201-7,700 2,250
48,301-59,000 24,201-33,200 17,401-21,300 12,601-15,400 7,701-9,400 2,500
59,001-70,900 33,201-39,700 21,301-25,500 15,401-18,400 9,401-11,300 2,750
70,901-83,700 39,701-47,100 25,501-30,100 18,401-21,800 11,301-13,400 3,000
383,701-97,700 47,101-54,900 30,101-35,200 21,801-25,900 13,401-15,600 3,250
97,701-112,700 54,901-63,400 35,201-40,600 25,901-29,300 15,601-18,000 3,500
112,701-128,700 63,401-72,400 40,601-46,400 29,301-33,500 18,001-20,600 3,750
128,701-145,900 72,401-82,100 46,401-52,500 33,501-37,900 20,601-23,300 4,000
4
145,901-164,200 82,101-92,400 52,501-59,100 37,901-42,700 23,301-26,300 4,250
164,201-183,400 92,401-103,100 59,101-66,000 42,701-47,700 26,301-29,300 4,500
183,401-203,700 103,101-114,600 66,001-73,300 47,701-53,000 29,301-32,600 4,750
203,701-225,200 114,601-126,700 73,301-81,100 53,001-58,600 32,601-36,000 5,000
225,201-247,700 126,701-139,400 81,101-89,200 58,601-65,400 36,001-39,600 5,250
247,701-271,200 139,401-152,600 89,201-97,700 65,401-70,600 39,601-43,400 5,500
271,201-295,900 152,601-166,500 97,701-106,500 70,601-77,000 43,401-47,400 5,750
295,901-Greater 166,501-Greater 106,501-115,800 77,001-83,700 47,401-51,500 6,000
—— 115,801-125,500 83,701-90,600 51,501-55,700 6,250
—— 125,501-135,500 90,601-97,900 55,701-60,200 6,500
—— 135,501-145,800 97,901-106,800 60,201-64,800 6,750
—— 145,801-156,700 106,801-113,200 64,801-69,600 7,000
—— 156,701-167,900 113,201-121,300 69,601-74,600 7,250
—— 167,901-179,400 121,301-129,600 74,601-79,800 7,500
—— 179,401-191,400 129,601-138,300 79,801-85,100 7,750
—— 191,401-Greater 138,301-Greater 85,101-Greater 8,000
9.A.e
Packet Pg. 645 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
APPENDIX B
2016 CALIFORNIA FIRE CODE 611
B105.2 Buildings other than one- and two-family dwell-
ings, Group R-3 and R-4 buildings and townhouses. The
minimum fire-flow and flow duration for buildings other than
one- and two-family dwellings, Group R-3 and R-4 buildings
and townhouses shall be as specified in Tables B105.2 and
B105.1(2).
Exception: [SFM] Group B, S-2 and U occupancies hav-
ing a floor area not exceeding 1,000 square feet, primarily
constructed of noncombustible exterior walls with wood or
steel roof framing, having a Class A roof assembly, with
uses limited to the following or similar uses:
1. California State Parks buildings of an accessory
nature (restrooms).
2. Safety roadside rest areas, (SRRA), public restrooms.
3. Truck inspection facilities, (TIF), CHP office space
and vehicle inspection bays.
4. Sand/salt storage buildings, storage of sand and salt.
B105.3 Water supply for buildings equipped with an auto-
matic sprinkler system. For buildings equipped with an
approved automatic sprinkler system, the water supply shall
be capable of providing the greater of:
1. The automatic sprinkler system demand, including hose
stream allowance.
2. The required fire-flow.
SECTION B106
REFERENCED STANDARDS
ICC IWUIC—15
International Wildland-
Urban Interface Code B103.3
NFPA 1142—12
Standard on Water Supplies
for Suburban and Rural Fire
Fighting
B103.3
>
TABLE B105.2
REQUIRED FIRE-FLOW FOR BUILDINGS OTHER THAN ONE- AND
TWO-FAMILY DWELLINGS, GROUP R-3 AND R-4 BUILDINGS AND TOWNHOUSES
For SI: 1 gallon per minute = 3.785 L/m.
a. The reduced fire-flow shall be not less than 1,000 gallons per minute.
b. The reduced fire-flow shall be not less than 1,500 gallons per minute.
AUTOMATIC SPRINKLER SYSTEM
(Design Standard)
MINIMUM FIRE-FLOW
(gallons per minute)
FLOW DURATION
(hours)
No automatic sprinkler system Value in Table B105.1(2)Duration in Table B105.1(2)
Section 903.3.1.1 of the California Fire Code 25% of the value in Table B105.1(2)a Duration in Table B105.1(2) at the reduced flow rate
Section 903.3.1.2 of the California Fire Code 25% of the value in Table B105.1(2)b Duration in Table B105.1(2) at the reduced flow rate
9.A.e
Packet Pg. 646 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
CALIFORNIA FIRE CODE -MATRIX ADOPTION TABLE
APPENDIX C -FIRE HYDRANT LOCATIONS AND DISTRIBUTION
(Matrix Adoption Tables are non-regulatory,intended only as an aid to the user.
See Chapter 1 for state agency authority and building applications.)
Adopting Agency BSC BSC-
CG
SFM HCD DSA OSHPD BSCC DPH AGR DWR CEC CA SL SLCT-24 T-19*1 2 1/AC AC SS 1 2 3 4
Adopt Entire Chapter
Adopt Entire Chapter as
amended (amended sections
listed below)
X
Adopt only those sections that
are listed below
[California Code of Regulations,
Title 19,Division 1]
Chapter /Section
C101.1 X
*The California Code of Regulations (CCR),Title 19,Division 1 provisions that are found in the California Fire Code are a reprint from the current CCR,
Title 19,Division 1 text for the code user’s convenience only.The scope,applicability and appeals procedures of CCR,Title 19,Division I remain the same.
APPENDIX C
FIRE HYDRANT LOCATIONS AND DISTRIBUTION
SECTION Cl 01
GENERAL
C101.1 Scope.In addition to the requirements of Section
507.5.1 of the California Fire Code,fire hydrants shall be
provided in accordance with this appendix for the protection
of buildings,or portions of buildings,hereafter constructed or
moved into the jurisdiction.
Exception:[SFM]Group B,S-2 and U occupancies hav-
ing afloor area not exceeding 1,000 square feet,primarily
constructed ofnoncombustible exterior walls with wood or
steel roofframing,having a Class A roof assembly,with
uses limited to the following or similar uses:
1.California State Parks buildings of an accessory
nature (restrooms).
2.Safety roadside rest areas,(SRRA),public restrooms.
3.Truck inspection facilities,(TIF),California High-
way Patrol (CHP)office space and vehicle inspec-
tion bays.
4.Sand/salt storage buildings,storage ofsand and salt.
SECTION Cl 02
NUMBER OF FIRE HYDRANTS
|
C102.1 Minimum number of fire hydrants for a building.
The number of fire hydrants available to a building shall be
|
not less than the minimum specified in Table Cl02.1
.
SECTION Cl 03
FIRE HYDRANT SPACING
C103.1 Hydrant spacing.Fire apparatus access roads and
public streets providing required access to buildings in accor-
2016 CALIFORNIA FIRE CODE
dance with Section 503 of the California Fire Code shall be
provided with one or more fire hydrants,as determined by
Section C 102.1.Where more than one fire hydrant is
required,the distance between required fire hydrants shall be
in accordance with Sections C103.2 and C103.3.
C103.2 Average spacing.The average spacing between fire
hydrants shall be in accordance with Table C 102.1.
Exception:The average spacing shall be permitted to be
increased by 10 percent where existing fire hydrants pro-
vide all or a portion of the required number of fire hydrants.
C103.3 Maximum spacing.The maximum spacing between
fire hydrants shall be in accordance with Table C102.1.
SECTION Cl 04
CONSIDERATION OF EXISTING FIRE HYDRANTS
C104.1 Existing fire hydrants.Existing fire hydrants on
public streets are allowed to be considered as available to
meet the requirements of Sections C102 and C103.Existing
fire hydrants on adjacent properties are allowed to be consid-
ered as available to meet the requirements of Sections Cl 02
and Cl03 provided that a fire apparatus access road extends
between properties and that an easement is established to pre-
vent obstruction of such roads.
SECTION Cl 05
REFERENCED STANDARDS
ICC IFC—15 International Fire Code C101.1,
003.1,
Table
002.
1
ICC IRC—15 International Residential Code Table
002.1
615
9.A.e
Packet Pg. 647 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
APPENDIX C
TABLE C102.1
REQUIRED NUMBER AND SPACING OF FIRE HYDRANTS
FIRE-FLOW REQUIREMENT
(gpm)
MINIMUM NUMBER
OF HYDRANTS
AVERAGE SPACING
BETWEEN HYDRANTS’b 4 '•9
(feet)
MAXIMUM DISTANCE FROM ANY
POINT ON STREET OR ROAD
FRONTAGE TO A HYDRANT41,9
1,750 or less 1 500 250
2,000-2,250 2 450 225
2,500 3 450 225
3,000 3 400 225
3,500-4,000 4 350 210
4,500-5,000 5 300 180
5,500 6 300 180
6,000 6 250 150
6,500-7,000 7 250 150
7,500 or more 8 or more6 200 120
For SI:1 foot =304.8 mm,1 gallon per minute =3.785 L/m.
a.Reduce by 100 feet for dead-end streets or roads.
b.Where streets are provided with median dividers that cannot be crossed by fire fighters pulling hose lines,or where arterial streets are provided with four or
more traffic lanes and have a traffic count of more than 30,000 vehicles per day,hydrant spacing shall average 500 feet on each side of the street and be
arranged on an alternating basis.
c.Where new water mains are extended along streets where hydrants are not needed for protection of structures or similar fire problems,fire hydrants shall be
provided at spacing not to exceed 1,000 feet to provide for transportation hazards.
d.Reduce by 50 feet for dead-end streets or roads.
e.One hydrant for each 1,000 gallons per minute or fraction thereof.
f.A 50-percent spacing increase shall be permitted where the building is equipped throughout with an approved automatic sprinkler system in
Section 903.3.1.1 ofthe California Fire Code.
g.A 25-percent spacing increase shall be permitted where the building is equipped throughout with an approved automatic sprinkler system in
Section 903.3.1.2 or 903.3.1.3 of the California Fire Code or Section P2904 of the California Residential Code.
accordance with
accordance with
616 2016 CALIFORNIA FIRE CODE
9.A.e
Packet Pg. 648 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 KPFF Job #114230
APPENDIX C
SEWAGE GENERATION FACTORS
9.A.e
Packet Pg. 649 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Line FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS
No.(mg/l) (mg/l)
1 Acupuncture Office/Clinic 120/1,000 Gr SF 265 275
2 Arcade - Video Games 50/1,000 Gr SF 265 275
3 Auditorium (a) 3/Seat 265 275
4 Auto Parking (a) 20/1,000 Gr SF 265 275
5 Auto Mfg., Service Maintenance (b) Actual 1,260 1,165
6 Bakery 280/1,000 Gr SF 3,020 2,540
7 Bank: Headquarters 120/1,000 Gr SF 265 275
8 Bank: Branch 50/1,000 Gr SF 265 275
9 Ballroom 350/1,000 Gr SF 265 275
10 Banquet Room 350/1,000 Gr SF 265 275
11 Bar: Cocktail, Fixed Set (a) (c) 15/Seat 265 275
12 Bar: Juice, No Baking Facilities (d) 720/1,000 Gr SF 265 275
13 Bar: Juice, with Baking Facilities (d) 720/1,000 Gr SF 265 275
14 Bar: Cocktail, Public Table Area (c) 720/1,000 Gr SF 265 275
15 Barber Shop 120/1,000 Gr SF 265 275
16 Barber Shop (s) 15/Stall 265 275
17 Beauty Parlor 425/1,000 Gr SF 265 275
18 Beauty Parlor (s) 50/Stall 265 275
19 Bldg. Const/Field Office (e) 120/Office 265 275
20 Bowling Alley: Alley, Lanes & Lobby Area 50/1,000 Gr SF 265 275
21 Bowling Facility: Arcade/Bar/Restaurant/Dancing Total Average Average
22 Cafeteria: Fixed Seat 30/Seat 1,000 600
23 Car Wash: Automatic (b) Actual 265 285
24 Car Wash: Coin Operated Bays (b) Actual 265 285
25 Car Wash: Hand Wash (b) Actual 265 285
26 Car Wash: Counter & Sales Area 50/1,000 Gr SF 265 275
27 Chapel: Fixed Seat 3/Seat 265 275
28 Chiropractic Office 120/1,000 Gr SF 265 275
29 Church: Fixed Seat 3/Seat 265 275
30 Church School: Day Care/Elem 9/Occupant 265 275
31 Church School: One Day Use (s) 9/Occupant 265 275
32 Cocktail Lounge: Fixed Seat (f) 15/Seat 265 275
33 Coffee House: No Food Preparation (d) 720/1,000 Gr SF 265 275
34 Coffee House: Pastry Baking Only (d) 720/1,000 Gr SF 265 275
35 Coffee House: Serves Prepared Food (d) 25/Seat 1,000 600
36 Cold Storage: No Sales (g) 30/1,000 Gr SF 265 275
37 Cold Storage: Retail Sales (g) 50/1,000 Gr SF 265 275
38 Comfort Station: Public 80/Fixture 265 275
39 Commercial Use (a) 50/1,000 Gr SF 265 275
SEWERAGE FACILITIES CHARGE
SEWAGE GENERATION FACTOR FOR
RESIDENTIAL AND COMMERCIAL CATEGORIES
EFFECTIVE DATE: April 6, 2012
Page 1
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Packet Pg. 650 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Line FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS
No.(mg/l) (mg/l)
SEWERAGE FACILITIES CHARGE
SEWAGE GENERATION FACTOR FOR
RESIDENTIAL AND COMMERCIAL CATEGORIES
EFFECTIVE DATE: April 6, 2012
40 Community Center 3/Occupant 265 275
41 Conference Room of Office Bldg.120/1,000 Gr SF 265 275
42 Counseling Center (h)120/1,000 Gr SF 265 275
43 Credit Union 120/1,000 Gr SF 265 275
44 Dairy Average Flow 1,510 325
45 Dairy: Barn Average Flow 1,510 325
46 Dairy: Retail Area 50/1,000 Gr SF 265 275
47 Dancing Area (of Bars or Nightclub) (c)350/1,000 Gr SF 265 275
48 Dance Studio (i)50/1,000 Gr SF 265 275
49 Dental Office/Clinic 250/1,000 Gr SF 265 275
50 Doughnut Shop 280/1,000 Gr SF 1,000 600
51 Drug Rehabilitation Center (h)120/1,000 Gr SF 265 275
52 Equipment Booth 30/1,000 Gr SF 265 275
53 Film Processing (Retail)50/1,000 Gr SF 265 275
54 Film Processing (Industrial)Actual 265 275
55 Food Processing Plant (b)Actual 2,210 1,450
56 Gas Station: Self Service 100/W.C.265 275
57 Gas Station: Four Bays Max 430/Station 1,950 1,175
58 Golf Course Facility: Lobby/Office/Restaurant/Bar Total 700 450
59 Gymnasium: Basketball, Volleyball (k)200/1,000 Gr SF 265 275
60 Hanger (Aircraft)50/1,000 Gr SF 265 275
61 Health Club/Spa (k)650/1,000 Gr SF 265 275
62 Homeless Shelter 70/Bed 265 275
63 Hospital 70/Bed 820 1,230
64 Hospital: Convalescent (a)70/Bed 265 275
65 Hospital: Animal 300/1,000 Gr SF 820 1,230
66 Hospital: Psychiatric 70/Bed 265 275
67 Hospital: Surgical (a)360/Bed 265 275
68 Hotel: Use Guest Rooms Only (a)120/Room 265 275
69 Jail 85/Inmate 265 275
70 Kennel: Dog Kennel/Open 100/1,000 Gr SF 265 275
71 Laboratory: Commercial 250/1,000 Gr SF 265 275
72 Laboratory: Industrial Actual 265 275
73 Laundromat 185/Machine 550 370
74 Library: Public Area 50/1,000 Gr SF 265 275
75 Library: Stacks, Storage 30/1,000 Gr SF 265 275
76 Lobby of Retail Area (l)50/1,000 Gr SF 265 275
77 Lodge Hall 3/Seat 265 275
78 Lounge (l)50/1,000 Gr SF 265 275
Page 2
9.A.e
Packet Pg. 651 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Line FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS
No.(mg/l) (mg/l)
SEWERAGE FACILITIES CHARGE
SEWAGE GENERATION FACTOR FOR
RESIDENTIAL AND COMMERCIAL CATEGORIES
EFFECTIVE DATE: April 6, 2012
79 Machine Shop (No Industrial Waste Permit Required) (b) 50/1,000 Gr SF 265 275
80 Machine Shop (Industrial)Actual 265 275
81 Mfg or Industrial Facility (No IW Permit Required) (b) 50/1,000 Gr SF 265 275
82 Mfg or Industrial Facility (Industrial)Actual 265 275
83 Massage Parlor 250/1,000 Gr SF 265 275
84 Medical Building (a)225/1,000 Gr SF 265 275
85 Medical: Lab in Hospital 250/1,000 Gr SF 340 275
86 Medical Office/Clinic 250/1,000 Gr SF 265 275
87 Mini-Mall (No Food)50/1,000 Gr SF 265 275
88 Mortuary: Chapel 3/Seat 265 275
89 Mortuary: Embalming 300/1,000 Gr SF 800 800
90 Mortuary: Living Area 50/1,000 Gr SF 265 275
91 Motel: Use Guest Room Only (a)120/Room 265 275
92 Museum: All Area 30/1,000 Gr SF 265 275
93 Museum: Office Over 15%120/1,000 Gr SF 265 275
94 Museum: Sales Area 50/1,000 Gr SF 265 275
95 Office Building (a)120/1,000 Gr SF 265 275
96 Office Bldg w/Cooling Tower 170/1,000 Gr SF 265 275
97 Plating Plant (No IW Permit Required) (b)50/1,000 Gr SF 265 275
98 Plating Plant (Industrial) (b)Actual 265 275
99 Pool Hall (No Alcohol)50/1,000 Gr SF 265 275
100 Post Office: Full Service (m)120/1,000 Gr SF 265 275
101 Post Office: Private Mail Box Rental 50/1,000 Gr SF 265 275
102 Prisons 175/Inmate 265 275
103 Residential Dorm: College or Residential (n)70/Student 265 275
104 Residential: Boarding House 70/Bed 265 275
105 Residential: Apt - Bachelor (a)75/DU 265 275
106 Residential: Apt - 1 BDR (a) (o)110/DU 265 275
107 Residential: Apt - 2 BDR (a) (o)150/DU 265 275
108 Residential: Apt - 3 BDR (a) (o)190/DU 265 275
109 Residential: Apt - >3 BDR (o)40/BDR 265 275
110 Residential: Condo - 1 BDR (o)110/DU 265 275
111 Residential: Condo - 2 BDR (o)150/DU 265 275
112 Residential: Condo - 3 BDR (o)190/DU 265 275
113 Residential: Condo - >3 BDR (o)40/BDR 265 275
114 Residential: Duplex/Townhouse - 1 BR (o)110/DU 265 275
115 Residential: Duplex/Townhouse - 2 BR (o)150/DU 265 275
116 Residential: Duplex/Townhouse - 3 BR (o)190/DU 265 275
117 Residential: Duplex/Townhouse - >3 BR (o)40/BDR 265 275
Page 3
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Packet Pg. 652 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Line FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS
No.(mg/l) (mg/l)
SEWERAGE FACILITIES CHARGE
SEWAGE GENERATION FACTOR FOR
RESIDENTIAL AND COMMERCIAL CATEGORIES
EFFECTIVE DATE: April 6, 2012
118 Residential: SFD - 1 BR (o)140/DU 265 275
119 Residential: SFD - 2 BR (o)185/DU 265 275
120 Residential: SFD - 3 BR (o)230/DU 265 275
121 Residential: SFD - >3 BR (o)45/BDR 265 275
122 Residential Room Addition: Bedroom (o)45/BDR 265 275
123 Residential Room Conversion: Into a Bedroom (o) 45/BDR 265 275
124 Residential: Mobile Home Same as Apt 265 275
125 Residential: Artist (2/3 Area)75/DU 265 275
126 Residential: Artist Residence 75/DU 265 275
127 Residential: Guest Home w/ Kitchen Same as Apt 265 275
128 Residential: Guest Home w/o Kitchen 45/BDR 265 275
129 Rest Home 70/Bed 555 490
130 Restaurant: Drive-In 50/Stall 1000 600
131 Restaurant: Drive-In Seating Area 25/Seat 1000 600
132 Restaurant: Fast Food Indoor Seat 25/Seat 1000 600
133 Restaurant: Fast Food Outdoor Seat 25/Seat 1000 600
134 Restaurant: Full Service Indoor Seat (a)30/Seat 1000 600
135 Restaurant: Full Service Outdoor Seat 30/Seat 1000 600
136 Restaurant: Take Out 300/1,000 Gr SF 1000 600
137 Retail Area (greater than 100,000 SF)50/1,000 Gr SF 265 275
138 Retail Area (less than 100,000 SF)25/1,000 Gr SF 265 275
139 Rifle Range: Shooting Stalls/Lanes, Lobby 50/1,000 Gr SF 265 275
140 Rifle Range Facility: Bar/Restaurant Total Average Average
141 School: Arts/Dancing/Music (i)11/Student 265 275
142 School: Elementary/Jr. High (a) (p)9/Student 265 275
143 School: High School (a) (p)11/Student 265 275
144 School: Kindergarten (s)9/Student 265 275
145 School: Martial Arts (i)9/Student 265 275
146 School: Nursery-Day Care (p)9/Child 265 275
147 School: Special Class (p)9/Student 265 275
148 School: Trade or Vocational (p)11/Student 265 275
149 School: Training (p)11/Student 265 275
150 School: University/College (a) (p)16/Student 265 275
151 School: Dormitory (a) (n)70/Student 265 275
152 School: Stadium, Pavilion 3/Seat 265 275
153 Spa/Jacuzzi (Commercial with backwash filters)Total 265 275
154 Storage: Building/Warehouse 30/1,000 Gr SF 265 275
155 Storage: Self-Storage Bldg 30/1,000 Gr SF 265 275
156 Store: Ice Cream/Yogurt 25/1,000 Gr SF 1000 600
Page 4
9.A.e
Packet Pg. 653 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Line FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS
No.(mg/l) (mg/l)
SEWERAGE FACILITIES CHARGE
SEWAGE GENERATION FACTOR FOR
RESIDENTIAL AND COMMERCIAL CATEGORIES
EFFECTIVE DATE: April 6, 2012
157 Store: Retail (l)50/1,000 Gr SF 265 275
158 Studio: Film/TV - Audience Viewing Room (q)3/Seat 265 275
159 Studio: Film/TV - Regular Use Indoor Filming Area (q) 50/1,000 Gr SF 265 275
160 Studio: Film/TV - Ind. Use Film Process/Machine Shop (q) 50/1,000 Gr SF 265 275
161 Studio: Film/TV - Ind. Use Film Process/Machine Shop Total 265 275
162 Studio: Recording 50/1,000 Gr SF 265 275
163 Swimming Pool (Commercial with backwash filters) Total 265 275
164 Tanning Salon: Independent, No Shower (r)50/1,000 Gr SF 265 275
165 Tanning Salon: Within a Health Spa/Club 640/1,000 Gr SF 265 275
166 Theater: Drive-In 6/Vehicle 265 275
167 Theater: Live/Music/Opera 3/Seat 265 275
168 Theater: Cinema 3/Seat 265 275
169 Tract: Commercial/Residential 1/Acre 265 275
170 Trailer: Const/Field Office (e)120/Office 265 275
171 Veterinary Clinic/Office 250/1,000 Gr SF 265 275
172 Warehouse 30/1,000 Gr SF 265 275
173 Warehouse w/ Office Total 265 275
174 Waste Dump: Recreational 400/Station 2650 2750
175 Wine Tasting Room: Kitchen 200/1,000 Gr SF 265 275
176 Wine Tasting Room: All Area 50/1,000 Gr SF 265 275
Page 5
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Packet Pg. 654 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
1
FOOTNOTES TO SGFs TABLE
(a) SFC rates for these facilities have historically been published in SFC ordinances.
(b) Bureau of Sanitation will determine the flow based on the information given by
applicants for facilities with industrial discharge. The flow will be redetermined by
Sanitation inspectors annually based on water bills. If the actual flow exceeds the
previous year’s determined flow, the applicants will be charged for the difference.
If this type of facility is exempt from an industrial discharge permit, only the domestic
SFC will be assessed.
(c) The SFC for a bar shall be the sum of SFC's for all areas based on the SGF for each area
(ex. fixed seat area, public table area, dancing area).
(d) The determination of SGF for juice bars and coffee houses previously depended on the
extent of the actual food preparation in house, not by the types of food provided. Food is
assumed to be prepared offsite and as such, the three prior subcategories have been
consolidated.
1) SGF for no pastry baking and no food preparation is 720 gpd/1000 gr.sq.ft.
2) SGF for pastry baking only and no food preparation is 720 gpd/1000 gr.sq.ft.
3) SGF for complete food preparation is 25 gpd/seat, the same as a fast food
restaurant.
Juice bars and coffee houses do not serve any alcoholic drinks.
(e) Building construction includes trailers, field offices, etc.
(f) Cocktail lounge usually does not serve prepared food.
(g) Cold storage facilities are categorized as follow:
1) No Sales - the cold storage facility is used only for temporary storage, no selling
is involved. For example, cold storage facilities at the harbor temporarily store
seafood until it is distributed.
2) Cold storage w/ retail sales - the primary function of this facility is to support the
wholesale/retail operation of a store, such as supermarket freezers, refrigerators,
etc.
(h) Counseling centers include marriage counseling centers, alcohol/drug rehabilitation
/dependency centers, nutrition centers, diet centers, etc.
9.A.e
Packet Pg. 655 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
2
(i) Part-time basis schools or dance studios should be charged as retail area - 50 gpd /1000
gr.sq.ft. Full-time basis schools should be charged by the number of students.
(j) Domestic waste is estimated at 50 gpd/1,000 square feet in addition to total process flow.
(k) Bureau of Sanitation will determine if an industrial permit is needed for health spas. The
first year flow is based on 650 gpd/1000 gr.sq.ft., and the Sanitation inspectors will
redetermine the flow annually based on water bill from the previous year. The applicants
are responsible for paying the difference of SFC.
Health club/spa includes lobby area, workout floors, aerobic rooms, swimming pools,
Jacuzzi, sauna, locker rooms, showers, and restrooms. If a health club/spa has a
gymnasium type of facility, this portion should be charged separately at the gymnasium
SFC rate.
Gymnasiums include basketball court, volleyball court, and any other large open space
with low occupancy density.
(l) Lobby of retail includes lounges, holding rooms, or waiting area, etc.
(m) Full service post offices include U.S. Postal Service, UPS, Federal Express, DHL, and
etc.
(n) The SGF for a college dormitory based on student capacity also includes the SGF for the
dormitory cafeterias.
(o) A bedroom is defined as an enclosed subdivision with 50 sq.ft. or more floor area in a
residential building commonly used for sleeping purpose, and is partitioned off to form a
habitable room.
(p) The SGF for schools based on the student capacity, covers the following facilities:
1) classrooms and lecture halls
2) professors' offices
3) administration offices
4) laboratories for classes or research
5) libraries
6) bookstores
7) student/professor lounges
8) school cafeterias
9) warehouses and storage areas
10) auditoriums
11) gymnasiums
12) restrooms
9.A.e
Packet Pg. 656 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
3
It does not include water used by schools for swimming pools. When a school files an
application for addition of any of the foregoing facilities, the student population will be
reassessed and the total gpd for the new facility will be based on the number of students
increased since the last SFC was paid or when the City implemented the SFC for the first
time. The SFC for any school facility (ex. stadium, dormitory, etc.) not listed above, will
be based on the designated SGF for that category.
(q) The SFC for a TV or motion picture studio shall be the sum of SFC's for different
facilities in the studio, based on the SGF for each facility. A studio may include one or
more of the following facilities: audience viewing room, filming room, film processing,
storage area, etc.
(r) No independent tanning salons with shower were encountered during 1996 survey.
(s) Alternative basis of charge for City’s consideration. The prior square footage basis is
also presented should the City decide to continue charging on that basis.
9.A.e
Packet Pg. 657 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 KPFF Job #114230
APPENDIX D
PROJECT LAYOUT
9.A.e
Packet Pg. 658 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
23RD STREETLEGEND
EXISTING WATER LINE
FIRE HYDRANT 830
FIRE HYDRANT 831
FIRE HYDRANT 823
FIRE HYDRANT 629
MULTI-FAMILY
HOUSING
VISITOR
HOUSINGS1
S5
S4
S3
2I
2C
2D/E
S2
EDUCATION/CONFERENCE
CENTER & EAST AMBULATORY
CARE/ RESEARCH
CHILD & FAMILY DEVELOPMENT
CENTER
WEST AMBULATORY CARE &
RESEARCH
AMBULATORY
& ACUTE CARE
AMBULATORY
CARE
PARKING
MEDICAL
OFFICE/COMMERICIAL
USE/ PARKING
MULTI-FAMILY
HOUSING/COMMERICIAL
USE
9.A.e
Packet Pg. 659 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 KPFF Job #114230
APPENDIX E
DETAILED CALCULATIONS OF TOTAL AVAILABLE FLOW
9.A.e
Packet Pg. 660 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Qr = Qf × (Hr/Hf)0.54
Static pressure = PSI
Residual pressure = PSI
Qr = Rated capacity at 20 PSI
Qf = Total test flow = gpm
Hr = Static pressure minus 20 PSI
Hf = Static pressure minus residual pressure
Qr = × ( -20)/( - ) = gpm
Qr = Qf × (Hr/Hf)0.54
Static pressure = PSI
Residual pressure = PSI
Qr = Rated capacity at 20 PSI
Qf = Total test flow = gpm
Hr = Static pressure minus 20 PSI
Hf = Static pressure minus residual pressure
Qr = × ( -20)/( - ) = gpm
70
70)0.54
((Fire Hydrant :
Qr = Qf × (Hr/Hf)0.54
Static pressure = PSI
Residual pressure = PSI
Qr = Rated capacity at 20 PSI
Qf = Total test flow = gpm
Hr = Static pressure minus 20 PSI
Hf = Static pressure minus residual pressure
Qr = × ( -20)/( - ) = gpm
70
70
)0.54
((Fire Hydrant :
Qr = Qf × (Hr/Hf)0.54
Static pressure = PSI
Residual pressure = PSI
Qr = Rated capacity at 20 PSI
Qf = Total test flow = gpm
Hr = Static pressure minus 20 PSI
Hf = Static pressure minus residual pressure
Qr = × ( -20)/( - ) = gpm
70
70)0.54
((Fire Hydrant :
80
70
2717
2717 80 80 70
)0.54
((7149
Fire Hydrant 629:
85
2468
2468 85 85 5447
823
85
85 85
1921
1921 4240
830
82
82 82
2353
2353 5711
831
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Packet Pg. 661 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
August 2018 KPFF Job #114230
APPENDIX F
WATER LINE RELOCATION OPTIONS
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Packet Pg. 662 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
LEGEND:
OPTION 1 WATER LINE ROUTING:
OPTION 2 WATER LINE ROUTING:
PROPOSED OPTION 1 LATERAL:
PROPOSED OPTION 2 LATERAL:
W
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASE
CONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
WATER SERVICE
W W W W W W W W W
WWWWWWWWWWWWWWWWWW
12" ACP
12" DIP
OPTION 2 EXPLANATION
Option 2 for the proposed Providence St. John's Campus consists of the removal of the
existing 12" ACP water line in the north half of 21st Street to accommodate for the proposed
subterranean parking of Building S4. The line will be capped at the extent of the removal. In
addition to cutting and capping the existing line, a new water main is proposed between S1
and S3 where it will then turn North along the proposed South Campus West Driveway. The
line would connect to the existing main in Santa Monica Blvd. Building S1 and S3 could be
serviced by the proposed main in South Campus West Driveway. Buildings S5 and S2 will
connect to the existing water main in Broadway Avenue. Building S4 will connect to the
existing water main in Santa Monica Blvd. The existing residential buildings (not part of PSJ's
property) would connect to the remaining water line in the southern portion of 21st Street.
WWWWOPTION 2
W
OPTION 1 EXPLANATION
Option 1 for the proposed Providence St. John's Campus consists of removing and
replacing the existing 12" ACP in 21st street and routing the new water line at the
ceiling of the proposed subterranean parking of S4. Buildings S4 and S3 can be
serviced by this line or by the line on Santa Monica Blvd. S1 can be serviced by the
existing line in 21st Street or the existing line in Broadway Avenue. Lateral
locations are subject to change.WWWWW8" ACP
OPTION 1: REMOVE
AND REPLACE 12"
ACP WATER LINE
IN PLACE
OPTION 2: REMOVE
12" ACP WATER
LINE
03-28-2018
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Packet Pg. 663 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
APPENDIX E SANITARY SEWER STUDY
APPENDIX E: SANITARY SEWER STUDY
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Sanitary Sewer Study
Providence Saint John’s Phase II Project
2121 Santa Monica Blvd
Santa Monica, CA 90404
KPFF Job# 114230
April 2019
Client: Prepared by:
Perkins Eastman
5510 Lincoln Blvd, Suite 250
Los Angeles, CA 90094
KPFF Consulting Engineers
700 South Flower St, Suite 2100
Los Angeles, CA 90017
(213) 418-0201
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Table of Contents
Summary ................................................................................................................................................... 2
Proposed Infrastructure Improvements ................................................................................................... 4
Flow Monitoring Results Summary ........................................................................................................... 4
Sewage Demand from Proposed Buildings ............................................................................................... 7
Sewer Depth Capacity Analysis ............................................................................................................... 13
Baseline Original Phasing ........................................................................................................................ 14
Baseline Alternate Phasing ..................................................................................................................... 16
Summary
Flow monitoring of nine public sewer manholes adjacent to the site has been conducted by ADS
Environmental Services over a 14 day period. Refer to Appendix D for comprehensive Flow Monitoring
report. After a review of the data collected and analysis of the project demands, two out of the nine
manholes, MH02 and MH05 were further investigated to determine if the existing sewer system could
adequately accept the proposed flow from the proposed development. ADS monitored MH02 from the
North and East and labeled them as MH02N and MH02E, which corresponds to the 12” line in 20th street
and the 12” line in Santa Monica Blvd. MH05 corresponds to the 12” line in Broadway. The proposed
development layout and manholes are labeled in Appendix A, Exhibit 1 and Exhibit 2, respectively.
The existing slope of the 12” lines in 20th street, Santa Monica Blvd and Broadway were extracted from
provided As-builts and applied to determine the existing and proposed capacity of each line.
Corresponding As-builts can be found in Appendix E. The 12” line in 20th street has an existing slope of
1.36% and a just full capacity of 2,327,209 gpd. The 12” line in Santa Monica Blvd has an existing slope
of 0.72% and a just full capacity of 1,693,293 gpd. The 12” line in Broadway has an existing slope of 0.7%
and a just full capacity of 1,669,610 gpd. Calculations can be found in Appendix C.
Multiple buildings on the proposed Saint John’s campus are being demolished, therefore they will no
longer be contributing flow to the existing sewer lines. This removal of flow must be accounted for
when determining the proposed capacity of each line. While there is an existing residential building that
will be demolished, it has not been included below because it was vacant at the time of monitoring.
Exhibit 2 in Appendix A shows the layout of the buildings to be demolished and the main lines they
discharge to. The amount of sewage demand that each building produces is shown in Table 1, below.
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Table 1 – Existing Buildings to be Demolished
Building
Name
Building
Type Quantity
Sewage
Generation
Factor
(GPD)
Average
Daily Sewage
Demand
(GPD)
Accepting
MH
Discharge
Sewer
John Wayne
Cancer
Institute
(JWCI)
Medical Clinic
and
Laboratories
40,412 SF 250/1,000 SF 10,103 MH05 18” on 21st
St. Medical
Offices 10,643 SF 250/1,000 SF 2,661 MH05
Child and
Family
Development
Center (CFDC)
Office 8,059 SF 120/1,000 SF 967 MH02E
12” on Santa
Monica
Blvd.
Day Care &
Medical Clinics
74
Children 9/ Child 666 MH02E
Maintenance
& Storage 585 SF 30/1,000 SF 18 MH02E
Saint John’s
Foundation
Building
Office 10,800 SF 120/1,000 SF 1,296 MH05
18” on Santa
Monica
Blvd.
MRI Building Medical 2,675 SF 250/1,000 SF 669 MH05 18” on 21st
St.
Total 16,380
In order to determine the sewage demand from the proposed buildings, the LA “Sewerage Facilities
Charge Sewage Generation Factor for Residential and Commercial Categories” table was used. Because
some of the Development Agreement Vested Uses allow for a range of activities with varying sewage
generation factors, two sewage generation scenarios were developed. The most significant difference
between the two tables are the assumptions pertaining to the Hospital/Health Care uses within
Buildings 2C and 2D/E. Option 1 assumes that Buildings 2C and 2D/E are both inpatient facilities with
ground floor commercial uses while Option 2 assumes that Buildings 2C and 2D/E are
ambulatory/outpatient facilities.
In the built out condition, the existing 12” sewer line in 20th street is proposed to accept flow from
Building 2I. With the additional flow and depth from 2I, the 12” sewer line is projected to flow at 42% in
both scenarios.
The existing 12” sewer line in Santa Monica Blvd is proposed to accept the flow from Buildings 2C,
Mullin Plaza, and SJ Cafe. It also currently accepts flow from the Child and Family Development Center,
which will be demolished. With the additional flow and depth from 2C, Mullin Plaza, and SJ Cafe, as well
as the removed flow from the aforementioned demolished buildings, the 12” sewer line is projected to
flow at 76.5% full in the first option and 80.5% full in the second option. However, ADS has confirmed
that during the 14-day monitoring period of the 12” line in Santa Monica Blvd, MH02E, there was a spike
in both the velocity and depth data. This occurred on May 3rd just before 3 pm for a duration of less than
30 minutes and can be found on page 37 of the flow monitoring report in the Hydrograph Report of
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San02E. This event data is reflected as the recorded existing max depth and flow for MH02E. However, if
this event is an outlier, the more representative existing max depth and flow are approximately 5.75”
and 0.39 MGD. In the case that the event on May 3rd is indeed an outlier, the existing pipe will flow at
52.9% full with the additional proposed flow rather than 76.5 % full. In the second option, the existing
pipe will flow at 56.9% full with the additional proposed flow rather than 80.5% full.
The existing 12” sewer line in Broadway is proposed to accept the flow from Building 2D/E, S1, S2, S3, S4
and S5. It also accepts flow from the John Wayne Cancer Institute, the Saint John’s Foundation building,
an MRI Building, and an Existing Residential Building, which are all being demolished. With the flow and
depth from the aforementioned buildings, the existing line is projected to flow at 56.3% full in the first
option and 58.3% full in the second option.
Table 4 compares the existing sewer demands vs the proposed demands and presents the increase in
the flow and depth of the existing sewer lines. Supporting calculations for flow and accompanying depth
can be found in Appendix C.
In addition to the analysis of the final built out condition of the project, a phasing analysis has been
considered to determine the incremental changes in sewage flows as buildings are demolished and
constructed. Tables 5 and 6 explore two phasing options. The first phasing option, Baseline Original,
considers constructing Building S1, S2, and S3 first, while the second phasing option, Baseline Alternate,
considers constructing Buildings 2C and S2 first. Flow and depth calculations for each stage in the
proposed phasing can be found in Appendix C.
Proposed Infrastructure Improvements
As part of the S3 development, the northern portion of the existing 18” sewer in 21st Street (portion of
21st Street that will be vacated) will be removed. As part of the S3 development, a new sewer line is
proposed in the proposed 20th Place/South Campus West Driveway running from Broadway to Santa
Monica Boulevard (to accept the flow from Building S1 and S3). This work will take place during the
construction of 20th Place and South Campus West Driveway and will be completed prior to issuance of
the Certificate of Occupancy for the S1 building or S3 building, whichever is earlier. Additionally, there
will be new sewer laterals that connect the proposed buildings to the existing public sewers.
This preliminary sewer study has been reviewed by the City, and comments have been provided to Saint
John’s to incorporate into their preliminary design.
Potential Additional Upgrades Related to Building S3 or S4
Prior to the issuance of a building permit for the earlier of the S3 building or the S4 building, Saint John’s
will prepare an updated sewer study to be reviewed and approved by the City. Such study will
determine if future project flows (during dry and wet weather conditions) will cause the City’s 12-inch
and 21-inch sewer lines on Broadway to exceed the hydraulic planning criteria on page 47 in the City’s
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2017 Sanitary Sewer System Master Plan (shown below). If the study indicates exceedances of the
hydraulic planning criteria due to project flows, Saint John’s will perform sewer upgrades prior to
issuance of a Certificate of Occupancy for the earlier of the S3 or S4 building. The primary criteria used
to establish adequately-sized sewer piping is if the Peak Wet Weather Flow (PWWF) depth to diameter
ratio is less than 0.75, and if the minimum velocity is 2 ft/s.
The City, based on its review of this preliminary sewer study, has indicated that necessary sewer
upgrades may include, but are not limited to:
(a) installing a new adequately-sized sewer line(s) along Broadway and 20th Street to convey
sewer flows generated by S3 (and S4, if applicable) to the Colorado Avenue 24-inch Vylon
sewer line, or
(b) upsizing the existing 12-inch sewer on Broadway to 18-inch from 21st Street to 20th Street
and re-activating and placing in service the existing 12-inch VCP line (currently abandoned)
along 20th Street from Broadway to Colorado Avenue to divert sewer flows from the
Broadway 21-inch VCP sewer line to the Colorado Avenue 21-inch Vylon sewer line.
Potential Additional Upgrades Related to Building S4
The S4 building is proposed to connect to the existing 18” sewer on Santa Monica Boulevard; however,
during the design phase it may be determined that it is infeasible to route the sewage from the southern
portion of Building S4 to the north to connect to the existing sewer line in Santa Monica Boulevard. In
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this case, prior to issuance of Certificate of Occupancy for Site S4, a new adequately-sized sewer line will
be constructed and run south from Building S4 to Broadway along the South Campus East Driveway and
South East Driveway. The adequately-sized sewer line will not exceed the hydraulic planning criteria on
page 47 in the City’s 2017 Sanitary Sewer System Master Plan (shown above). The primary criteria used
to establish adequately-sized sewer piping is if the PWWF depth to diameter ratio is less than 0.75, and
if the minimum velocity is 2 ft/s.
The City, based on its review of this preliminary sewer study, has indicated that, prior to issuance of a
Certificate of Occupancy for the S4 building, additional sewer upgrades may be necessary and may
include, but are not limited to:
(a) If not already completed as part of the S3 development, installing a new adequately-sized
sewer line(s) along Broadway and 20th Street to convey sewer flows generated by S4 to the
Colorado Avenue 24-inch Vylon sewer line (if Saint John’s sewer discharge to Broadway from
Site S4 to a maximum of 21,200 GPD, the extent of any upgrades may be reduced or
eliminated) or;
(b) If not already completed as part of the S3 development, upsizing the existing 12-inch sewer
on Broadway to 18-inch from 21st Street to 20th Street, restricting sewer discharge to
Broadway from Site S4 to a maximum of 21,200 GPD, and re-activating and placing in service
the existing 12-inch VCP line (currently abandoned) along 20th Street from Broadway to
Colorado Avenue to divert sewer flows from the Broadway 21-inch VCP sewer line to the
Colorado Avenue 21-inch Vylon sewer line.
Potential Additional Upgrades Related to Building 2C
Prior to the issuance of the building permit for the 2C building, additional sewer monitoring will be
required to determine if future project flows (during dry and wet weather conditions) will cause the
City’s 12-inch line on Santa Monica Boulevard to exceed the hydraulic planning criteria on page 47 in the
City’s 2017 Sanitary Sewer Master Plan (included above). The primary criteria used to establish
adequately-sized sewer piping is if the PWWF depth to diameter ratio is less than 0.75, and if the
minimum velocity is 2 ft/s.
The City, based on its review of this preliminary sewer study, has indicated that, prior to issuance of a
Certificate of Occupancy for the 2C building, additional sewer upgrades may be necessary and may
include, but are not limited to:
(a) upsizing the existing 12-inch sewer line on Santa Monica Boulevard from the 2C connection
to 20th Street
(b) upsizing the existing 21-inch sewer line along 20th Street, from Santa Monica Boulevard to
Broadway.
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Flow Monitoring Results Summary
20th Street 12" sewer main
Data recorded from 4/20/17 to 5/3/17
Minimum depth = 1.79 in.
Maximum depth = 4.21 in.
Average depth = 2.75 in.
Santa Monica Boulevard 12" sewer main
Data recorded from 4/20/17 to 5/3/17
Minimum depth = 1.14 in.
Maximum depth = 8.58 in.
Average depth = 2.84 in.
Broadway 12" sewer main
Data recorded from 4/20/17 to 5/3/17
Minimum depth = 1.32 in.
Maximum depth = 4.95 in.
Average depth = 2.20 in.
For complete flow monitoring results see report “Providence Saint John’s Health Center, Flow
Monitoring Report, April 20, 2017 – May 3, 2017” by ADS Environmental Services found in Appendix D.
Sewage Demand from Proposed Buildings
In order to determine the sewage demand for the Phase II project, sewage generation factors (SGFs)
provided in the LA “Sewerage Facilities Charge Sewage Generation Factor for Residential and
Commercial Categories” table that resemble the Development Agreement Vested Uses of the buildings
were used. In some instances, the Development Agreement Vested Use category was not found in the
LA SGF table so the given description in the attached “Blue Chart”, which can be found in Appendix F,
was used to find an appropriate SGF.
Because some of the Development Agreement Vested Uses allow for a range of activities with varying
sewage generation factors, two sewage generation scenarios were developed. As discussed in detail
below, the most significant difference between the two tables are the assumptions pertaining to the
Hospital/Health Care uses within Buildings 2C and 2D/E. Table 2 assumes that Buildings 2C and 2D/E are
both inpatient facilities with ground floor commercial uses while Table 3 assumes that Buildings 2C and
2D/E are ambulatory/outpatient facilities.
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Table 2 – Estimated Sewage Demand from Proposed Buildings: Option 1
1Use and Sewage Generation Factors from City of Los Angeles Sewerage Facilites Charge Guide, Residential and Commercial Categories. Document can be found in Appendix B.
2 MH Designation can be found in Appendix A.
Building/Parking Area /Dwelling Units Units LA SGF Use1 SGF1 Avg Flow (GPD) Accepting MH2 Discharge Sewer
2C - Building 80 beds Hospital 70/bed 5,600.00 MH02E
12” on Santa
Monica Blvd.
2C - Building 5,500 sf Commercial Use 50/1000 Gr.Sq.ft. 275.00 MH02E
2C- Parking 118,265 sf Auto Parking 20/1000 Gr. Sq. ft. 2,365.30 MH02E
Mullin Café 1,500 sf Restaurant 300/1000 Gr.Sq.ft. 450.00 MH02E
SJ Café 900 sf Restaurant 300/1000 Gr.Sq.ft. 270.00 MH02E
Total to MH02E (GPD) 8,960
2I - Building 50,000 sf Medical Office/ Clinic 250/1000 Gr. Sq. ft. 12,500.00 MH02N 12” on 20th St.
2I - Building 4,500 sf Commercial Use 50/1000 Gr.Sq.ft. 225.00 MH02N
2I - Parking 137,828 sf Auto Parking 20/1000 Gr. Sq. ft. 2,756.56 MH02N
Total to MH02N (GPD) 15,482
2D/E - Building 36 beds Hospital 70/bed 2,520.00 MH05 18” on Santa
Monica Blvd. 2D/E - Building 3,000 sf Commercial Use 50/1000 Gr.Sq.ft. 150.00 MH05
2D/E - Parking 115,729 sf Auto Parking 20/1000 Gr. Sq. ft. 2,314.58 MH05
S1- Building 25,500 sf Counseling Center 120/1000 Gr. Sq. ft. 3,060.00 MH05
Relocated line in
20th Pl. S1- Building 73 person School: Nursery Day Care 9/person 657.00 MH05
S1/S3- Parking 303,973 sf Auto Parking 20/1000 Gr. Sq. ft. 6,079.46 MH05
S2 - Building 10 units Residential: Apt. - 2 Bedroom 150/dwelling Unit 1,500.00 MH05
12” on Broadway S2- Building 800 sf Commercial Use 50/1000 Gr.Sq.ft. 40.00 MH05
S2 - Parking 23,987 sf Auto Parking 20/1000 Gr. Sq. ft. 479.74 MH05
S3 - Building1 58,000 sf Medical: Lab in Hospital 250/1000 Gr. Sq. ft. 14,500.00 MH05 Relocated line in
20th Pl. S3 - Building 65,000 sf Medical Office/ Clinic 250/1000 Gr. Sq. ft. 16,250.00 MH05
S4 - Building 250 seats Auditorium 3/seat 750.00 MH05
18” on Santa
Monica Blvd
S4 - Building 133,300 sf Medical Office/ Clinic 250/1000 Gr.Sq.ft 33,325.00 MH05
S4 - Building 3,350 sf Restaurant 300/1000 Gr.Sq.ft. 1,005.00 MH05
S4 - Building 3,350 sf Commercial Use 50/1000 Gr.Sq.ft. 167.50 MH05
S4 - Building 50,350 sf Office 120/1000 Gr.Sq.ft. 6,042.00 MH05
S4/S5 - Parking 462,429 sf Auto Parking 20/1000 Gr. Sq. ft. 9,248.58 MH05
S5 - Building 4 units Residential: Apt - 1 Bed/2Ba 150/dwelling Unit 600.00 MH05
12” on Broadway S5 - Building 18 units Residential: 1 Bed no kitchen 45/BDR 810.00 MH05
S5 - Building 12 units Residential: Apt - 1 Bed/1Ba 110/dwelling Unit 1,320.00 MH05
Total to MH05 (GPD) 100,819
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Building 2C has vested uses of Hospital/Health Care, Restaurant or Neighborhood Commercial,
Pedestrian Connection, and Parking. The Hospital SGF of 70 GPD/Bed was used for the Hospital/Health
Care vested use based on the assumption this square footage would be use for inpatient beds, the
Commercial SGF of 50 GPD/1,000 Gr SF was used for the Restaurant or Neighborhood Commercial
vested use, and no SGF was used for the Pedestrian Connection since there will not be any sewage
generated from this use.
Both Mullin Café and Saint John’s Café will be designated as Restaurant or Neighborhood Commercial
vested use. In order to be conservative, the Restaurant SGF of 300 GPD/ 1,000 Gr SF was used for both
of these buildings.
Building 2I has vested uses of Medical Office, Restaurant or Neighborhood Commercial, and Parking. The
Medical Office/Clinic SGF of 250 GPD/ 1,000 Gr SF was used for the Medical Office vested use and the
Commercial SGF of 50 GPD/1,000 Gr SF was used for the Restaurant of Neighborhood Commercial
vested use.
Building 2D/E has vested uses of Hospital/Health Care, Restaurant or Neighborhood Commercial,
Pedestrian Connection, and Parking. The Hospital SGF of 70 GPD/Bed was used for the Hospital/Health
Care vested use, the Commercial SGF of 50 GPD/1,000 Gr SF was used for the Restaurant or
Neighborhood Commercial vested use, and no SGF was used for the Pedestrian Connection since there
will not be any sewage generated from this use.
Building S1 has vested uses of Child & Family Development Center, Day Care, and Parking. The
Counseling Center SGF of 120 GPD/ 1,000 Gr SF was used for the Child & Family Development Center
vested use based on the description of the vested use and the School: Nursery Day Care SGF of 9
GPD/person was used for the Day Care vested use.
Building S2 has vested uses of Multifamily Housing, Restaurant or Neighborhood Commercial Uses, and
Parking. The Residential: Apt. – 2 Bedroom SGF of 150 GPD/dwelling unit was used for the Multifamily
Housing vested use based on the description of the vested use, and the Commercial SGF of 50
GPD/1,000 Gr SF was used for the Restaurant or Neighborhood Commercial vested use.
Building S3 has vested uses of Hospital/Health Care, Medical Research Facilities, Restaurant or
Neighborhood Commercial, and Parking. The Medical Office/Clinic SGF of 250 GPD/1,000 Gr SF was used
for the Hospital/Health Care vested use based on the description of the vested use, and the Medical:
Lab in Hospital SGF of 250 GPD/1,000 Gr SF was used for the Medical Research Facilities vested use. The
report assumes that the entire building will be in medical use with (a) the maximum allowable floor area
for the Hospital/Health Care vested use in Building S3 (65,000 square feet) assumed and (b) the
remainder of the building as Medical Research Facilities. The exact breakdown between these two uses
does not matter from a sewer demand perspective because both uses have the same sewer generation
factor. If any of the building’s ground floor square footage is used for the Restaurant or Neighborhood
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Commercial use rather than medical use, the building’s sewer demand would likely be lower than
projected.
Building S4 has vested uses of Education & Conference Center, Hospital/Health Care, Health & Wellness
Center, Medical Research Facilities, Restaurant or Neighborhood Commercial Use, and Parking. The
Auditorium SGF of 3 GPD/seat was used for the approximately 8,650 square-foot auditorium included in
the Education & Conference Center vested use, the Office Building SGF of 120 GPD/1,000 Gr SF was used
for the remaining 50,350 square feet of Education & Conference Center vested use, the Medical
Office/Clinic SGF of 250 GPD/1,000 Gr SF was used for both the Hospital/Health Care and Health &
Wellness Center vested uses, and the Restaurant or Neighborhood Commercial vested use was split into
the Restaurant SGF of 300 GPD/1,000 Gr SF and Commercial SGF of 50 GPD/1,000 Gr SF.
Building S5 has vested uses of Visitor Housing and Parking. The Visitor Housing vested use was broken
down into Residential: Apt. – 1Bed/2Ba, Residential: Apt. – 1Bed no kitchen, and Residential: Apt. –
1Bed/1Ba based on the description of the vested use.
The parking on all Phase II sites was assigned the Auto Parking SGF of 20 GPD/1,000 Gr SF. The parking
SGF could account for any runoff from floor drains that may be within the structure.
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Table 3 – Estimated Sewage Demand from Proposed Buildings: Option 2
Building/Parking Area /Dwelling Units Units LA SGF Use1 SGF1 Avg Flow (GPD) Accepting MH2 Discharge Sewer
2C - Building 117,500 sf Medical Office/ Clinic 250/1000 Gr. Sq. ft. 29,375.00 MH02E
12” on Santa
Monica Blvd
2C- Parking 118,265 sf Auto Parking 20/1000 Gr. Sq. ft. 2,365.30 MH02E
Mullin Café 1,500 sf Restaurant 300/1000 Gr.Sq.ft. 450.00 MH02E
SJ Café 900 sf Restaurant 300/1000 Gr.Sq.ft. 270.00 MH02E
Total to MH02E (GPD) 32,460
2I - Building 50,000 sf Medical Office/ Clinic 250/1000 Gr. Sq. ft. 12,500.00 MH02N
12” on 20th St. 2I - Building 4,500 sf Commercial Use 50/1000 Gr.Sq.ft. 225.00 MH02N
2I - Parking 137,828 sf Auto Parking 20/1000 Gr. Sq. ft. 2,756.56 MH02N
Total to MH02N (GPD) 15,482
2D/E - Building 78,500 sf Medical Office/ Clinic 250/1000 Gr. Sq. ft. 19,625.00 MH05 18” on Santa
Monica Blvd 2D/E - Parking 115,729 sf Auto Parking 20/1000 Gr. Sq. ft. 2,314.58 MH05
S1- Building 25,500 sf Counseling Center 120/1000 Gr. Sq. ft. 3,060.00 MH05
Relocated line on
20th Pl. S1- Building 73 person School: Nursery Day Care 9/person 657.00 MH05
S1/S3- Parking 303,973 sf Auto Parking 20/1000 Gr. Sq. ft. 6,079.46 MH05
S2 - Building 10 units Residential: Apt. - 2 Bedroom 150/dwelling Unit 1,500.00 MH05
12” on Broadway S2- Building 800 sf Commercial Use 50/1000 Gr.Sq.ft. 40.00 MH05
S2 - Parking 23,987 sf Auto Parking 20/1000 Gr. Sq. ft. 479.74 MH05
S3 - Building1 58,000 sf Medical: Lab in Hospital 250/1000 Gr. Sq. ft. 14,500.00 MH05 Relocated line
on 20th Pl. S3 - Building 65,000 sf Medical Office/ Clinic 250/1000 Gr. Sq. ft. 16,250.00 MH05
S4 - Building 250 seats Auditorium 3/seat 750.00 MH05
18” on Santa
Monica Blvd
S4 - Building 155,000 sf Medical Office/ Clinic 250/1000 Gr.Sq.ft 38,750.00 MH05
S4 - Building 35,350 sf Office 120/1000 Gr.Sq.ft. 4,242.00 MH05
S4/S5 - Parking 462,429 sf Auto Parking 20/1000 Gr. Sq. ft. 9,248.58 MH05
S5 - Building 34 units Residential: Apt - 1 Bed/2Ba 150/dwelling Unit 5,100.00 MH05 12” on Broadway
Total to MH05 (GPD) 122,596
9.A.e
Packet Pg. 676 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 :
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
Page 12 of 23
Table 3 generally provides the most conservative sewer generation assumptions for each Phase II
building and therefore provides a “worst case scenario” of sewage generation for Phase II.
Building 2C has vested uses of Hospital/Health Care, Restaurant or Neighborhood Commercial,
Pedestrian Connection, and Parking. The Medical Office/Clinic SGF of 250 GPD/1,000 Gr SF was used for
the Hospital/Health Care vested use based on the assumption that 2C would be an
ambulatory/outpatient facility. In addition, while there is a possibility of ground floor commercial use,
the entire building was assumed to be in Hospital/Health Care use to provide a conservative sewer
demand. As with the assumption for this building in Table 2, no SGF was used for the Pedestrian
Connection since there will not be any sewage generated from this use.
Building 2D/E has vested uses of Hospital/Health Care, Restaurant or Neighborhood Commercial,
Pedestrian Connection, and Parking. The Medical Office/Clinic SGF of 250 GPD/1,000 Gr SF was used for
the Hospital/Health Care vested use based on the assumption that 2C would be an
ambulatory/outpatient facility. In addition, while there is a possibility of ground floor commercial use,
the entire building was assumed to be in Hospital/Health Care use to provide a Medical conservative
sewer demand. As with the assumption for this building in Table 2, no SGF was used for the Pedestrian
Connection since there will not be any sewage generated from this use.
Building S4 has vested uses of Education & Conference Center, Hospital/Health Care, Health & Wellness
Center, Medical Research Facilities, Restaurant or Neighborhood Commercial Use, and Parking.
However, Table 3 assumes that the entire Building S4, except for the 250 seats for the auditorium
portion of the Education & Conference Center use (Auditorium SGF of 3 GPD/seat) and 35,350 sf of
Education & Conference Center vested use that is proposed for smaller education/training conference
rooms and administrative space (Office Building SGF of 120 GPD/1,000 Gr SF), is in Hospital/Health Care
use with the Medical Office/Clinic SGF of 250 GPD/1,000 Gr SF. This assumption is conservative since up
to 6,700 sf of ground floor commercial use is anticipated and the Education & Conference Center use,
may require more square footage but not more seats.
For Building S5, while there is a possibility of units with no kitchen or only 1 bathroom, 1
bedroom/2bathroom units were assumed in this table for the entire building to allow for a more
conservative sewer demand.
Any proposed building that is not explicitly mentioned above has used the same assumptions as in Table
2.
9.A.e
Packet Pg. 677 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
Page 13 of 23
Sewer Depth Capacity Analysis
Table 4 – Capacity Depth Existing vs Proposed
Test Site Pipe
Size
Recorded
Existing Peak
Daily Sewage
Demand (GPD)
Existing
Depth
(inches)
Existing
Percent
Full
%
Proposed
Building
Daily Sewage
Demand
Option 1
(Gross)
(GPD)4
Proposed
Building
Daily Sewage
Demand
Option 2
(Gross)
(GPD)4
Demolished
Buildings
Daily Sewage
Demand
(GPD)
Total
Proposed
Daily
Sewage
Demand
Option 1
(Net)
(GPD)
Total
Proposed
Daily
Sewage
Demand
Option 2
(Net)
(GPD)
Additional
Depth from
Proposed
Development
Option 13
(inches)
Additional
Depth from
Proposed
Development
Option 23
(inches)
Total
Proposed
Depth
Option 1
(inches)
Total
Proposed
Depth
Option 2
(inches)
Percent
Full
Option 1
%
Percent
Full
Option 2
%
Proposed Buildings
Being Served
Manhole 2E
Santa Monica
Blvd at 20th St.
1
12 in 1,039,000 8.58 71.5% 8,960 32,460 1,651 7,309 30,809 0.6 1.08 9.18 9.66 76.5% 80.5% 2C, Mullin Café, Saint
Johns Cafe
Manhole 2E
Santa Monica
Blvd at 20th St.
(w/out
outlier)2
12in 390,000 5.75 47.9% 8,960 32,460 1,651 7,309 30,809 0.6 1.08 6.35 6.83 52.9 % 56.9% 2C, Mullin Café, Saint
Johns Cafe
Manhole 2N
20th St. at
Santa Monica
Boulevard
12 in 826,000 4.21 35.1% 15,482 15,482 0 15,482 15,482 0.84 D0.84 5.05 5.05 42.1% 42.1% 2I
Manhole 5
Broadway 200
FT north of 20th
St.
12 in 997,000 4.95 41.3% 100,819 122,596 14,729 86,090 107,867 1.8 2.04 6.75 6.99 56.3% 58.3% 2D/E, S1, S2, S3, S4,
S5
1 The existing depth and flow in this row are the recorded maximum flows that are within the ADS flow monitoring report. However, they are potential outliers and may not be representative of the actual max flows. This event occurred on May 3rd, 2017, just before 3 pm for less than 30
min. It was the only event of its kind to occur during the 14 day monitoring period.
2 If the above measurement is an outlier and not representative of the MH flows, the following depth and flow should be taken as the existing maximum depth and flow for MH02E. Existing Depth and Flow are obtained from Page 37 of the ADS Providence Saint John’s Health Center Flow
Monitoring Report April 20, 2017 – May 3, 2017 found in Appendix D.
3 Additional Proposed Depth calculations can be found in Appendix C.
9.A.e
Packet Pg. 678 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
Page 14 of 23
Table 4 above assesses the depth of the public sewers during peak sewage generation in the existing
condition vs the proposed condition. This study is based on the City of Santa Monica dry weather design
criteria which states that the depth to diameter ratio (d/D) for a 12” pipe cannot be greater than 0.5.
Based on this criteria only Manhole 2N will have sufficient capacity for the proposed development
sewage generation. Manholes 2E and 5 will be 75.5%/80.5% and 56.3%/58.3% full, respectively under
the two analysis options. The City will corroborate this analysis with a wet-weather analysis using their
hydraulic model of the City sewer network and using a wet weather design criteria as outlined on page 5
of this report. The City has reviewed this preliminary sewer study and, based on its review of this
preliminary sewer study and these results, has indicated that sewer upgrades may be required. For a
description of these potential sewer upgrades, please refer to the Proposed Infrastructure
Improvements section beginning on page 4.
The table below summarizes the total gross and net sewage generation for each of the two options.
Option Gross Sewage Generation Net Sewage Generation
Option 1 125,261 GPD 108,881 GPD
Option 2 170,538 GPD 154,158 GPD
Baseline Original Phasing
The proposed development of Saint John’s Health Center will be constructed in multiple phases. The
Baseline Original option for this phased buildout is constructing buildings S1, S2 and S3 first. The
remaining buildings would be constructed in the stages as shown in Table 5. The table shows how the
sewer lines would be affected after each subsequent stage has been completed.
As shown in the table below, during the first two stages the pipes along Broadway and Santa Monica
Blvd would be less than 69.5% full. The pipe along Santa Monica Blvd would be 76.5% full in Option 1
and 80.5% full in Option 2 after Stage C if the recorded spike at manhole 2E is considered or 52.9% full in
Option 1 and 56.9% in Option 2 if the spike is not considered. For all other pipes, the capacity does not
exceed 58.3% throughout all of the stages. Supporting calculations can be found in Appendix C.
9.A.e
Packet Pg. 679 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
Page 15 of 23
Table 5 – Baseline Original Phasing
Test Site Pipe
Size
Recorded
Existing
Peak
Daily
Sewage
Demand
(GPD)
Existing
Depth
(inches)
Existing
Percent
Full
%
Proposed
Building
Cumulative
Daily
Sewage
Demand
Option 1
(Gross)
(GPD)4,5
Proposed
Building
Cumulative
Daily
Sewage
Demand
Option 2
(Gross)
(GPD)4,5
Demolished
Buildings
Cumulative
Daily
Sewage
Demand
(GPD) 5
Total
Proposed
Daily
Sewage
Demand
Option 1
(Net)
(GPD)
Total
Proposed
Daily
Sewage
Demand
Option 2
(Net)
(GPD)
Additional
Depth from
Proposed
Development
Option 1
(inches) 3
Additional
Depth from
Proposed
Development
Option 2
(inches) 3
Total
Proposed
Depth
Option 1
(inches)
Total
Proposed
Depth
Option 2
(inches)
Percent
Full
Option 1
%
Percent
Full
Option 2
%
Proposed Buildings Being Served
Stage A – Buildings S1/S2/S3
Manhole 5
Broadway 200 FT north of 20th St. 12 in 997,000 4.95 41.3% 42,566 42,566 669 41,897 41,897 1.32 1.32 6.27 6.27 52.3% 52.3% 2D/E, S1, S2, S3, S4, S5
Stage B – Building 2I 6
Manhole 2N 20th St. at Santa
Monica Blvd 12 in 826,000 4.21 35.1% 15,482 15,482 0 15,482 15,482 0.84 0.84 5.05 5.05 42.1% 42.1% 2I
Manhole 2E
Santa Monica Blvd at 20th St.
1,7
12 in 1,039,000 8.58 71.5% 0 0 1,651 -1,651 -1,651 -0.24 -0.24 8.34 8.34 69.5% 69.5% 2C, Mullin Café, Saint John’s Cafe
Manhole 2E Santa Monica Blvd at
20th St. (w/out outlier)2,7 12in 390,000 5.75 47.9% 0 0 1,651 -1,651 -1,651 -0.24 -0.24 5.51 5.51 45.9% 45.9% 2C, Mullin Café, Saint John’s Cafe
Stage C – Building 2C
Manhole 2E
Santa Monica Blvd at 20th St.
1
12 in 1,039,000 8.58 71.5% 8,240 31,740 1,651 6,589 30,089 0.6 1.08 9.18 9.66 76.5% 80.5% 2C, Mullin Café, Saint John’s Cafe
Manhole 2E Santa Monica Blvd at
20th St. (w/out outlier)2 12in 390,000 5.75 47.9% 8,240 31,740 1,651 6,589 30,089 0.6 1.08 6.35 6.83 52.9% 56.9% 2C, Mullin Café, Saint John’s Cafe
Stage D – Buildings S4 and S5
Manhole 5
Broadway 200 FT north of 20th St. 12 in 997,000 4.95 41.3% 95,834 100,657 13,433 82,401 87,224 1.8 1.8 6.75 6.75 56.3% 56.3% 2D/E, S1, S2, S3, S4, S5
Stage E – Buildings 2D/E, Mullin & SJ Cafe
Manhole 5
Broadway 200 FT north of 20th St. 12 in 997,000 4.95 41.3% 100,819 122,596 14,729 86,090 107,867 1.8 2.04 6.75 6.99 56.3% 58.3% 2D/E, S1, S2, S3, S4, S5
Manhole 2E
Santa Monica Blvd at 20th St.
1
12 in 1,039,000 8.58 71.5% 8,960 32,460 1,651 7,309 30,809 0.6 1.08 9.18 9.66 76.5% 80.5% 2C, Mullin Café, Saint John’s Cafe
Manhole 2E Santa Monica Blvd at
20th St. (w/out outlier)2 12in 390,000 5.75 47.9% 8,960 32,460 1,651 7,309 30,809 0.6 1.08 6.35 6.83 52.9% 56.9% 2C, Mullin Café, Saint John’s Cafe
1 The existing depth and flow in this row are the recorded maximum flows that are within the ADS flow monitoring report. However, they are potential outliers and may not be representative of the actual max flows. This event occurred on May 3rd, 2017, just before 3 pm for less than 30
min. It was the only event of its kind to occur during the 14 day monitoring period.
2 If the above measurement is an outlier and not representative of the MH flows, the following depth and flow should be taken as the existing maximum depth and flow for MH02E. Existing Depth and Flow are obtained from Page 37 of the ADS Providence Saint John’s Health Center Flow
Monitoring Report April 20, 2017 – May 3, 2017 found in Appendix D.
3 Additional Proposed Depth calculations can be found in Appendix C.
4 Proposed Daily Sewage Demand calculations can be found in Appendix B.
5 Throughout each stage, the flow values of the buildings being constructed/demolished in that stage get added to the corresponding manhole values from the previous stages.
6 Building 2I adds flow to manhole 2N. The building being demolished in its place originally adds flow to manhole 2E.
7 The values for total proposed and additional depth are negative because in this stage only a demolished building is affecting the manhole, therefore flow and depth is being removed.
9.A.e
Packet Pg. 680 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
Page 16 of 23
Baseline Alternate Phasing
As mentioned above, the proposed development of Saint John’s Health Center will be constructed in
multiple phases. A second option for this phased buildout is constructing buildings 2C and S2 first and
then constructing the remaining buildings in the stages as shown in Table 6. The table demonstrates
how the existing sewer lines would be affected after each subsequent stage has been completed.
As shown in the table below, since no existing buildings will be demolished during the first phase of
construction the pipe along Santa Monica Blvd would be 76.5% full in Option 1 and 80.5% full in Option
2 if the recorded spike at manhole 2E is considered or 52.9% full in Option 1 and 56.9% full in Option 2 if
the spike is not considered. This sewer demand would continue until the existing buildings are
demolished as part of Stage B; this stage would remove existing demand from the sewer but the
demand is not significant enough to affect the level in the sewer. Supporting calculations can be found
in Appendix C.
9.A.e
Packet Pg. 681 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
Page 17 of 23
Table 6 – Baseline Alternate Phasing
Test Site Pipe
Size
Recorded
Existing
Peak
Daily
Sewage
Demand
(GPD)
Existing
Depth
Existing
Percent
Full
Proposed
Building
Cumulative
Daily Sewage
Demand Option
1 (Gross) (GPD)4
Proposed Building
Cumulative Daily
Sewage Demand
Option 2 (Gross)
(GPD)4
Demolished
Buildings
Cumulative
Daily
Sewage
Demand
(GPD) 4
Total Proposed
Daily Sewage
Demand
Option 1 (Net)
(GPD)
Total Proposed
Daily Sewage
Demand Option
2 (Net) (GPD)
Additional
Depth from
Proposed
Development
Option 1
Additional
Depth from
Proposed
Development
Option 2
Total
Proposed
Depth
Option 1
(inches)
Total
Proposed
Depth
Option 2
(inches)
Percent Full
Option 1
Percent Full
Option 2 Proposed Buildings Served
(inches) % (inches) 3 (inches) 3 % %
Stage C – Building 2C and S2
Manhole 2E Santa
Monica Blvd at 20th St.1
12
in 1,039,000 8.58 71.5% 8,240 31,740 0 8,240 31,740 0.6 1.08 9.18 9.66 76.50% 80.50% 2C, Mullin Café, Saint John’s Cafe
Manhole 2E Santa
Monica Blvd at 20th St.
(w/out outlier)2
12in 390,000 5.75 47.9% 8,240 31,740 0 8,240 31,740 0.6 1.08 6.35 6.83 52.90% 56.90% 2C, Mullin Café, Saint John’s Cafe
Manhole 5 Broadway
200 FT north of 20th St.
12
in 997,000 4.95 41.3% 2,020 2,020 0 2,020 2,020 0.36 0.36 5.31 5.31 44.30% 44.30% 2D/E, S1, S2, S3, S4, S5
Stage A – Buildings S1 and S3
Manhole 5 Broadway
200 FT north of 20th St.
12
in 997,000 4.95 41.3% 42,566 42,566 669 41,897 41,897 1.32 1.32 6.27 6.27 52.30% 52.30% 2D/E, S1, S2, S3, S4, S5
Stage B – Building 2I 5
Manhole 2N 20th St. at
Santa Monica Blvd
12
in 826,000 4.21 35.1% 15,482 15,482 0 15,482 15,482 0.84 0.84 5.05 5.05 42.10% 42.10% 2I
Manhole 2E Santa
Monica Blvd at 20th St.1
12
in 1,039,000 8.58 71.5% 8,240
31,740 1,651 6,589 30,089 0.6 1.08 9.18 9.66 76.5% 80.5% 2C, Mullin Café, Saint John’s Cafe
Manhole 2E Santa
Monica Blvd at 20th St.
(w/out outlier)2
12in 390,000 5.75 47.9% 8,240 31,740 1,651 6,589 30,089 0.6 1.08 6.35 6.83 52.9% 56.9% 2C, Mullin Café, Saint John’s Cafe
Stage D – Buildings S4 and S5
Manhole 5 Broadway
200 FT north of 20th St.
12
in 997,000 4.95 41.3% 97,854 102,677 13,433 84,421 89,244 1.8 2.04 6.63 6.99 55.30% 58.25% 2D/E, S1, S2, S3, S4, S5
Stage E – Buildings 2D/E, Mullin & SJ Cafe
Manhole 5 Broadway
200 FT north of 20th St.
12
in 997,000 4.95 41.3% 100,819 122,596 14,729 86,090 107,867 1.8 2.16 6.75 7.11 56.30% 59.25% 2D/E, S1, S2, S3, S4, S5
Manhole 2E Santa
Monica Blvd at 20th St.1
12
in 1,039,000 8.58 71.5% 8,960 32,460 1,651 7,309 30,809 0.6 1.08 9.18 9.66 76.5% 80.5% 2C, Mullin Café, Saint John’s Cafe
Manhole 2E Santa
Monica Blvd at 20th St.
(w/out outlier)2
12in 390,000 5.75 47.9% 8,960 32,460 1,651 7,309 30,809 0.6 1.08 6.35 6.83 52.9% 56.9% 2C, Mullin Café, Saint John’s Cafe
1 The existing depth and flow in this row are the recorded maximum flows that are within the ADS flow monitoring report. However, they are potential outliers and may not be representative of the actual max flows. This event occurred on May 3rd, 2017, just before 3 pm for less than 30
min. It was the only event of its kind to occur during the 14 day monitoring period.
2 If the above measurement is an outlier and not representative of the MH flows, the following depth and flow should be taken as the existing maximum depth and flow for MH02E. Existing Depth and Flow are obtained from Page 37 of the ADS Providence Saint John’s Health Center Flow
Monitoring Report April 20, 2017 – May 3, 2017 found in Appendix D.
3 Additional Proposed Depth calculations can be found in Appendix C.
4 Throughout each stage, the flow values of the buildings being constructed/demolished in that stage get added to the corresponding manhole values from the previous stages.
5 Building 2I adds flow to manhole 2N. The building being demolished in its place originally adds flow to manhole 2E.
9.A.e
Packet Pg. 682 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
APPENDIX A
EXHIBIT 1
EXHIBIT 2
9.A.e
Packet Pg. 683 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
SS SS SS SS SS SS SSSS SS SS
The project consists of the removal of the existing 18" PVC sewer line in the north half of
21st Street to accommodate for the proposed subterranean parking of Building S4 . The
line will be capped at the extent of the removal. To accept the flow from Building S1 and
S3 a new sewer line is proposed in the proposed 20th Place and South Campus West
Driveway. The line will connect to an existing Manhole in Santa Monica Blvd, run West
along Santa Monica Blvd and turn south along the proposed 20th Place to connect to an
existing 12" VCP in Broadway Avenue. The proposed line is essentially parallel to the
existing 18" PVC line in 21st Street. It is believed that if the existing 18" PVC flows
adequately that the proposed adjacent parallel line in 20th Place should do the same.
During design, it may become infeasible to route the sewage from the south most portion
of Building S4 to the North to connect to the existing sewer line in Santa Monica Blvd. If
this becomes the case, a sewer line is proposed to run from the south of S4, along SE
Driveway and connect into the existing sewer main in Broadway. Prior to the issuance of
a building permit for Buildings S3, S4, and 2C, additional sewer monitoring will be
required to determine whether additional upgrades are needed. Please see the
Proposed Infrastructure Improvements section beginning on page 4.
04-2019
LEGEND:
EXISTING SEWER LINE
PROPOSED RELOCATION OF
SEWER LINE:
POSSIBLE LATERAL LOCATIONS:
SEWER LINE TO BE REMOVED:
POSSIBLE S4 ROUTING:
SS
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASE
CONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
SS
SS
SEWER SERVICE
SS SS SS SS SS
SSSSSSSSSSSSSSSSSSSSSSSS
18" PVC
12" VCPSSSS18" PVC
12" VCP
SSSSSSSSSSSS SS SS SS SS
18" PVC
21" VCP
12" VCP
SS
SS
SSSS
21" VCP Potential need to upgrade portion of 12” VCP.
Please see the Proposed Infrastructure
Improvements section beginning on page 4.
9.A.e
Packet Pg. 684 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
12" SSBROADWAY21ST
STREETSTREET20TH STREETSANTAMONICA
BLVD.ARIZONAAVENUE12" SS18" SS
18" SS8" SS 8" SS10" SS8" SS12" SS12" SS21" SS 12" SS12" SS23RD STREET
23RD COURTMH02NMH02EMH05S=0.0167S=0.0050S=0.0048S=0.0051S=0.0038 CFDCJWCIEXISTINGRESIDENTIALEXHIBIT "C"EXISTING SEWAGE DEMANDDATE: 05/26/2016SAINT JOHN'SFOUNDATIONBUILDINGMRI BULIDINGEXHIBIT 2DEMOLISHED BUILDINGSSEWAGE DEMANDDATE: 08/2018LEGEND:EXISTING SEWER LINEMANHOLE STRUCTURE: SS18" PVC12" VCP12" VCP18" PVC21" VCP12" VCP9.A.ePacket Pg. 685Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
APPENDIX B
SEWAGE GENERATION FACTORS
9.A.e
Packet Pg. 686 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Line FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS
No.(mg/l) (mg/l)
1 Acupuncture Office/Clinic 120/1,000 Gr SF 265 275
2 Arcade - Video Games 50/1,000 Gr SF 265 275
3 Auditorium (a) 3/Seat 265 275
4 Auto Parking (a) 20/1,000 Gr SF 265 275
5 Auto Mfg., Service Maintenance (b) Actual 1,260 1,165
6 Bakery 280/1,000 Gr SF 3,020 2,540
7 Bank: Headquarters 120/1,000 Gr SF 265 275
8 Bank: Branch 50/1,000 Gr SF 265 275
9 Ballroom 350/1,000 Gr SF 265 275
10 Banquet Room 350/1,000 Gr SF 265 275
11 Bar: Cocktail, Fixed Set (a) (c) 15/Seat 265 275
12 Bar: Juice, No Baking Facilities (d) 720/1,000 Gr SF 265 275
13 Bar: Juice, with Baking Facilities (d) 720/1,000 Gr SF 265 275
14 Bar: Cocktail, Public Table Area (c) 720/1,000 Gr SF 265 275
15 Barber Shop 120/1,000 Gr SF 265 275
16 Barber Shop (s) 15/Stall 265 275
17 Beauty Parlor 425/1,000 Gr SF 265 275
18 Beauty Parlor (s) 50/Stall 265 275
19 Bldg. Const/Field Office (e) 120/Office 265 275
20 Bowling Alley: Alley, Lanes & Lobby Area 50/1,000 Gr SF 265 275
21 Bowling Facility: Arcade/Bar/Restaurant/Dancing Total Average Average
22 Cafeteria: Fixed Seat 30/Seat 1,000 600
23 Car Wash: Automatic (b) Actual 265 285
24 Car Wash: Coin Operated Bays (b) Actual 265 285
25 Car Wash: Hand Wash (b) Actual 265 285
26 Car Wash: Counter & Sales Area 50/1,000 Gr SF 265 275
27 Chapel: Fixed Seat 3/Seat 265 275
28 Chiropractic Office 120/1,000 Gr SF 265 275
29 Church: Fixed Seat 3/Seat 265 275
30 Church School: Day Care/Elem 9/Occupant 265 275
31 Church School: One Day Use (s) 9/Occupant 265 275
32 Cocktail Lounge: Fixed Seat (f) 15/Seat 265 275
33 Coffee House: No Food Preparation (d) 720/1,000 Gr SF 265 275
34 Coffee House: Pastry Baking Only (d) 720/1,000 Gr SF 265 275
35 Coffee House: Serves Prepared Food (d) 25/Seat 1,000 600
36 Cold Storage: No Sales (g) 30/1,000 Gr SF 265 275
37 Cold Storage: Retail Sales (g) 50/1,000 Gr SF 265 275
38 Comfort Station: Public 80/Fixture 265 275
39 Commercial Use (a) 50/1,000 Gr SF 265 275
SEWERAGE FACILITIES CHARGE
SEWAGE GENERATION FACTOR FOR
RESIDENTIAL AND COMMERCIAL CATEGORIES
EFFECTIVE DATE: April 6, 2012
Page 1
9.A.e
Packet Pg. 687 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Line FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS
No.(mg/l) (mg/l)
SEWERAGE FACILITIES CHARGE
SEWAGE GENERATION FACTOR FOR
RESIDENTIAL AND COMMERCIAL CATEGORIES
EFFECTIVE DATE: April 6, 2012
40 Community Center 3/Occupant 265 275
41 Conference Room of Office Bldg.120/1,000 Gr SF 265 275
42 Counseling Center (h)120/1,000 Gr SF 265 275
43 Credit Union 120/1,000 Gr SF 265 275
44 Dairy Average Flow 1,510 325
45 Dairy: Barn Average Flow 1,510 325
46 Dairy: Retail Area 50/1,000 Gr SF 265 275
47 Dancing Area (of Bars or Nightclub) (c)350/1,000 Gr SF 265 275
48 Dance Studio (i)50/1,000 Gr SF 265 275
49 Dental Office/Clinic 250/1,000 Gr SF 265 275
50 Doughnut Shop 280/1,000 Gr SF 1,000 600
51 Drug Rehabilitation Center (h)120/1,000 Gr SF 265 275
52 Equipment Booth 30/1,000 Gr SF 265 275
53 Film Processing (Retail)50/1,000 Gr SF 265 275
54 Film Processing (Industrial)Actual 265 275
55 Food Processing Plant (b)Actual 2,210 1,450
56 Gas Station: Self Service 100/W.C.265 275
57 Gas Station: Four Bays Max 430/Station 1,950 1,175
58 Golf Course Facility: Lobby/Office/Restaurant/Bar Total 700 450
59 Gymnasium: Basketball, Volleyball (k)200/1,000 Gr SF 265 275
60 Hanger (Aircraft)50/1,000 Gr SF 265 275
61 Health Club/Spa (k)650/1,000 Gr SF 265 275
62 Homeless Shelter 70/Bed 265 275
63 Hospital 70/Bed 820 1,230
64 Hospital: Convalescent (a)70/Bed 265 275
65 Hospital: Animal 300/1,000 Gr SF 820 1,230
66 Hospital: Psychiatric 70/Bed 265 275
67 Hospital: Surgical (a)360/Bed 265 275
68 Hotel: Use Guest Rooms Only (a)120/Room 265 275
69 Jail 85/Inmate 265 275
70 Kennel: Dog Kennel/Open 100/1,000 Gr SF 265 275
71 Laboratory: Commercial 250/1,000 Gr SF 265 275
72 Laboratory: Industrial Actual 265 275
73 Laundromat 185/Machine 550 370
74 Library: Public Area 50/1,000 Gr SF 265 275
75 Library: Stacks, Storage 30/1,000 Gr SF 265 275
76 Lobby of Retail Area (l)50/1,000 Gr SF 265 275
77 Lodge Hall 3/Seat 265 275
78 Lounge (l)50/1,000 Gr SF 265 275
Page 2
9.A.e
Packet Pg. 688 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Line FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS
No.(mg/l) (mg/l)
SEWERAGE FACILITIES CHARGE
SEWAGE GENERATION FACTOR FOR
RESIDENTIAL AND COMMERCIAL CATEGORIES
EFFECTIVE DATE: April 6, 2012
79 Machine Shop (No Industrial Waste Permit Required) (b) 50/1,000 Gr SF 265 275
80 Machine Shop (Industrial)Actual 265 275
81 Mfg or Industrial Facility (No IW Permit Required) (b) 50/1,000 Gr SF 265 275
82 Mfg or Industrial Facility (Industrial)Actual 265 275
83 Massage Parlor 250/1,000 Gr SF 265 275
84 Medical Building (a)225/1,000 Gr SF 265 275
85 Medical: Lab in Hospital 250/1,000 Gr SF 340 275
86 Medical Office/Clinic 250/1,000 Gr SF 265 275
87 Mini-Mall (No Food)50/1,000 Gr SF 265 275
88 Mortuary: Chapel 3/Seat 265 275
89 Mortuary: Embalming 300/1,000 Gr SF 800 800
90 Mortuary: Living Area 50/1,000 Gr SF 265 275
91 Motel: Use Guest Room Only (a)120/Room 265 275
92 Museum: All Area 30/1,000 Gr SF 265 275
93 Museum: Office Over 15%120/1,000 Gr SF 265 275
94 Museum: Sales Area 50/1,000 Gr SF 265 275
95 Office Building (a)120/1,000 Gr SF 265 275
96 Office Bldg w/Cooling Tower 170/1,000 Gr SF 265 275
97 Plating Plant (No IW Permit Required) (b)50/1,000 Gr SF 265 275
98 Plating Plant (Industrial) (b)Actual 265 275
99 Pool Hall (No Alcohol)50/1,000 Gr SF 265 275
100 Post Office: Full Service (m)120/1,000 Gr SF 265 275
101 Post Office: Private Mail Box Rental 50/1,000 Gr SF 265 275
102 Prisons 175/Inmate 265 275
103 Residential Dorm: College or Residential (n)70/Student 265 275
104 Residential: Boarding House 70/Bed 265 275
105 Residential: Apt - Bachelor (a)75/DU 265 275
106 Residential: Apt - 1 BDR (a) (o)110/DU 265 275
107 Residential: Apt - 2 BDR (a) (o)150/DU 265 275
108 Residential: Apt - 3 BDR (a) (o)190/DU 265 275
109 Residential: Apt - >3 BDR (o)40/BDR 265 275
110 Residential: Condo - 1 BDR (o)110/DU 265 275
111 Residential: Condo - 2 BDR (o)150/DU 265 275
112 Residential: Condo - 3 BDR (o)190/DU 265 275
113 Residential: Condo - >3 BDR (o)40/BDR 265 275
114 Residential: Duplex/Townhouse - 1 BR (o)110/DU 265 275
115 Residential: Duplex/Townhouse - 2 BR (o)150/DU 265 275
116 Residential: Duplex/Townhouse - 3 BR (o)190/DU 265 275
117 Residential: Duplex/Townhouse - >3 BR (o)40/BDR 265 275
Page 3
9.A.e
Packet Pg. 689 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Line FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS
No.(mg/l) (mg/l)
SEWERAGE FACILITIES CHARGE
SEWAGE GENERATION FACTOR FOR
RESIDENTIAL AND COMMERCIAL CATEGORIES
EFFECTIVE DATE: April 6, 2012
118 Residential: SFD - 1 BR (o)140/DU 265 275
119 Residential: SFD - 2 BR (o)185/DU 265 275
120 Residential: SFD - 3 BR (o)230/DU 265 275
121 Residential: SFD - >3 BR (o)45/BDR 265 275
122 Residential Room Addition: Bedroom (o)45/BDR 265 275
123 Residential Room Conversion: Into a Bedroom (o) 45/BDR 265 275
124 Residential: Mobile Home Same as Apt 265 275
125 Residential: Artist (2/3 Area)75/DU 265 275
126 Residential: Artist Residence 75/DU 265 275
127 Residential: Guest Home w/ Kitchen Same as Apt 265 275
128 Residential: Guest Home w/o Kitchen 45/BDR 265 275
129 Rest Home 70/Bed 555 490
130 Restaurant: Drive-In 50/Stall 1000 600
131 Restaurant: Drive-In Seating Area 25/Seat 1000 600
132 Restaurant: Fast Food Indoor Seat 25/Seat 1000 600
133 Restaurant: Fast Food Outdoor Seat 25/Seat 1000 600
134 Restaurant: Full Service Indoor Seat (a)30/Seat 1000 600
135 Restaurant: Full Service Outdoor Seat 30/Seat 1000 600
136 Restaurant: Take Out 300/1,000 Gr SF 1000 600
137 Retail Area (greater than 100,000 SF)50/1,000 Gr SF 265 275
138 Retail Area (less than 100,000 SF)25/1,000 Gr SF 265 275
139 Rifle Range: Shooting Stalls/Lanes, Lobby 50/1,000 Gr SF 265 275
140 Rifle Range Facility: Bar/Restaurant Total Average Average
141 School: Arts/Dancing/Music (i)11/Student 265 275
142 School: Elementary/Jr. High (a) (p)9/Student 265 275
143 School: High School (a) (p)11/Student 265 275
144 School: Kindergarten (s)9/Student 265 275
145 School: Martial Arts (i)9/Student 265 275
146 School: Nursery-Day Care (p)9/Child 265 275
147 School: Special Class (p)9/Student 265 275
148 School: Trade or Vocational (p)11/Student 265 275
149 School: Training (p)11/Student 265 275
150 School: University/College (a) (p)16/Student 265 275
151 School: Dormitory (a) (n)70/Student 265 275
152 School: Stadium, Pavilion 3/Seat 265 275
153 Spa/Jacuzzi (Commercial with backwash filters)Total 265 275
154 Storage: Building/Warehouse 30/1,000 Gr SF 265 275
155 Storage: Self-Storage Bldg 30/1,000 Gr SF 265 275
156 Store: Ice Cream/Yogurt 25/1,000 Gr SF 1000 600
Page 4
9.A.e
Packet Pg. 690 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Line FACILITY DESCRIPTION PROPOSED SGF IN GPD BOD SS
No.(mg/l) (mg/l)
SEWERAGE FACILITIES CHARGE
SEWAGE GENERATION FACTOR FOR
RESIDENTIAL AND COMMERCIAL CATEGORIES
EFFECTIVE DATE: April 6, 2012
157 Store: Retail (l)50/1,000 Gr SF 265 275
158 Studio: Film/TV - Audience Viewing Room (q)3/Seat 265 275
159 Studio: Film/TV - Regular Use Indoor Filming Area (q) 50/1,000 Gr SF 265 275
160 Studio: Film/TV - Ind. Use Film Process/Machine Shop (q) 50/1,000 Gr SF 265 275
161 Studio: Film/TV - Ind. Use Film Process/Machine Shop Total 265 275
162 Studio: Recording 50/1,000 Gr SF 265 275
163 Swimming Pool (Commercial with backwash filters) Total 265 275
164 Tanning Salon: Independent, No Shower (r)50/1,000 Gr SF 265 275
165 Tanning Salon: Within a Health Spa/Club 640/1,000 Gr SF 265 275
166 Theater: Drive-In 6/Vehicle 265 275
167 Theater: Live/Music/Opera 3/Seat 265 275
168 Theater: Cinema 3/Seat 265 275
169 Tract: Commercial/Residential 1/Acre 265 275
170 Trailer: Const/Field Office (e)120/Office 265 275
171 Veterinary Clinic/Office 250/1,000 Gr SF 265 275
172 Warehouse 30/1,000 Gr SF 265 275
173 Warehouse w/ Office Total 265 275
174 Waste Dump: Recreational 400/Station 2650 2750
175 Wine Tasting Room: Kitchen 200/1,000 Gr SF 265 275
176 Wine Tasting Room: All Area 50/1,000 Gr SF 265 275
Page 5
9.A.e
Packet Pg. 691 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
1
FOOTNOTES TO SGFs TABLE
(a) SFC rates for these facilities have historically been published in SFC ordinances.
(b) Bureau of Sanitation will determine the flow based on the information given by
applicants for facilities with industrial discharge. The flow will be redetermined by
Sanitation inspectors annually based on water bills. If the actual flow exceeds the
previous year’s determined flow, the applicants will be charged for the difference.
If this type of facility is exempt from an industrial discharge permit, only the domestic
SFC will be assessed.
(c) The SFC for a bar shall be the sum of SFC's for all areas based on the SGF for each area
(ex. fixed seat area, public table area, dancing area).
(d) The determination of SGF for juice bars and coffee houses previously depended on the
extent of the actual food preparation in house, not by the types of food provided. Food is
assumed to be prepared offsite and as such, the three prior subcategories have been
consolidated.
1) SGF for no pastry baking and no food preparation is 720 gpd/1000 gr.sq.ft.
2) SGF for pastry baking only and no food preparation is 720 gpd/1000 gr.sq.ft.
3) SGF for complete food preparation is 25 gpd/seat, the same as a fast food
restaurant.
Juice bars and coffee houses do not serve any alcoholic drinks.
(e) Building construction includes trailers, field offices, etc.
(f) Cocktail lounge usually does not serve prepared food.
(g) Cold storage facilities are categorized as follow:
1) No Sales - the cold storage facility is used only for temporary storage, no selling
is involved. For example, cold storage facilities at the harbor temporarily store
seafood until it is distributed.
2) Cold storage w/ retail sales - the primary function of this facility is to support the
wholesale/retail operation of a store, such as supermarket freezers, refrigerators,
etc.
(h) Counseling centers include marriage counseling centers, alcohol/drug rehabilitation
/dependency centers, nutrition centers, diet centers, etc.
9.A.e
Packet Pg. 692 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
2
(i) Part-time basis schools or dance studios should be charged as retail area - 50 gpd /1000
gr.sq.ft. Full-time basis schools should be charged by the number of students.
(j) Domestic waste is estimated at 50 gpd/1,000 square feet in addition to total process flow.
(k) Bureau of Sanitation will determine if an industrial permit is needed for health spas. The
first year flow is based on 650 gpd/1000 gr.sq.ft., and the Sanitation inspectors will
redetermine the flow annually based on water bill from the previous year. The applicants
are responsible for paying the difference of SFC.
Health club/spa includes lobby area, workout floors, aerobic rooms, swimming pools,
Jacuzzi, sauna, locker rooms, showers, and restrooms. If a health club/spa has a
gymnasium type of facility, this portion should be charged separately at the gymnasium
SFC rate.
Gymnasiums include basketball court, volleyball court, and any other large open space
with low occupancy density.
(l) Lobby of retail includes lounges, holding rooms, or waiting area, etc.
(m) Full service post offices include U.S. Postal Service, UPS, Federal Express, DHL, and
etc.
(n) The SGF for a college dormitory based on student capacity also includes the SGF for the
dormitory cafeterias.
(o) A bedroom is defined as an enclosed subdivision with 50 sq.ft. or more floor area in a
residential building commonly used for sleeping purpose, and is partitioned off to form a
habitable room.
(p) The SGF for schools based on the student capacity, covers the following facilities:
1) classrooms and lecture halls
2) professors' offices
3) administration offices
4) laboratories for classes or research
5) libraries
6) bookstores
7) student/professor lounges
8) school cafeterias
9) warehouses and storage areas
10) auditoriums
11) gymnasiums
12) restrooms
9.A.e
Packet Pg. 693 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
3
It does not include water used by schools for swimming pools. When a school files an
application for addition of any of the foregoing facilities, the student population will be
reassessed and the total gpd for the new facility will be based on the number of students
increased since the last SFC was paid or when the City implemented the SFC for the first
time. The SFC for any school facility (ex. stadium, dormitory, etc.) not listed above, will
be based on the designated SGF for that category.
(q) The SFC for a TV or motion picture studio shall be the sum of SFC's for different
facilities in the studio, based on the SGF for each facility. A studio may include one or
more of the following facilities: audience viewing room, filming room, film processing,
storage area, etc.
(r) No independent tanning salons with shower were encountered during 1996 survey.
(s) Alternative basis of charge for City’s consideration. The prior square footage basis is
also presented should the City decide to continue charging on that basis.
9.A.e
Packet Pg. 694 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
APPENDIX C
ADDITIONAL PROPOSED DEPTH CALCULATIONS
9.A.e
Packet Pg. 695 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Discharge
Input Data
Roughness Coefficient 0.015
Channel Slope 0.01360 ft/ft
Normal Depth 1.00 ft
Diameter 1.00 ft
Results
Discharge 2327208.95 gal/day
Flow Area 0.79 ft²
Wetted Perimeter 3.14 ft
Hydraulic Radius 0.25 ft
Top Width 0.00 ft
Critical Depth 0.81 ft
Percent Full 100.0 %
Critical Slope 0.01390 ft/ft
Velocity 4.58 ft/s
Velocity Head 0.33 ft
Specific Energy 1.33 ft
Froude Number 0.00
Maximum Discharge 3.87 ft³/s
Discharge Full 3.60 ft³/s
Slope Full 0.01360 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 100.00 %
Downstream Velocity Infinity ft/s
Capacity of Existing 12" Line in 20th Street (S = 1.36%)
9/19/2017 4:18:03 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 696 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 1.00 ft
Critical Depth 0.81 ft
Channel Slope 0.01360 ft/ft
Critical Slope 0.01390 ft/ft
Capacity of Existing 12" Line in 20th Street (S = 1.36%)
9/19/2017 4:18:03 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 697 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Discharge
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Normal Depth 1.00 ft
Diameter 1.00 ft
Results
Discharge 1693293.23 gal/day
Flow Area 0.79 ft²
Wetted Perimeter 3.14 ft
Hydraulic Radius 0.25 ft
Top Width 0.00 ft
Critical Depth 0.69 ft
Percent Full 100.0 %
Critical Slope 0.01051 ft/ft
Velocity 3.34 ft/s
Velocity Head 0.17 ft
Specific Energy 1.17 ft
Froude Number 0.00
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00720 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 100.00 %
Downstream Velocity Infinity ft/s
Existing Capacity of 12" line in Santa Monica Blvd (S=0.72%)
9/19/2017 4:21:11 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 698 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 1.00 ft
Critical Depth 0.69 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.01051 ft/ft
Existing Capacity of 12" line in Santa Monica Blvd (S=0.72%)
9/19/2017 4:21:11 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 699 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Discharge
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Normal Depth 1.00 ft
Diameter 1.00 ft
Results
Discharge 1669609.64 gal/day
Flow Area 0.79 ft²
Wetted Perimeter 3.14 ft
Hydraulic Radius 0.25 ft
Top Width 0.00 ft
Critical Depth 0.69 ft
Percent Full 100.0 %
Critical Slope 0.01042 ft/ft
Velocity 3.29 ft/s
Velocity Head 0.17 ft
Specific Energy 1.17 ft
Froude Number 0.00
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00700 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 100.00 %
Downstream Velocity Infinity ft/s
Existing Capacity of 12" Line in Broadway (S=0.7%)
9/19/2017 4:22:26 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 700 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 1.00 ft
Critical Depth 0.69 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.01042 ft/ft
Existing Capacity of 12" Line in Broadway (S=0.7%)
9/19/2017 4:22:26 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 701 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 1323.00 gal/day
Results
Normal Depth 0.02 ft
Flow Area 0.00 ft²
Wetted Perimeter 0.29 ft
Hydraulic Radius 0.01 ft
Top Width 0.29 ft
Critical Depth 0.02 ft
Percent Full 2.2 %
Critical Slope 0.01466 ft/ft
Velocity 0.49 ft/s
Velocity Head 0.00 ft
Specific Energy 0.03 ft
Froude Number 0.72
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 2.16 %
Downstream Velocity Infinity ft/s
Proposed Flow to MH2E - Option 1
11/29/2017 2:25:48 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 702 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.02 ft
Critical Depth 0.02 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.01466 ft/ft
Proposed Flow to MH2E - Option 1
11/29/2017 2:25:48 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 703 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 24823.00 gal/day
Results
Normal Depth 0.08 ft
Flow Area 0.03 ft²
Wetted Perimeter 0.59 ft
Hydraulic Radius 0.05 ft
Top Width 0.56 ft
Critical Depth 0.08 ft
Percent Full 8.4 %
Critical Slope 0.00935 ft/ft
Velocity 1.21 ft/s
Velocity Head 0.02 ft
Specific Energy 0.11 ft
Froude Number 0.89
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 8.44 %
Downstream Velocity Infinity ft/s
Proposed Flow to MH 2E - Option 2
11/29/2017 2:27:28 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 704 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.08 ft
Critical Depth 0.08 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.00935 ft/ft
Proposed Flow to MH 2E - Option 2
11/29/2017 2:27:28 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 705 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00500 ft/ft
Diameter 1.00 ft
Discharge 15482.00 gal/day
Results
Normal Depth 0.07 ft
Flow Area 0.03 ft²
Wetted Perimeter 0.55 ft
Hydraulic Radius 0.05 ft
Top Width 0.52 ft
Critical Depth 0.06 ft
Percent Full 7.4 %
Critical Slope 0.00984 ft/ft
Velocity 0.92 ft/s
Velocity Head 0.01 ft
Specific Energy 0.09 ft
Froude Number 0.73
Maximum Discharge 2.35 ft³/s
Discharge Full 2.18 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 7.35 %
Downstream Velocity Infinity ft/s
Proposed Flow to MH 2N - Option 1 & 2
11/29/2017 2:37:54 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 706 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.07 ft
Critical Depth 0.06 ft
Channel Slope 0.00500 ft/ft
Critical Slope 0.00984 ft/ft
Proposed Flow to MH 2N - Option 1 & 2
11/29/2017 2:37:54 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 707 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 84591.00 gal/day
Results
Normal Depth 0.15 ft
Flow Area 0.08 ft²
Wetted Perimeter 0.80 ft
Hydraulic Radius 0.09 ft
Top Width 0.72 ft
Critical Depth 0.15 ft
Percent Full 15.3 %
Critical Slope 0.00810 ft/ft
Velocity 1.72 ft/s
Velocity Head 0.05 ft
Specific Energy 0.20 ft
Froude Number 0.93
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00002 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 15.31 %
Downstream Velocity Infinity ft/s
Proposed Flow to MH5 - Option 1
12/8/2017 2:56:13 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 708 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.15 ft
Critical Depth 0.15 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00810 ft/ft
Proposed Flow to MH5 - Option 1
12/8/2017 2:56:13 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 709 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 106368.00 gal/day
Results
Normal Depth 0.17 ft
Flow Area 0.09 ft²
Wetted Perimeter 0.85 ft
Hydraulic Radius 0.10 ft
Top Width 0.75 ft
Critical Depth 0.17 ft
Percent Full 17.1 %
Critical Slope 0.00793 ft/ft
Velocity 1.84 ft/s
Velocity Head 0.05 ft
Specific Energy 0.22 ft
Froude Number 0.94
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00003 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 17.10 %
Downstream Velocity Infinity ft/s
Proposed Flow to MH5 - Option 2
12/8/2017 2:57:02 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 710 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.17 ft
Critical Depth 0.17 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00793 ft/ft
Proposed Flow to MH5 - Option 2
12/8/2017 2:57:02 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 711 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 41897.00 gal/day
Results
Normal Depth 0.11 ft
Flow Area 0.05 ft²
Wetted Perimeter 0.67 ft
Hydraulic Radius 0.07 ft
Top Width 0.62 ft
Critical Depth 0.10 ft
Percent Full 10.9 %
Critical Slope 0.00878 ft/ft
Velocity 1.39 ft/s
Velocity Head 0.03 ft
Specific Energy 0.14 ft
Froude Number 0.90
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 10.92 %
Downstream Velocity Infinity ft/s
Baseline Phasing - Stage A - MH5
11/29/2017 5:01:46 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 712 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.11 ft
Critical Depth 0.10 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00878 ft/ft
Baseline Phasing - Stage A - MH5
11/29/2017 5:01:46 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 713 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 7637.00 gal/day
Results
Normal Depth 0.05 ft
Flow Area 0.01 ft²
Wetted Perimeter 0.44 ft
Hydraulic Radius 0.03 ft
Top Width 0.43 ft
Critical Depth 0.04 ft
Percent Full 4.9 %
Critical Slope 0.01094 ft/ft
Velocity 0.84 ft/s
Velocity Head 0.01 ft
Specific Energy 0.06 ft
Froude Number 0.82
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 4.86 %
Downstream Velocity Infinity ft/s
Baseline Phasing - Stage B - MH 2E
11/29/2017 5:06:42 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 714 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.05 ft
Critical Depth 0.04 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.01094 ft/ft
Baseline Phasing - Stage B - MH 2E
11/29/2017 5:06:42 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 715 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00500 ft/ft
Diameter 1.00 ft
Discharge 15482.00 gal/day
Results
Normal Depth 0.07 ft
Flow Area 0.03 ft²
Wetted Perimeter 0.55 ft
Hydraulic Radius 0.05 ft
Top Width 0.52 ft
Critical Depth 0.06 ft
Percent Full 7.4 %
Critical Slope 0.00984 ft/ft
Velocity 0.92 ft/s
Velocity Head 0.01 ft
Specific Energy 0.09 ft
Froude Number 0.73
Maximum Discharge 2.35 ft³/s
Discharge Full 2.18 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 7.35 %
Downstream Velocity Infinity ft/s
Baseline Phasing - Stage B - MH 2N
11/29/2017 5:02:41 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 716 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.07 ft
Critical Depth 0.06 ft
Channel Slope 0.00500 ft/ft
Critical Slope 0.00984 ft/ft
Baseline Phasing - Stage B - MH 2N
11/29/2017 5:02:41 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 717 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 603.00 gal/day
Results
Normal Depth 0.01 ft
Flow Area 0.00 ft²
Wetted Perimeter 0.25 ft
Hydraulic Radius 0.01 ft
Top Width 0.24 ft
Critical Depth 0.01 ft
Percent Full 1.5 %
Critical Slope 0.01604 ft/ft
Velocity 0.38 ft/s
Velocity Head 0.00 ft
Specific Energy 0.02 ft
Froude Number 0.68
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 1.50 %
Downstream Velocity Infinity ft/s
Baseline Phasing - Stage C - MH2E - Option 1
11/29/2017 5:42:39 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 718 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.01 ft
Critical Depth 0.01 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.01604 ft/ft
Baseline Phasing - Stage C - MH2E - Option 1
11/29/2017 5:42:39 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 719 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 24103.00 gal/day
Results
Normal Depth 0.08 ft
Flow Area 0.03 ft²
Wetted Perimeter 0.59 ft
Hydraulic Radius 0.05 ft
Top Width 0.55 ft
Critical Depth 0.08 ft
Percent Full 8.3 %
Critical Slope 0.00938 ft/ft
Velocity 1.20 ft/s
Velocity Head 0.02 ft
Specific Energy 0.11 ft
Froude Number 0.89
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 8.32 %
Downstream Velocity Infinity ft/s
Baseline Phasing - Stage C - MH2E - Option 2E
11/29/2017 5:44:01 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 720 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.08 ft
Critical Depth 0.08 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.00938 ft/ft
Baseline Phasing - Stage C - MH2E - Option 2E
11/29/2017 5:44:01 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 721 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 80901.00 gal/day
Results
Normal Depth 0.15 ft
Flow Area 0.07 ft²
Wetted Perimeter 0.79 ft
Hydraulic Radius 0.09 ft
Top Width 0.71 ft
Critical Depth 0.14 ft
Percent Full 15.0 %
Critical Slope 0.00818 ft/ft
Velocity 1.70 ft/s
Velocity Head 0.04 ft
Specific Energy 0.19 ft
Froude Number 0.93
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00002 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 14.98 %
Downstream Velocity Infinity ft/s
Baseline Original - Stage D Option 1
12/8/2017 9:42:37 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 722 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.15 ft
Critical Depth 0.14 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00818 ft/ft
Baseline Original - Stage D Option 1
12/8/2017 9:42:37 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 723 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 85724.00 gal/day
Results
Normal Depth 0.15 ft
Flow Area 0.08 ft²
Wetted Perimeter 0.81 ft
Hydraulic Radius 0.10 ft
Top Width 0.72 ft
Critical Depth 0.15 ft
Percent Full 15.4 %
Critical Slope 0.00808 ft/ft
Velocity 1.73 ft/s
Velocity Head 0.05 ft
Specific Energy 0.20 ft
Froude Number 0.93
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00002 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 15.40 %
Downstream Velocity Infinity ft/s
Baseline Original - Stage D - 5 - Option 2
12/8/2017 9:44:42 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 724 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.15 ft
Critical Depth 0.15 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00808 ft/ft
Baseline Original - Stage D - 5 - Option 2
12/8/2017 9:44:42 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 725 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 1323.00 gal/day
Results
Normal Depth 0.02 ft
Flow Area 0.00 ft²
Wetted Perimeter 0.29 ft
Hydraulic Radius 0.01 ft
Top Width 0.29 ft
Critical Depth 0.02 ft
Percent Full 2.2 %
Critical Slope 0.01466 ft/ft
Velocity 0.49 ft/s
Velocity Head 0.00 ft
Specific Energy 0.03 ft
Froude Number 0.72
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 2.16 %
Downstream Velocity Infinity ft/s
Baseline Phasing - Stage E - MH 2E - Option 1
11/29/2017 5:45:39 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 726 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.02 ft
Critical Depth 0.02 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.01466 ft/ft
Baseline Phasing - Stage E - MH 2E - Option 1
11/29/2017 5:45:39 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 727 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 24823.00 gal/day
Results
Normal Depth 0.08 ft
Flow Area 0.03 ft²
Wetted Perimeter 0.59 ft
Hydraulic Radius 0.05 ft
Top Width 0.56 ft
Critical Depth 0.08 ft
Percent Full 8.4 %
Critical Slope 0.00935 ft/ft
Velocity 1.21 ft/s
Velocity Head 0.02 ft
Specific Energy 0.11 ft
Froude Number 0.89
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 8.44 %
Downstream Velocity Infinity ft/s
Baseline Phasing - Stage E - MH2E - Option 2
11/29/2017 5:46:44 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 728 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.08 ft
Critical Depth 0.08 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.00935 ft/ft
Baseline Phasing - Stage E - MH2E - Option 2
11/29/2017 5:46:44 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 729 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 84591.00 gal/day
Results
Normal Depth 0.15 ft
Flow Area 0.08 ft²
Wetted Perimeter 0.80 ft
Hydraulic Radius 0.09 ft
Top Width 0.72 ft
Critical Depth 0.15 ft
Percent Full 15.3 %
Critical Slope 0.00810 ft/ft
Velocity 1.72 ft/s
Velocity Head 0.05 ft
Specific Energy 0.20 ft
Froude Number 0.93
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00002 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 15.31 %
Downstream Velocity Infinity ft/s
Baseline Original - Stage E - MH5 - Option 1
12/8/2017 9:57:13 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 730 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.15 ft
Critical Depth 0.15 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00810 ft/ft
Baseline Original - Stage E - MH5 - Option 1
12/8/2017 9:57:13 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 731 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 106369.00 gal/day
Results
Normal Depth 0.17 ft
Flow Area 0.09 ft²
Wetted Perimeter 0.85 ft
Hydraulic Radius 0.10 ft
Top Width 0.75 ft
Critical Depth 0.17 ft
Percent Full 17.1 %
Critical Slope 0.00793 ft/ft
Velocity 1.84 ft/s
Velocity Head 0.05 ft
Specific Energy 0.22 ft
Froude Number 0.94
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00003 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 17.10 %
Downstream Velocity Infinity ft/s
Baseline Original - Stage E - MH5 -Option 2
12/8/2017 10:01:25 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 732 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.17 ft
Critical Depth 0.17 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00793 ft/ft
Baseline Original - Stage E - MH5 -Option 2
12/8/2017 10:01:25 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 733 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 8240.00 gal/day
Results
Normal Depth 0.05 ft
Flow Area 0.01 ft²
Wetted Perimeter 0.45 ft
Hydraulic Radius 0.03 ft
Top Width 0.44 ft
Critical Depth 0.05 ft
Percent Full 5.0 %
Critical Slope 0.01069 ft/ft
Velocity 0.86 ft/s
Velocity Head 0.01 ft
Specific Energy 0.06 ft
Froude Number 0.82
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 5.03 %
Downstream Velocity Infinity ft/s
Alternate Phasing - Stage C - MH2E- Option 1
11/29/2017 5:49:22 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 734 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.05 ft
Critical Depth 0.05 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.01069 ft/ft
Alternate Phasing - Stage C - MH2E- Option 1
11/29/2017 5:49:22 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 735 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 31740.00 gal/day
Results
Normal Depth 0.09 ft
Flow Area 0.04 ft²
Wetted Perimeter 0.63 ft
Hydraulic Radius 0.06 ft
Top Width 0.59 ft
Critical Depth 0.09 ft
Percent Full 9.5 %
Critical Slope 0.00904 ft/ft
Velocity 1.30 ft/s
Velocity Head 0.03 ft
Specific Energy 0.12 ft
Froude Number 0.90
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 9.48 %
Downstream Velocity Infinity ft/s
Alternate Phasing - Stage C - MH 2E - Option 2
11/29/2017 5:51:09 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 736 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.09 ft
Critical Depth 0.09 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.00904 ft/ft
Alternate Phasing - Stage C - MH 2E - Option 2
11/29/2017 5:51:09 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 737 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 2020.00 gal/day
Results
Normal Depth 0.03 ft
Flow Area 0.01 ft²
Wetted Perimeter 0.33 ft
Hydraulic Radius 0.02 ft
Top Width 0.32 ft
Critical Depth 0.02 ft
Percent Full 2.6 %
Critical Slope 0.01325 ft/ft
Velocity 0.56 ft/s
Velocity Head 0.00 ft
Specific Energy 0.03 ft
Froude Number 0.74
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 2.62 %
Downstream Velocity Infinity ft/s
Alternate Phasing - Stage C - MH5
11/29/2017 5:56:04 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 738 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.03 ft
Critical Depth 0.02 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.01325 ft/ft
Alternate Phasing - Stage C - MH5
11/29/2017 5:56:04 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 739 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 41897.00 gal/day
Results
Normal Depth 0.11 ft
Flow Area 0.05 ft²
Wetted Perimeter 0.67 ft
Hydraulic Radius 0.07 ft
Top Width 0.62 ft
Critical Depth 0.10 ft
Percent Full 10.9 %
Critical Slope 0.00878 ft/ft
Velocity 1.39 ft/s
Velocity Head 0.03 ft
Specific Energy 0.14 ft
Froude Number 0.90
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 10.92 %
Downstream Velocity Infinity ft/s
Alternate Phasing- Stage A - MH 5
11/29/2017 5:57:45 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 740 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.11 ft
Critical Depth 0.10 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00878 ft/ft
Alternate Phasing- Stage A - MH 5
11/29/2017 5:57:45 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 741 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 603.00 gal/day
Results
Normal Depth 0.01 ft
Flow Area 0.00 ft²
Wetted Perimeter 0.25 ft
Hydraulic Radius 0.01 ft
Top Width 0.24 ft
Critical Depth 0.01 ft
Percent Full 1.5 %
Critical Slope 0.01604 ft/ft
Velocity 0.38 ft/s
Velocity Head 0.00 ft
Specific Energy 0.02 ft
Froude Number 0.68
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 1.50 %
Downstream Velocity Infinity ft/s
Alternate Phasing - Stage B - MH 2E - Option 1
11/29/2017 6:02:46 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 742 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.01 ft
Critical Depth 0.01 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.01604 ft/ft
Alternate Phasing - Stage B - MH 2E - Option 1
11/29/2017 6:02:46 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 743 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 24103.00 gal/day
Results
Normal Depth 0.08 ft
Flow Area 0.03 ft²
Wetted Perimeter 0.59 ft
Hydraulic Radius 0.05 ft
Top Width 0.55 ft
Critical Depth 0.08 ft
Percent Full 8.3 %
Critical Slope 0.00938 ft/ft
Velocity 1.20 ft/s
Velocity Head 0.02 ft
Specific Energy 0.11 ft
Froude Number 0.89
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 8.32 %
Downstream Velocity Infinity ft/s
Alternate Phasing - Stage B - MH 2E - Option 2
11/29/2017 6:03:56 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 744 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.08 ft
Critical Depth 0.08 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.00938 ft/ft
Alternate Phasing - Stage B - MH 2E - Option 2
11/29/2017 6:03:56 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 745 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00500 ft/ft
Diameter 1.00 ft
Discharge 15482.00 gal/day
Results
Normal Depth 0.07 ft
Flow Area 0.03 ft²
Wetted Perimeter 0.55 ft
Hydraulic Radius 0.05 ft
Top Width 0.52 ft
Critical Depth 0.06 ft
Percent Full 7.4 %
Critical Slope 0.00984 ft/ft
Velocity 0.92 ft/s
Velocity Head 0.01 ft
Specific Energy 0.09 ft
Froude Number 0.73
Maximum Discharge 2.35 ft³/s
Discharge Full 2.18 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 7.35 %
Downstream Velocity Infinity ft/s
Alternate Phasing - Stage B - MH2N
11/29/2017 6:01:00 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 746 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.07 ft
Critical Depth 0.06 ft
Channel Slope 0.00500 ft/ft
Critical Slope 0.00984 ft/ft
Alternate Phasing - Stage B - MH2N
11/29/2017 6:01:00 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 747 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 80901.00 gal/day
Results
Normal Depth 0.15 ft
Flow Area 0.07 ft²
Wetted Perimeter 0.79 ft
Hydraulic Radius 0.09 ft
Top Width 0.71 ft
Critical Depth 0.14 ft
Percent Full 15.0 %
Critical Slope 0.00818 ft/ft
Velocity 1.70 ft/s
Velocity Head 0.04 ft
Specific Energy 0.19 ft
Froude Number 0.93
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00002 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 14.98 %
Downstream Velocity Infinity ft/s
Baseline Alternate - Stage D - MH5 - Option 1
12/8/2017 10:06:43 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 748 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.15 ft
Critical Depth 0.14 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00818 ft/ft
Baseline Alternate - Stage D - MH5 - Option 1
12/8/2017 10:06:43 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 749 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 85724.00 gal/day
Results
Normal Depth 0.15 ft
Flow Area 0.08 ft²
Wetted Perimeter 0.81 ft
Hydraulic Radius 0.10 ft
Top Width 0.72 ft
Critical Depth 0.15 ft
Percent Full 15.4 %
Critical Slope 0.00808 ft/ft
Velocity 1.73 ft/s
Velocity Head 0.05 ft
Specific Energy 0.20 ft
Froude Number 0.93
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00002 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 15.40 %
Downstream Velocity Infinity ft/s
Baseline Alternate - Stage D - MH5 - Option 2
12/8/2017 10:05:41 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 750 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.15 ft
Critical Depth 0.15 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00808 ft/ft
Baseline Alternate - Stage D - MH5 - Option 2
12/8/2017 10:05:41 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 751 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 1323.00 gal/day
Results
Normal Depth 0.02 ft
Flow Area 0.00 ft²
Wetted Perimeter 0.29 ft
Hydraulic Radius 0.01 ft
Top Width 0.29 ft
Critical Depth 0.02 ft
Percent Full 2.2 %
Critical Slope 0.01466 ft/ft
Velocity 0.49 ft/s
Velocity Head 0.00 ft
Specific Energy 0.03 ft
Froude Number 0.72
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 2.16 %
Downstream Velocity Infinity ft/s
Alternate Phasing - Stage E - MH 2E - Option 1
11/29/2017 6:27:10 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 752 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.02 ft
Critical Depth 0.02 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.01466 ft/ft
Alternate Phasing - Stage E - MH 2E - Option 1
11/29/2017 6:27:10 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 753 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00720 ft/ft
Diameter 1.00 ft
Discharge 24823.00 gal/day
Results
Normal Depth 0.08 ft
Flow Area 0.03 ft²
Wetted Perimeter 0.59 ft
Hydraulic Radius 0.05 ft
Top Width 0.56 ft
Critical Depth 0.08 ft
Percent Full 8.4 %
Critical Slope 0.00935 ft/ft
Velocity 1.21 ft/s
Velocity Head 0.02 ft
Specific Energy 0.11 ft
Froude Number 0.89
Maximum Discharge 2.82 ft³/s
Discharge Full 2.62 ft³/s
Slope Full 0.00000 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 8.44 %
Downstream Velocity Infinity ft/s
Alternate Phasing - Stage E - MH 2E - Option 2
11/29/2017 6:28:50 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 754 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.08 ft
Critical Depth 0.08 ft
Channel Slope 0.00720 ft/ft
Critical Slope 0.00935 ft/ft
Alternate Phasing - Stage E - MH 2E - Option 2
11/29/2017 6:28:50 PM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 755 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 84591.00 gal/day
Results
Normal Depth 0.15 ft
Flow Area 0.08 ft²
Wetted Perimeter 0.80 ft
Hydraulic Radius 0.09 ft
Top Width 0.72 ft
Critical Depth 0.15 ft
Percent Full 15.3 %
Critical Slope 0.00810 ft/ft
Velocity 1.72 ft/s
Velocity Head 0.05 ft
Specific Energy 0.20 ft
Froude Number 0.93
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00002 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 15.31 %
Downstream Velocity Infinity ft/s
Baseline Alternate - Stage E - MH5 - Option 1
12/8/2017 10:08:07 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 756 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.15 ft
Critical Depth 0.15 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00810 ft/ft
Baseline Alternate - Stage E - MH5 - Option 1
12/8/2017 10:08:07 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 757 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Project Description
Friction Method Manning Formula
Solve For Normal Depth
Input Data
Roughness Coefficient 0.015
Channel Slope 0.00700 ft/ft
Diameter 1.00 ft
Discharge 106369.00 gal/day
Results
Normal Depth 0.17 ft
Flow Area 0.09 ft²
Wetted Perimeter 0.85 ft
Hydraulic Radius 0.10 ft
Top Width 0.75 ft
Critical Depth 0.17 ft
Percent Full 17.1 %
Critical Slope 0.00793 ft/ft
Velocity 1.84 ft/s
Velocity Head 0.05 ft
Specific Energy 0.22 ft
Froude Number 0.94
Maximum Discharge 2.78 ft³/s
Discharge Full 2.58 ft³/s
Slope Full 0.00003 ft/ft
Flow Type SubCritical
GVF Input Data
Downstream Depth 0.00 ft
Length 0.00 ft
Number Of Steps 0
GVF Output Data
Upstream Depth 0.00 ft
Profile Description
Profile Headloss 0.00 ft
Average End Depth Over Rise 0.00 %
Normal Depth Over Rise 17.10 %
Downstream Velocity Infinity ft/s
Baseline Alternate - Stage E - MH5 - Option 2
12/8/2017 10:09:03 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of1Page
9.A.e
Packet Pg. 758 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
GVF Output Data
Upstream Velocity Infinity ft/s
Normal Depth 0.17 ft
Critical Depth 0.17 ft
Channel Slope 0.00700 ft/ft
Critical Slope 0.00793 ft/ft
Baseline Alternate - Stage E - MH5 - Option 2
12/8/2017 10:09:03 AM
Bentley Systems, Inc. Haestad Methods Solution CenterBentley FlowMaster V8i (SELECTseries 1) [08.11.01.03]
27 Siemons Company Drive Suite 200 W Watertown, CT 06795 USA +1-203-755-1666 2of2Page
9.A.e
Packet Pg. 759 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
APPENDIX D
PROVIDENCE SAINT JOHN’S HEALTH CENTER
FLOW MONITORING REPORT, APRIL 20, 2017 – MAY 3, 2017
PREPARED BY ADS
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Packet Pg. 760 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Providence Saint John’s Health Center
Flow Monitoring Report
April 20, 2017 – May 3, 2017
Final Report Submitted to:
Providence Health & Services
May 30, 2017
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Packet Pg. 761 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Temporary Flow Monitoring 2017..............................................................................................................................2
Providence Saint Johns Health Center Sewer Flow Study Santa Monica. CA ...................................................2
Locations ......................................................................................................................................................9
20th01 ....................................................................................................................................................9
Attachments...................................................................................................................................11
Graphs...........................................................................................................................................12
Tabular Reports.............................................................................................................................14
Broad05................................................................................................................................................15
Attachments...................................................................................................................................17
Graphs...........................................................................................................................................18
Tabular Reports.............................................................................................................................20
Broad06E .............................................................................................................................................21
Attachments...................................................................................................................................23
Graphs...........................................................................................................................................24
Tabular Reports.............................................................................................................................26
Broad06N.............................................................................................................................................27
Attachments...................................................................................................................................29
Graphs...........................................................................................................................................30
Tabular Reports.............................................................................................................................32
SAN02E................................................................................................................................................33
Attachments...................................................................................................................................35
Graphs...........................................................................................................................................36
Tabular Reports.............................................................................................................................38
SAN02N ...............................................................................................................................................39
Attachments...................................................................................................................................41
Graphs...........................................................................................................................................42
Tabular Reports.............................................................................................................................44
SAN03..................................................................................................................................................45
Attachments...................................................................................................................................47
Graphs...........................................................................................................................................48
Tabular Reports.............................................................................................................................50
San04E.................................................................................................................................................51
Attachments...................................................................................................................................53
Graphs...........................................................................................................................................54
Tabular Reports.............................................................................................................................56
San04N ................................................................................................................................................57
Attachments...................................................................................................................................59
Graphs...........................................................................................................................................60
Tabular Reports.............................................................................................................................62
Table of Contents
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Home Page
Providence Saint John's Health Center Sewer Flow
Study 2017
Santa Monica, CA
April 20, 2017 - May 03, 2017
Prepared for:
Ms. Karen Weylandt
Providence Health & Services
4400 NE Halsey, Building 2, Suite 190
Portland, OR 97213
Prepared by:
ADS, LLC
15201 Springdale Street
Huntington Beach, CA 92649
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Packet Pg. 763 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Letter of Transmittal
ADSLLC
May 30, 2017
Ms. Karen Weylandt
Providence Health & Services
4400 N.E. Halsey, Building 2, Suite 190
Portland, OR 97213
SUBJECT: Providence Saint John's Health Center Sewer Flow Monitoring Report 2017
Dear Ms. Weylandt,
ADS is pleased to submit the Final Report for the Providence Saint John's Health
Center Sewer Flow Monitoring Temporary Study. The metering
was contracted for a fourteen (14) day period at nine (9) locations. The study period
is April 20, 2017 - May 03, 2017. The report contains a depth, velocity, and quantity
hydrograph as well as a daily long table for the metering period in pdf format. An
Excel file containing 5-minute depth, quantity, and velocity entities has been provided
previously.
In addition, we would be happy to further explain any details about the report that
may seem unclear. Should you have any questions or comments, you may contact
the Project Manager, Paul Mitchell at (714) 379-9778 ext 223.
Thank you for choosing ADS products and services to meet your flow monitoring
needs.
Sincerely,
ADS ENVIRONMENTAL SERVICES
Abel Jaramillo
Data Analyst I
15201 Springdale Street · Huntington Beach, CA 92649 · Phone: 714-379-9778
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Scope and Methodology
Introduction
Providence Health & Services entered into an agreement with ADS Environmental
Services to conduct flow monitoring at (9) nine metering locations in the Santa
Monica,CA Sanitary Sewer Collection System. The study was contracted for
a fourteen (14) day period. The objective of this study was to measure depth, velocity, and quantify flows. Data obtained will be used for development planning purposes.
Project Scope
The scope of this study involved using a flow monitor to quantify wastewater flows
at the designated locations for the 14-day time period. Specifically, the study included
the following key components.
•Investigate the proposed flow-monitoring site for adequate hydraulic conditions.
•Flow monitor installation.
•Flow monitor confirmations and data collections.
•Flow data analysis.
Equipment installation was accomplished on April 19, 2017. The monitoring period
began on April 20, 2017 and was completed on May 03, 2017 . At the conclusion of
the study period, the equipment was removed.
Flow Monitoring Equipment
The ADS FlowShark Triton monitor was selected for this project. This flow monitor
is an area velocity flow monitor that uses both the Continuity and Manning's equations
to measure flow.
The ADS FlowShark Triton monitor consists of data acquisition sensors and a battery-
powered microcomputer. The microcomputer includes a processor unit, data storage,
and an on-board clock to control and synchronize the sensor recordings. The monitor
was programmed to acquire and store depth of flow and velocity readings at 5-minute
intervals.
The FS Triton monitor features cross-checking using multiple technologies in each
sensor for continuous running of comparisons and tolerances. The FS Triton monitor
can support two (2) sets of sensors. The sensor option used for this project was: The
Peak Combo Sensor. This sensor is installed at the bottom of the pipe and includes
three types of data acquisition technologies.
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The up looking ultrasonic depth uses sound waves from two independent
transceivers to measure the distance from the sensor upward toward the flow surface; applying the speed of sound in the water and the temperature measured by sensor to
calculate depth.
The pressure depth is calculated by using a piezo-resistive crystal to determine the
difference between hydrostatic and atmospheric pressure. The pressure sensor is
temperature compensated and vented to the atmosphere through a desiccant filled
breather tube.
To obtain peak velocity, the sensor sends an ultrasonic signal at an angle upward
through the widest cross-section of the oncoming flow. The signal is reflected by
suspended particles, air bubbles, or organic matter with a frequency shift proportional
to the velocity of the reflecting objects. The reflected signal is received by the sensor
and processed using digital spectrum analysis to determine the peak flow velocity.
Installation
Installation of flow monitoring equipment typically proceeds in four steps. First, the
site is investigated for safety and to determine physical and hydraulic suitability for
the flow monitoring equipment. Second, the equipment is physically installed at the
selected location. Third, the monitor is tested to assure proper operation of the
velocity and depth of flow sensors and verify that the monitor clock is operational and
synchronized to the master computer clock. Fourth, the depth and velocity sensors
are confirmed and line confirmations are performed.
In pipes up to 42 inches in diameter, the sensors are mounted on expandable stainless
steel rings, inserted at least a foot upstream into influent pipes and tightened against
the inside walls of the pipes. Influent pipe installations reduce the influences of turbulence and backwater often caused by changes in channel geometry in manholes.
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Data Collection, Confirmation, and Quality Assurance
Data collects were done remotely via wireless connect on a weekly basis via ADS Field
Representatives. Weekly, during the monitoring period, field crews visit each
monitoring location to verify proper monitor operation and document field conditions.
The following quality assurance steps are taken to assure the integrity of the collected
data:
Measure power supplies: monitors were powered by dry cell battery packs.
Voltages were recorded and battery packs replaced, as necessary. Separate batteries
provided back-up power to memory allowing primary batteries to be replaced without
loss of data.
Clock synchronization: Field crews synchronized monitor clocks to master clocks.
Confirm depth and velocity readings: Field crews descended into meter manholes
to manually measure depths and velocities and compare them meter readings to
confirm that they agreed. They also measured silt levels, if any, in the inverts of the pipes. Silt areas were subtracted from flow areas to compute true areas of flow.
Confirm average velocities through cross-sectional velocity profiles: Since ADS
velocity sensors measure peak velocity, field crews collected cross-sectional velocity
profiles in order to develop a relationship between peak and average velocity in lines
that meet the hydraulic criteria.
Upload and Review Data: Data collected from the monitors were uploaded and
reviewed by a Data Analyst for completeness, outliers and deviations in the flow
patterns, which indicate system anomalies or equipment failure.
Flow Quantification Methods
There are two main equations used to measure open channel flow: the Continuity
Equation and the Manning Equation. The Continuity Equation, which is considered
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the most accurate, can be used if both depth of flow and velocity are available. In
cases where velocity measurements are not available or not practical to obtain, the
Manning Equation can be used to estimate velocity from the depth data based on
certain physical characteristics of the pipe (i.e. the slope and roughness of the pipe
being measured). However, the Manning equation assumes uniform, steady flow
hydraulic conditions with non-varying roughness, which are typically invalid
assumptions in most sanitary sewers. The Continuity Equation was used exclusively
for this study.
Continuity Equation
The Continuity Equation states that the flow quantity (Q) is equal to the wetted area
(A) multiplied by the average velocity (V) of the flow.
Q = A * V
This equation is applicable in a variety of conditions including backwater, surcharge,
and reverse flow.
Data Analysis and Presentation
Data Analysis
A flow monitor is typically programmed to collect data at 5-minute intervals
throughout the monitoring period. The monitor stores raw data consisting of (1)
the ultrasonic depth, (2) the peak velocity and (3) the pressure depth. The data is
imported into ADS's proprietary software and is examined by a data analyst to verify
its integrity. The data analyst also reviews the daily field reports and site visit records
to identify conditions that would affect the collected data.
Velocity profiles and the line confirmation data developed by the field personnel are
reviewed by the data analyst to identify inconsistencies and verify data integrity.
Velocity profiles are reviewed and an average to peak velocity ratio is calculated for
the site. This ratio is used in converting the peak velocity measured by the sensor to
the average velocity used in the Continuity equation. The data analyst selects
which depth sensor entity will be used to calculate the final depth information. Silt
levels present at each site visit are reviewed and representative silt levels established.
Occasionally the velocity sensor's performance may be compromised resulting in
invalid readings sporadically during the monitoring period. This is generally caused by
excessive debris (silt) blocking the sensor's crystals, shallow flows (~< 2") that may
drop below the top of the sensor or very clear flows lacking the particles needed to
measure rate. In order to use the Continuity equation to quantify the flow during
these periods, a Data Analyst and/or Engineer will use the site's historical pipe
curve (depth vs. velocity) data along with valid field confirmations to reconstitute and
replace the false velocity recordings with expected velocity readings for a given
historical depth along the curve.
Selections for the above parameters can be constant or can change during the
monitoring period. While the data analysis process is described in a linear manner, it
often requires an iterative approach to accurately complete.
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Packet Pg. 768 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Data Presentation
This type of flow monitoring project generates a large volume of data. To facilitate review of the data, results have been provided in graphical and tabular formats. The
flow data is presented graphically in the form of scattergraphs and hydrographs.
These tables show the flow rate for each day, along with the daily minimum and
maximums, the times they were observed, the total daily flow, and total flow for the
month (or monitoring period). The following explanation of terms may aid in
interpretation of the tables and hydrographs.
DEPTH - Final calculated depth measurement (in inches)
QUANTITY - Final calculated flow rate (in MGD)
VELOCITY - Final calculated flow velocity (in feet per second)
REPORT TOTAL - Total volume of flow recorded for the indicated time period
(in MG)
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Packet Pg. 769 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Site Commentary
Site Information
20th01
Pipe Dimensions 12.25 "
Silt Level 0.00"
Overview
Site 20th01 functioned under normal conditions during the period Thursday, April 20,
2017 to Wednesday, May 03, 2017 . No surcharge conditions were experienced at
this location (See Observation Table Below For More Details).
Review of the Scattergraph shows that free flow conditions were maintained
throughout the study period.
Flow depth and velocity measurements recorded by the flow monitor are consistent
with field confirmations conducted and support the relative accuracy of the flow
monitor at this location.
Observations
Average flow depth, velocity, and quantity data observed during Thursday, April 20,
2017 to Wednesday, May 03, 2017 , along with observed minimum and maximum
data, are provided in the following table. The values presented are based on 5-minute
data. In regards to depth, this site flows at approximately 18.5% full during the
typical average depth of 2.27 inches.
Observed Flow Conditions
Item Depth
(in)
Velocity
(ft/s)
Quantity
(MGD)
Average 2.27 4.61 0.321
Minimum 1.46 2.70 0.094
Maximum 3.82 6.00 0.821
Time of Minimum 5/1/2017 04:00 5/1/2017 04:05 5/1/2017 04:05
Time of Maximum 4/21/2017 09:35 4/21/2017 13:30 4/21/2017 09:35
Data Quality
Data uptime observed during the Thursday, April 20, 2017 to the Wednesday, May
03, 2017 monitoring period is provided in the table below. Based upon the quality
and consistency of the observed flow depth and velocity data, the Continuity equation
was used to calculate flow rate and quantities during the monitoring period.
Page 9 of 62
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Packet Pg. 770 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Percent Uptime
Depth (in)100
Velocity (ft/s)100
Quantity (MGD)100
Page 10 of 62
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Packet Pg. 771 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
ADS Site Report
FM Initials:Project Name:
Site Name:
City:
Access:Type of
System:
Sanitary
Investigation Information:
Manhole Depth:
Manhole Material /
Pipe Material / Condition:
Commercial
Oxygen:
Safety Notes:
Date/Time of Investigation:
Site Hydraulics:
Upstream Input: (L/S, P/S)
Upstream Manhole:
Downstream Manhole:
Depth of Flow:
Range (Air DOF):
Peak Velocity:
Silt:Inches
fps
+/-+/-
Cross Section
Installation Information
Installation Type:Standard
Sensors Devices: Ultrasonic / Pressure/VelocitySurcharge Height:
Rain Gauge Zone:
Yes No ?DistanceTrunk
Lift / Pump Station
WWTP
Other
Monitor Type
Pipe Height:
Pipe Width:
Data Acquisition
Manhole ID
Quality Form
Address/Location:
SK
Drive
Storm CombinedX
Manhole Information:Investigation Information:
Condition
Land Use:
TrunkResidential Industrial
NN
Other Information:
Additional Site Information / Comments:
x
x
x
x
Monitor Model
x
Install Date:
Agency:
Triton
Peak Doppler
0
Backup
Santa Monica KPFF TFM 2017 Santa Monica
20th01
12.25
Good straight through flow
Not investigated
0.13"
3.72
12'
Precast/OK
VCP/Good
1.50
3/21/17
Standard Traffic Control with No Safety Concerns
1320 20th St.
Not investigated
12.00
4/19/17
Sensor Location
12'12.25 x 12.00“
“
Santa Monica
--
0.00
Plan N
H2S:LEL:CO:20.9 0 0 0
2 man crew required and one blower is to be
operated at all times.
Manual Collect
"
ADS Site
Location
ADS Site
Location
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Packet Pg. 774 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Date Depth
(in)
Velocity
(ft/s)
Quantity
(MGD - Total MG)
Rain
(in)
Time Min Time Max Avg Time Min Time Max Avg Time Min Time Max Avg Total Total
04/20/2017 03:20 1.50 07:30 3.48 2.32 03:50 3.08 10:55 5.75 4.64 04:40 0.119 07:30 0.695 0.334 0.334
04/21/2017 04:50 1.52 09:35 3.82 2.30 03:50 2.98 13:30 6.00 4.65 03:50 0.115 09:35 0.821 0.331 0.331
04/22/2017 05:15 1.50 12:25 3.35 2.20 04:40 2.80 12:25 5.70 4.53 04:40 0.107 12:25 0.655 0.299 0.299
04/23/2017 04:25 1.49 09:35 3.35 2.20 04:45 3.16 09:35 5.72 4.52 04:45 0.118 09:35 0.658 0.300 0.300
04/24/2017 04:50 1.48 14:05 3.48 2.30 04:55 3.08 14:05 5.83 4.64 04:45 0.114 14:05 0.707 0.329 0.329
04/25/2017 04:25 1.53 10:50 3.21 2.27 03:55 2.98 10:50 5.64 4.63 03:55 0.116 10:50 0.610 0.321 0.321
04/26/2017 02:10 1.49 09:20 3.42 2.29 04:35 3.15 09:20 5.84 4.64 02:00 0.120 09:20 0.692 0.326 0.326
04/27/2017 05:15 1.50 08:10 3.49 2.31 04:15 2.94 08:10 5.78 4.64 04:15 0.112 08:10 0.702 0.332 0.332
04/28/2017 02:30 1.48 19:00 3.50 2.36 04:20 2.96 19:00 5.82 4.73 04:20 0.117 19:00 0.712 0.345 0.345
04/29/2017 04:10 1.49 11:20 3.34 2.15 04:40 2.82 11:20 5.65 4.45 04:55 0.105 11:20 0.648 0.285 0.285
04/30/2017 03:15 1.49 10:00 3.04 2.12 03:30 2.88 10:45 5.38 4.41 03:30 0.109 10:00 0.536 0.275 0.275
05/01/2017 04:00 1.46 12:50 3.49 2.34 04:05 2.70 09:55 5.82 4.66 04:05 0.094 12:50 0.698 0.343 0.343
05/02/2017 03:05 1.49 08:05 3.73 2.32 04:00 2.89 19:55 5.89 4.66 04:30 0.112 08:05 0.773 0.336 0.336
05/03/2017 02:55 1.47 08:25 3.45 2.35 04:25 2.97 08:25 5.81 4.70 03:45 0.112 08:25 0.695 0.345 0.345
Daily Tabular Report
Daily Tabular Report For The Period 04/20/2017 00:00 - 05/03/2017 23:59
20th01, Pipe Height: 12.25 in, Silt: 0.00 in
Depth
(in)
Velocity
(ft/s)
Quantity
(MGD -
Total MG)
Avg
Total
2.27
4.61
4.501
0.321
Report Summary For The Period 04/20/2017 00:00 - 05/03/2017 23:59
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Packet Pg. 775 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Site Commentary
Site Information
Broad05
Pipe Dimensions 12 "
Silt Level 0.00"
Overview
Site Broad05 functioned under normal conditions during the period Thursday, April
20, 2017 to Wednesday, May 03, 2017 . This line exhibits the presence of an
hydraulic jump with some waves when operating between 1.5 and 2.5 inches in
depth. This condition is experienced when flow transitions from supercritical to
subcritical flow. No surcharge conditions were experienced at this location (See
Observation Table For More Details).
Review of the Scattergraph shows that free flow conditions were maintained
throughout the study period.
Flow depth and velocity measurements recorded by the flow monitor are consistent
with field confirmations conducted and support the relative accuracy of the flow
monitor at this location.
Observations
Average flow depth, velocity, and quantity data observed during Thursday, April 20,
2017 to Wednesday, May 03, 2017 , along with observed minimum and maximum
data, are provided in the following table. The values presented are based on 5-minute
data. In regards to depth, this site flows at approximately 18.3% full during the
typical average depth of 2.20 inches.
Observed Flow Conditions
Item Depth
(in)
Velocity
(ft/s)
Quantity
(MGD)
Average 2.20 3.29 0.221
Minimum 1.32 1.34 0.058
Maximum 4.95 5.10 0.997
Time of Minimum 4/26/2017 09:30 4/27/2017 02:45 4/30/2017 04:25
Time of Maximum 5/2/2017 11:50 5/2/2017 11:50 5/2/2017 11:50
Data Quality
Data uptime observed during the Thursday, April 20, 2017 to the Wednesday, May
03, 2017 monitoring period is provided in the table below. Based upon the quality
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and consistency of the observed flow depth and velocity data, the Continuity equation
was used to calculate flow rate and quantities during the monitoring period.
Percent Uptime
Depth (in)100
Velocity (ft/s)100
Quantity (MGD)100
Page 16 of 62
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Packet Pg. 777 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
ADS Site Report
FM Initials:Project Name:
Site Name:
City:
Access:Type of
System:
Sanitary
Investigation Information:
Manhole Depth:
Manhole Material /
Pipe Material / Condition:
Commercial
Oxygen:
Safety Notes:
Date/Time of Investigation:
Site Hydraulics:
Upstream Input: (L/S, P/S)
Upstream Manhole:
Downstream Manhole:
Depth of Flow:
Range (Air DOF):
Peak Velocity:
Silt:Inches
fps
+/-+/-
Cross Section
Installation Information
Installation Type:Standard
Sensors Devices: Ultrasonic / Pressure/VelocitySurcharge Height:
Rain Gauge Zone:
Yes No ?DistanceTrunk
Lift / Pump Station
WWTP
Other
Monitor Type
Pipe Height:
Pipe Width:
Data Acquisition
Manhole ID
Quality Form
Address/Location:
SK
Drive
Storm CombinedX
Manhole Information:Investigation Information:
Condition
Land Use:
TrunkResidential Industrial
NN
Other Information:
Additional Site Information / Comments:
x
x
x
x
Monitor Model
x
Install Date:
Agency:
Triton
Peak Doppler
0
Backup
Santa Monica KPFF TFM 2017 Santa Monica
Broad05
12.00
Fast straight through flow
Not investigated
0.13"
3.85
10'
Brick/OK
VCP/Good
2.25
3/21/17
Standard Traffic Control with No Safety Concerns
2020 Broadway
Not investigated
11.88
4/19/17
Sensor Location
10'12.00 x 11.88“
“
Santa Monica
--
0.00
Plan N
H2S:LEL:CO:20.9 0 0 0
2 man crew required and one blower is to be
operated at all times.
Manual Collect
"
ADS Site
Location
ADS Site
Location
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Packet Pg. 779 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Page 19 of 62
9.A.e
Packet Pg. 780 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Date Depth
(in)
Velocity
(ft/s)
Quantity
(MGD - Total MG)
Rain
(in)
Time Min Time Max Avg Time Min Time Max Avg Time Min Time Max Avg Total Total
04/20/2017 03:45 1.63 12:00 4.51 2.25 04:10 1.79 12:00 4.88 3.37 04:10 0.074 12:00 0.842 0.235 0.235
04/21/2017 03:55 1.60 10:50 4.35 2.22 03:35 1.75 10:50 4.90 3.32 03:35 0.071 10:50 0.805 0.226 0.226
04/22/2017 04:40 1.68 09:30 4.53 2.14 04:50 1.87 09:30 4.93 3.28 04:50 0.081 09:30 0.857 0.208 0.208
04/23/2017 04:15 1.58 13:30 4.02 2.08 04:10 1.60 13:30 4.77 3.14 04:10 0.063 13:30 0.704 0.192 0.192
04/24/2017 04:25 1.49 09:30 4.07 2.21 04:20 1.60 09:30 4.84 3.26 04:20 0.059 09:30 0.727 0.222 0.222
04/25/2017 03:10 1.54 17:50 4.02 2.25 04:35 1.75 13:55 4.73 3.34 03:10 0.069 17:50 0.697 0.229 0.229
04/26/2017 09:30 1.32 07:30 4.19 2.24 03:20 1.54 18:30 4.75 3.31 03:20 0.060 07:30 0.740 0.231 0.231
04/27/2017 03:55 1.61 09:15 4.13 2.24 02:45 1.34 09:15 4.80 3.33 02:45 0.060 09:15 0.736 0.229 0.229
04/28/2017 03:30 1.66 12:05 4.34 2.25 01:15 1.58 12:05 4.73 3.32 03:30 0.073 12:05 0.774 0.229 0.229
04/29/2017 04:50 1.70 18:25 4.05 2.13 03:45 1.66 18:25 4.77 3.26 03:45 0.078 18:25 0.712 0.205 0.205
04/30/2017 05:05 1.57 16:25 3.98 2.06 04:25 1.42 16:25 4.81 3.15 04:25 0.058 16:25 0.700 0.191 0.191
05/01/2017 04:50 1.54 12:40 4.44 2.23 03:55 1.58 12:40 4.90 3.30 04:15 0.062 12:40 0.829 0.227 0.227
05/02/2017 04:05 1.53 11:50 4.95 2.24 03:05 1.56 11:50 5.10 3.31 03:05 0.061 11:50 0.997 0.229 0.229
05/03/2017 04:40 1.56 23:45 4.65 2.28 01:30 1.67 23:45 4.90 3.36 03:35 0.068 23:45 0.883 0.240 0.239
Daily Tabular Report
Daily Tabular Report For The Period 04/20/2017 00:00 - 05/03/2017 23:59
Broad05, Pipe Height: 12.00 in, Silt: 0.00 in
Depth
(in)
Velocity
(ft/s)
Quantity
(MGD -
Total MG)
Avg
Total
2.20
3.29
3.091
0.221
Report Summary For The Period 04/20/2017 00:00 - 05/03/2017 23:59
Page 20 of 62
9.A.e
Packet Pg. 781 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Site Commentary
Site Information
Broad06E
Pipe Dimensions 12.13 "
Silt Level 0.00"
Overview
Site Broad06E functioned under normal conditions during the period Thursday, April
20, 2017 to Wednesday, May 03, 2017 . No surcharge conditions were experienced
at this location (See Observation Table For More Details).
Review of the Scattergraph shows that free flow conditions were maintained
throughout the study period.
Flow depth and velocity measurements recorded by the flow monitor are consistent
with field confirmations conducted and support the relative accuracy of the flow
monitor at this location.
Observations
Average flow depth, velocity, and quantity data observed during Thursday, April 20,
2017 to Wednesday, May 03, 2017 , along with observed minimum and maximum
data, are provided in the following table. The values presented are based on 5-minute
data. In regards to depth, this site flows at approximately 23.1% full during the
typical average depth of 2.80 inches.
Observed Flow Conditions
Item Depth
(in)
Velocity
(ft/s)
Quantity
(MGD)
Average 2.80 0.44 0.042
Minimum 1.82 0.16 0.009
Maximum 4.46 1.11 0.190
Time of Minimum 4/20/2017 03:55 4/21/2017 03:30 4/21/2017 03:30
Time of Maximum 4/22/2017 09:25 4/22/2017 09:25 4/22/2017 09:25
Data Quality
Data uptime observed during the Thursday, April 20, 2017 to the Wednesday, May
03, 2017 monitoring period is provided in the table below. Based upon the quality
and consistency of the observed flow depth and velocity data, the Continuity equation
was used to calculate flow rate and quantities during the monitoring period.
Page 21 of 62
9.A.e
Packet Pg. 782 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Percent Uptime
Depth (in)100
Velocity (ft/s)100
Quantity (MGD)100
Page 22 of 62
9.A.e
Packet Pg. 783 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
ADS Site Report
FM Initials:Project Name:
Site Name:
City:
Access:Type of
System:
Sanitary
Investigation Information:
Manhole Depth:
Manhole Material /
Pipe Material / Condition:
Commercial
Oxygen:
Safety Notes:
Date/Time of Investigation:
Site Hydraulics:
Upstream Input: (L/S, P/S)
Upstream Manhole:
Downstream Manhole:
Depth of Flow:
Range (Air DOF):
Peak Velocity:
Silt:Inches
fps
+/-+/-
Cross Section
Installation Information
Installation Type:Standard
Sensors Devices: Ultrasonic / Pressure/VelocitySurcharge Height:
Rain Gauge Zone:
Yes No ?DistanceTrunk
Lift / Pump Station
WWTP
Other
Monitor Type
Pipe Height:
Pipe Width:
Data Acquisition
Manhole ID
Quality Form
Address/Location:
SK
Drive
Storm CombinedX
Manhole Information:Investigation Information:
Condition
Land Use:
TrunkResidential Industrial
NN
Other Information:
Additional Site Information / Comments:
x
x
x
x
Monitor Model
x
Install Date:
Agency:
Triton
Peak Doppler
0
Backup
Santa Monica KPFF TFM 2017 Santa Monica
Broad06E
12.13
Low flow and slow velocity
during install
Not investigated
0.13"
.21
8'
Precast/OK
VCP/Good
2.00
3/21/17
Standard Traffic Control with No Safety Concerns
2230 Broadway
Not investigated
12.00
4/19/17
Sensor Location
8'12.13 x 12.00“
“
Santa Monica
--
0.00
Plan N
H2S:LEL:CO:20.9 0 0 0
2 man crew required and one blower is to be
operated at all times.
Manual Collect
"
ADS Site
Location
ADS Site
Location
Page 23 of 62
9.A.e
Packet Pg. 784 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Page 24 of 62
9.A.e
Packet Pg. 785 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Page 25 of 62
9.A.e
Packet Pg. 786 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Date Depth
(in)
Velocity
(ft/s)
Quantity
(MGD - Total MG)
Rain
(in)
Time Min Time Max Avg Time Min Time Max Avg Time Min Time Max Avg Total Total
04/20/2017 03:55 1.82 13:45 3.95 2.83 03:35 0.20 13:35 1.09 0.55 03:35 0.010 13:35 0.158 0.054 0.054
04/21/2017 03:55 1.91 14:35 3.92 2.79 03:30 0.16 14:25 0.82 0.47 03:30 0.009 14:45 0.114 0.045 0.045
04/22/2017 04:35 1.97 09:25 4.46 2.58 04:05 0.17 09:25 1.11 0.37 04:05 0.009 09:25 0.190 0.031 0.031
04/23/2017 03:50 1.87 17:40 3.22 2.58 07:05 0.18 10:05 0.66 0.36 05:45 0.009 10:05 0.071 0.030 0.030
04/24/2017 04:30 1.90 16:35 3.81 2.87 03:00 0.17 16:00 0.82 0.46 03:00 0.009 16:00 0.110 0.046 0.046
04/25/2017 04:40 1.95 16:20 3.91 2.87 02:35 0.19 10:35 0.85 0.42 02:35 0.011 10:35 0.112 0.042 0.042
04/26/2017 03:30 1.86 14:10 3.78 2.85 01:40 0.18 17:10 0.79 0.50 01:40 0.011 10:05 0.101 0.049 0.049
04/27/2017 03:20 2.04 11:35 3.78 2.91 05:05 0.18 11:35 0.78 0.41 05:05 0.012 11:35 0.106 0.041 0.041
04/28/2017 04:15 1.94 23:50 4.11 2.89 02:45 0.20 17:10 0.69 0.43 02:45 0.011 23:50 0.093 0.042 0.042
04/29/2017 03:35 2.19 08:30 3.80 2.68 03:35 0.33 08:35 0.56 0.43 03:35 0.021 08:30 0.065 0.037 0.037
04/30/2017 03:25 2.18 09:15 3.35 2.69 08:20 0.30 13:45 0.50 0.40 03:25 0.019 13:45 0.054 0.035 0.035
05/01/2017 03:00 2.11 15:15 4.37 2.98 04:25 0.29 15:15 0.86 0.46 04:25 0.017 15:15 0.144 0.048 0.048
05/02/2017 04:00 1.91 09:35 3.69 2.79 04:10 0.28 13:55 0.62 0.44 04:10 0.015 13:55 0.081 0.042 0.042
05/03/2017 02:05 1.90 12:10 4.01 2.86 02:05 0.29 12:10 0.74 0.45 02:05 0.015 12:10 0.109 0.045 0.045
Daily Tabular Report
Daily Tabular Report For The Period 04/20/2017 00:00 - 05/03/2017 23:59
Broad06E, Pipe Height: 12.13 in, Silt: 0.00 in
Depth
(in)
Velocity
(ft/s)
Quantity
(MGD -
Total MG)
Avg
Total
2.80
0.44
0.588
0.042
Report Summary For The Period 04/20/2017 00:00 - 05/03/2017 23:59
Page 26 of 62
9.A.e
Packet Pg. 787 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Site Commentary
Site Information
Broad06N
Pipe Dimensions 5 "
Silt Level 0.00"
Overview
Site Broad06N functioned under normal conditions during the period Thursday, April
20, 2017 to Wednesday, May 03, 2017 . No surcharge conditions were experienced
at this location (See Observation Table For More Details).
Review of the Scattergraph shows that free flow conditions were maintained
throughout the study period.
Flow depth and velocity measurements recorded by the flow monitor are consistent
with field confirmations conducted and support the relative accuracy of the flow
monitor at this location. Confidence in data accuracy is lower than typical, due to low
flow conditions and the small pipe.
Observations
Average flow depth, velocity, and quantity data observed during Thursday, April 20,
2017 to Wednesday, May 03, 2017 , along with observed minimum and maximum
data, are provided in the following table. The values presented are based on 5-minute
data. In regards to depth, this site flows at approximately 17.2% full during the
typical average depth of 0.86 inches.
Observed Flow Conditions
Item Depth
(in)
Velocity
(ft/s)
Quantity
(MGD)
Average 0.86 0.44 0.005
Minimum 0.30 0.14 0.000
Maximum 1.70 1.29 0.036
Time of Minimum 4/21/2017 03:20 5/3/2017 17:10 4/30/2017 04:25
Time of Maximum 4/21/2017 09:25 4/21/2017 09:25 4/21/2017 09:25
Data Quality
Data uptime observed during the Thursday, April 20, 2017 to the Wednesday, May
03, 2017 monitoring period is provided in the table below. Based upon the quality
and consistency of the observed flow depth and velocity data, the Continuity equation
was used to calculate flow rate and quantities during the monitoring period.
Page 27 of 62
9.A.e
Packet Pg. 788 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Percent Uptime
Depth (in)100
Velocity (ft/s)100
Quantity (MGD)100
Page 28 of 62
9.A.e
Packet Pg. 789 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
ADS Site Report
FM Initials:Project Name:
Site Name:
City:
Access:Type of
System:
Sanitary
Investigation Information:
Manhole Depth:
Manhole Material /
Pipe Material / Condition:
Commercial
Oxygen:
Safety Notes:
Date/Time of Investigation:
Site Hydraulics:
Upstream Input: (L/S, P/S)
Upstream Manhole:
Downstream Manhole:
Depth of Flow:
Range (Air DOF):
Peak Velocity:
Silt:Inches
fps
+/-+/-
Cross Section
Installation Information
Installation Type:Standard
Sensors Devices: Ultrasonic / Pressure/VelocitySurcharge Height:
Rain Gauge Zone:
Yes No ?DistanceTrunk
Lift / Pump Station
WWTP
Other
Monitor Type
Pipe Height:
Pipe Width:
Data Acquisition
Manhole ID
Quality Form
Address/Location:
SK
Drive
Storm CombinedX
Manhole Information:Investigation Information:
Condition
Land Use:
TrunkResidential Industrial
NN
Other Information:
Additional Site Information / Comments:
x
x
x
x
Monitor Model
x
Install Date:
Agency:
Triton
Peak Doppler
0
Backup
Santa Monica KPFF TFM 2017 Santa Monica
Broad06N
5.00
Low flow during install
Not investigated
0.13"
.09
8'
Precast/OK
VCP/Good
.63
3/21/17
Standard Traffic Control with No Safety Concerns
2230 Broadway
Not investigated
5.25
4/19/17
Sensor
Location
8'5.00 x 5.25“
“
Santa Monica
--
0.00
Plan N
H2S:LEL:CO:20.9 0 0 0
2 man crew required and one blower is to be
operated at all times.
Manual Collect
"
ADS Site
Location
ADS Site
Location
Page 29 of 62
9.A.e
Packet Pg. 790 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Page 30 of 62
9.A.e
Packet Pg. 791 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Page 31 of 62
9.A.e
Packet Pg. 792 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Date Depth
(in)
Velocity
(ft/s)
Quantity
(MGD - Total MG)
Rain
(in)
Time Min Time Max Avg Time Min Time Max Avg Time Min Time Max Avg Total Total
04/20/2017 02:30 0.34 09:05 1.39 0.84 01:05 0.19 09:05 0.73 0.43 02:30 0.001 09:05 0.015 0.005 0.005
04/21/2017 03:20 0.30 09:25 1.70 0.84 03:20 0.20 09:25 1.29 0.43 03:20 0.000 09:25 0.036 0.005 0.005
04/22/2017 02:10 0.45 10:10 1.43 0.87 02:10 0.22 10:10 0.82 0.45 02:10 0.001 10:10 0.018 0.005 0.005
04/23/2017 05:45 0.39 17:45 1.32 0.86 03:40 0.19 17:45 0.76 0.45 05:25 0.001 17:45 0.015 0.005 0.005
04/24/2017 12:55 0.37 20:10 1.52 0.89 01:45 0.17 19:10 0.86 0.46 12:55 0.001 19:10 0.020 0.006 0.006
04/25/2017 04:25 0.41 07:50 1.37 0.85 03:45 0.23 07:50 0.76 0.44 04:25 0.001 07:50 0.016 0.005 0.005
04/26/2017 04:05 0.41 20:05 1.50 0.85 04:35 0.24 20:05 0.78 0.42 05:30 0.001 20:05 0.018 0.005 0.005
04/27/2017 03:40 0.39 07:25 1.37 0.85 04:15 0.22 07:30 0.75 0.45 04:15 0.001 07:30 0.015 0.005 0.005
04/28/2017 05:10 0.42 16:45 1.40 0.80 03:10 0.15 09:20 0.75 0.41 03:10 0.001 08:35 0.015 0.004 0.004
04/29/2017 03:05 0.34 12:55 1.35 0.84 03:05 0.19 12:55 0.74 0.43 03:05 0.001 12:55 0.015 0.005 0.005
04/30/2017 04:25 0.32 08:45 1.34 0.88 04:25 0.17 20:15 0.81 0.46 04:25 0.000 20:15 0.016 0.006 0.006
05/01/2017 01:55 0.58 08:40 1.38 0.89 19:15 0.27 07:45 0.78 0.47 01:55 0.002 08:40 0.015 0.006 0.006
05/02/2017 02:45 0.49 09:40 1.52 0.88 03:10 0.24 09:40 0.87 0.45 03:15 0.001 09:40 0.021 0.005 0.005
05/03/2017 03:45 0.41 07:55 1.59 0.85 17:10 0.14 07:55 0.95 0.45 17:10 0.001 07:55 0.024 0.005 0.005
Daily Tabular Report
Daily Tabular Report For The Period 04/20/2017 00:00 - 05/03/2017 23:59
Broad06N, Pipe Height: 5.00 in, Silt: 0.00 in
Depth
(in)
Velocity
(ft/s)
Quantity
(MGD -
Total MG)
Avg
Total
0.86
0.44
0.073
0.005
Report Summary For The Period 04/20/2017 00:00 - 05/03/2017 23:59
Page 32 of 62
9.A.e
Packet Pg. 793 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Site Commentary
Site Information
SAN02E
Pipe Dimensions 12 "
Silt Level 0.00"
Overview
Site SAN02E functioned under normal conditions during the period Thursday, April
20, 2017 to Wednesday, May 03, 2017 . No surcharge conditions were experienced
at this location (See Observation Table For More Details).
Review of the Scattergraph shows that free flow conditions were maintained
throughout the study period.
Flow depth and velocity measurements recorded by the flow monitor are consistent
with field confirmations conducted and support the relative accuracy of the flow
monitor at this location.
Observations
Average flow depth, velocity, and quantity data observed during Thursday, April 20,
2017 to Wednesday, May 03, 2017 , along with observed minimum and maximum
data, are provided in the following table. The values presented are based on 5-minute
data. In regards to depth, this site flows at approximately 23.7% full during the
typical average depth of 2.84 inches.
Observed Flow Conditions
Item Depth
(in)
Velocity
(ft/s)
Quantity
(MGD)
Average 2.84 0.55 0.061
Minimum 1.14 0.12 0.003
Maximum 8.58 2.68 1.039
Time of Minimum 5/2/2017 04:25 4/30/2017 04:50 4/30/2017 04:50
Time of Maximum 5/3/2017 14:50 5/3/2017 14:50 5/3/2017 14:50
Data Quality
Data uptime observed during the Thursday, April 20, 2017 to the Wednesday, May
03, 2017 monitoring period is provided in the table below. Based upon the quality
and consistency of the observed flow depth and velocity data, the Continuity equation
was used to calculate flow rate and quantities during the monitoring period.
Page 33 of 62
9.A.e
Packet Pg. 794 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Percent Uptime
Depth (in)100
Velocity (ft/s)100
Quantity (MGD)100
Page 34 of 62
9.A.e
Packet Pg. 795 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
ADS Site Report
FM Initials:Project Name:
Site Name:
City:
Access:Type of
System:
Sanitary
Investigation Information:
Manhole Depth:
Manhole Material /
Pipe Material / Condition:
Commercial
Oxygen:
Safety Notes:
Date/Time of Investigation:
Site Hydraulics:
Upstream Input: (L/S, P/S)
Upstream Manhole:
Downstream Manhole:
Depth of Flow:
Range (Air DOF):
Peak Velocity:
Silt:Inches
fps
+/-+/-
Cross Section
Installation Information
Installation Type:Standard
Sensors Devices: Ultrasonic / Pressure/VelocitySurcharge Height:
Rain Gauge Zone:
Yes No ?DistanceTrunk
Lift / Pump Station
WWTP
Other
Monitor Type
Pipe Height:
Pipe Width:
Data Acquisition
Manhole ID
Quality Form
Address/Location:
SK
Drive
Storm CombinedX
Manhole Information:Investigation Information:
Condition
Land Use:
TrunkResidential Industrial
NN
Other Information:
Additional Site Information / Comments:
x
x
x
x
Monitor Model
x
Install Date:
Agency:
Triton
Peak Doppler
0
Backup
Santa Monica KPFF TFM 2017 Santa Monica
San02E
12.00
Low straight through flow
Not investigated
0.13"
1.05
12'
Precast/OK
VCP/Good
3.25
3/21/17
Standard Traffic Control with No Safety Concerns
20th & Santa Monica Blvd.
Not investigated
12.00
4/19/17
Sensor Location
12'12.00 x 12.00“
“
Santa Monica
--
0.00
Plan N
H2S:LEL:CO:20.9 0 0 0
2 man crew required and one blower is to be
operated at all times.
Manual Collect
"
ADS Site
Location
ADS Site
Location
Page 35 of 62
9.A.e
Packet Pg. 796 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Page 36 of 62
9.A.e
Packet Pg. 797 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Page 37 of 62
9.A.e
Packet Pg. 798 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Date Depth
(in)
Velocity
(ft/s)
Quantity
(MGD - Total MG)
Rain
(in)
Time Min Time Max Avg Time Min Time Max Avg Time Min Time Max Avg Total Total
04/20/2017 02:55 1.22 11:00 5.42 3.04 02:10 0.15 16:35 1.45 0.61 02:10 0.004 12:05 0.258 0.072 0.072
04/21/2017 02:35 1.22 13:10 5.32 3.07 00:20 0.20 13:10 1.40 0.63 02:35 0.007 13:10 0.303 0.075 0.075
04/22/2017 03:50 1.21 11:00 4.70 2.40 04:25 0.19 17:30 1.12 0.40 04:45 0.006 11:00 0.202 0.034 0.034
04/23/2017 03:20 1.15 15:20 4.69 2.31 03:35 0.18 15:20 1.24 0.37 03:35 0.005 15:20 0.227 0.029 0.029
04/24/2017 02:25 1.25 13:10 5.23 3.04 00:25 0.22 12:25 1.38 0.64 02:25 0.008 13:10 0.280 0.075 0.075
04/25/2017 04:10 1.20 11:40 5.18 2.97 02:15 0.23 15:45 1.36 0.60 04:10 0.007 15:45 0.245 0.069 0.069
04/26/2017 02:00 1.25 09:50 5.42 3.02 23:30 0.26 19:40 1.36 0.64 02:00 0.008 09:50 0.272 0.073 0.073
04/27/2017 02:40 1.18 13:50 5.67 2.94 02:10 0.20 13:50 1.63 0.62 02:40 0.006 13:50 0.384 0.070 0.070
04/28/2017 02:45 1.26 12:10 5.27 3.09 00:40 0.19 06:25 1.35 0.63 02:45 0.006 06:25 0.232 0.074 0.074
04/29/2017 03:00 1.16 08:35 4.42 2.28 03:45 0.13 08:35 1.07 0.38 03:45 0.004 08:35 0.182 0.029 0.029
04/30/2017 03:35 1.17 10:05 4.82 2.23 04:50 0.12 10:05 1.06 0.36 04:50 0.003 10:05 0.201 0.027 0.027
05/01/2017 03:40 1.22 09:55 5.38 3.12 04:20 0.13 16:50 1.38 0.64 04:20 0.004 16:50 0.285 0.076 0.076
05/02/2017 04:25 1.14 13:50 5.61 3.13 00:40 0.17 13:50 1.23 0.55 04:25 0.006 13:50 0.285 0.067 0.067
05/03/2017 02:40 1.39 14:50 8.58 3.19 03:30 0.20 14:50 2.68 0.65 03:30 0.008 14:50 1.039 0.086 0.086
Daily Tabular Report
Daily Tabular Report For The Period 04/20/2017 00:00 - 05/03/2017 23:59
SAN02E, Pipe Height: 12.00 in, Silt: 0.00 in
Depth
(in)
Velocity
(ft/s)
Quantity
(MGD -
Total MG)
Avg
Total
2.84
0.55
0.855
0.061
Report Summary For The Period 04/20/2017 00:00 - 05/03/2017 23:59
Page 38 of 62
9.A.e
Packet Pg. 799 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Site Commentary
Site Information
SAN02N
Pipe Dimensions 12 "
Silt Level 0.00"
Overview
Site SAN02N functioned under normal conditions during the period Thursday, April
20, 2017 to Wednesday, May 03, 2017 . This line exhibits the presence of an
hydraulic jump when operating between 2.0 and 2.7 inches in depth. This condition is
experienced when flow transitions from supercritical to subcritical flow. No surcharge
conditions were experienced at this location (See Observation Table For More
Details).
Review of the Scattergraph shows that free flow conditions were maintained
throughout the study period.
Flow depth and velocity measurements recorded by the flow monitor are consistent
with field confirmations conducted and support the relative accuracy of the flow
monitor at this location.
Observations
Average flow depth, velocity, and quantity data observed during Thursday, April 20,
2017 to Wednesday, May 03, 2017 , along with observed minimum and maximum
data, are provided in the following table. The values presented are based on 5-minute
data. In regards to depth, this site flows at approximately 22.9% full during the
typical average depth of 2.75 inches.
Observed Flow Conditions
Item Depth
(in)
Velocity
(ft/s)
Quantity
(MGD)
Average 2.75 3.86 0.353
Minimum 1.79 1.44 0.073
Maximum 4.21 5.42 0.826
Time of Minimum 5/1/2017 04:05 4/30/2017 04:00 4/29/2017 04:15
Time of Maximum 4/21/2017 09:35 4/24/2017 14:05 4/21/2017 09:35
Data Quality
Data uptime observed during the Thursday, April 20, 2017 to the Wednesday, May
03, 2017 monitoring period is provided in the table below. Based upon the quality
Page 39 of 62
9.A.e
Packet Pg. 800 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
and consistency of the observed flow depth and velocity data, the Continuity equation
was used to calculate flow rate and quantities during the monitoring period.
Percent Uptime
Depth (in)100
Velocity (ft/s)100
Quantity (MGD)100
Page 40 of 62
9.A.e
Packet Pg. 801 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
ADS Site Report
FM Initials:Project Name:
Site Name:
City:
Access:Type of
System:
Sanitary
Investigation Information:
Manhole Depth:
Manhole Material /
Pipe Material / Condition:
Commercial
Oxygen:
Safety Notes:
Date/Time of Investigation:
Site Hydraulics:
Upstream Input: (L/S, P/S)
Upstream Manhole:
Downstream Manhole:
Depth of Flow:
Range (Air DOF):
Peak Velocity:
Silt:Inches
fps
+/-+/-
Cross Section
Installation Information
Installation Type:Standard
Sensors Devices: Ultrasonic / Pressure/VelocitySurcharge Height:
Rain Gauge Zone:
Yes No ?DistanceTrunk
Lift / Pump Station
WWTP
Other
Monitor Type
Pipe Height:
Pipe Width:
Data Acquisition
Manhole ID
Quality Form
Address/Location:
SK
Drive
Storm CombinedX
Manhole Information:Investigation Information:
Condition
Land Use:
TrunkResidential Industrial
NN
Other Information:
Additional Site Information / Comments:
x
x
x
x
Monitor Model
x
Install Date:
Agency:
Triton
Peak Doppler
0
Backup
Santa Monica KPFF TFM 2017 Santa Monica
San02N
12.00
Good straight through flow
Not investigated
0.13"
3.51
12'
Precast/OK
VCP/Good
2.38
3/21/17
Standard Traffic Control with No Safety Concerns
20th & Santa Monica Blvd.
Not investigated
12.00
4/19/17
Sensor Location
12'12.00 x 12.00“
“
Santa Monica
--
0.00
Plan N
H2S:LEL:CO:20.9 0 0 0
2 man crew required and one blower is to be
operated at all times.
Manual Collect
"
ADS Site
Location
ADS Site
Location
Page 41 of 62
9.A.e
Packet Pg. 802 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Page 42 of 62
9.A.e
Packet Pg. 803 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Page 43 of 62
9.A.e
Packet Pg. 804 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Date Depth
(in)
Velocity
(ft/s)
Quantity
(MGD - Total MG)
Rain
(in)
Time Min Time Max Avg Time Min Time Max Avg Time Min Time Max Avg Total Total
04/20/2017 03:50 1.94 07:30 4.07 2.81 03:55 1.92 10:10 5.20 3.87 03:55 0.104 07:30 0.786 0.366 0.366
04/21/2017 03:50 2.01 09:35 4.21 2.80 03:50 1.55 09:35 5.19 3.88 03:50 0.086 09:35 0.826 0.365 0.365
04/22/2017 03:20 1.99 08:00 3.61 2.68 02:50 1.95 12:25 4.96 3.73 03:20 0.118 08:00 0.631 0.328 0.328
04/23/2017 03:20 1.98 09:35 3.82 2.69 03:20 1.91 17:45 4.99 3.81 03:20 0.104 09:35 0.654 0.335 0.335
04/24/2017 02:40 1.97 14:50 3.95 2.78 02:35 1.65 14:05 5.42 3.89 02:40 0.090 14:05 0.764 0.362 0.362
04/25/2017 04:10 1.95 10:50 3.62 2.77 04:10 1.65 10:50 4.91 3.84 04:10 0.089 10:50 0.634 0.352 0.352
04/26/2017 02:50 2.09 09:55 3.67 2.74 02:15 1.92 09:55 5.38 3.91 02:10 0.115 09:55 0.707 0.354 0.354
04/27/2017 03:25 2.01 11:45 3.78 2.76 04:20 1.75 10:30 5.34 3.91 04:20 0.099 10:30 0.693 0.359 0.359
04/28/2017 04:20 2.02 08:35 3.56 2.77 04:20 1.81 07:55 5.08 3.98 04:20 0.102 08:35 0.639 0.365 0.365
04/29/2017 04:10 1.84 09:30 3.76 2.61 04:15 1.48 11:20 5.26 3.68 04:15 0.073 09:30 0.706 0.313 0.313
04/30/2017 04:00 1.90 17:45 3.44 2.56 04:00 1.44 16:30 4.74 3.61 04:00 0.074 17:45 0.569 0.298 0.298
05/01/2017 04:05 1.79 09:50 3.79 2.81 03:35 1.60 12:50 5.19 3.89 03:35 0.082 09:50 0.703 0.372 0.372
05/02/2017 03:45 2.30 08:50 3.77 2.90 03:45 2.85 08:50 5.29 4.20 03:45 0.194 08:50 0.721 0.406 0.406
05/03/2017 03:30 1.92 10:15 3.97 2.79 03:20 1.71 10:15 5.14 3.90 03:20 0.091 10:15 0.752 0.367 0.366
Daily Tabular Report
Daily Tabular Report For The Period 04/20/2017 00:00 - 05/03/2017 23:59
SAN02N, Pipe Height: 12.00 in, Silt: 0.00 in
Depth
(in)
Velocity
(ft/s)
Quantity
(MGD -
Total MG)
Avg
Total
2.75
3.86
4.942
0.353
Report Summary For The Period 04/20/2017 00:00 - 05/03/2017 23:59
Page 44 of 62
9.A.e
Packet Pg. 805 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Site Commentary
Site Information
SAN03
Pipe Dimensions 12 "
Silt Level 0.00"
Overview
Site SAN03 functioned under normal conditions during the period Thursday, April 20,
2017 to Wednesday, May 03, 2017 . The hydraulic conditions in this stretch of pipe
are near the lower detection limit of an area velocity type meter. Depth in this line
is typically low and stagnant. No surcharge conditions were experienced at this
location (See Observation Table For More Details).
Review of the Scattergraph shows that free flow conditions were maintained
throughout the study period.
Flow depth and velocity measurements recorded by the flow monitor are consistent
with field confirmations conducted and support the relative accuracy of the flow
monitor at this location. Confidence in data accuracy is lower than typical, due to
hydraulic conditions.
Observations
Average flow depth, velocity, and quantity data observed during Thursday, April 20,
2017 to Wednesday, May 03, 2017 , along with observed minimum and maximum
data, are provided in the following table. The values presented are based on 5-minute
data. In regards to depth, this site flows at approximately 9.0% full during the typical
average depth of 1.08 inches.
Observed Flow Conditions
Item Depth
(in)
Velocity
(ft/s)
Quantity
(MGD)
Average 1.08 0.00 0.000
Minimum 1.05 0.00 0.000
Maximum 4.80 0.44 0.060
Time of Minimum 4/20/2017 00:00 4/20/2017 00:00 4/20/2017 00:00
Time of Maximum 5/3/2017 14:50 5/3/2017 15:00 5/3/2017 15:00
Data Quality
Data uptime observed during the Thursday, April 20, 2017 to the Wednesday, May
03, 2017 monitoring period is provided in the table below. Based upon the quality
Page 45 of 62
9.A.e
Packet Pg. 806 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
and consistency of the observed flow depth and velocity data, the Continuity equation
was used to calculate flow rate and quantities during the monitoring period.
Percent Uptime
Depth (in)100
Velocity (ft/s)100
Quantity (MGD)100
Page 46 of 62
9.A.e
Packet Pg. 807 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
ADS Site Report
FM Initials:Project Name:
Site Name:
City:
Access:Type of
System:
Sanitary
Investigation Information:
Manhole Depth:
Manhole Material /
Pipe Material / Condition:
Commercial
Oxygen:
Safety Notes:
Date/Time of Investigation:
Site Hydraulics:
Upstream Input: (L/S, P/S)
Upstream Manhole:
Downstream Manhole:
Depth of Flow:
Range (Air DOF):
Peak Velocity:
Silt:Inches
fps
+/-+/-
Cross Section
Installation Information
Installation Type:Standard
Sensors Devices: Ultrasonic / Pressure/VelocitySurcharge Height:
Rain Gauge Zone:
Yes No ?DistanceTrunk
Lift / Pump Station
WWTP
Other
Monitor Type
Pipe Height:
Pipe Width:
Data Acquisition
Manhole ID
Quality Form
Address/Location:
SK
Drive
Storm CombinedX
Manhole Information:Investigation Information:
Condition
Land Use:
TrunkResidential Industrial
NN
Other Information:
Additional Site Information / Comments:
x
x
x
x
Monitor Model
x
Install Date:
Agency:
Triton
Peak Doppler
0
Backup
Santa Monica KPFF TFM 2017 Santa Monica
San03
12.00
No flow present during install
and heavy root intrusion
Not investigated
0.13"
0.00
8'
Brick/OK
VCP/Good
0.00
3/21/17
Standard Traffic Control with No Safety Concerns
Santa Monica Blvd & 21st St.
Not investigated
12.00
4/19/17
Sensor Location
8'12.00 x 12.00“
“
Santa Monica
--
0.00
Plan N
H2S:LEL:CO:20.9 0 0 0
2 man crew required and one blower is to be
operated at all times.
Manual Collect
"
ADS Site
Location
ADS Site
Location
Page 47 of 62
9.A.e
Packet Pg. 808 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
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9.A.e
Packet Pg. 809 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Page 49 of 62
9.A.e
Packet Pg. 810 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Date Depth
(in)
Velocity
(ft/s)
Quantity
(MGD - Total MG)
Rain
(in)
Time Min Time Max Avg Time Min Time Max Avg Time Min Time Max Avg Total Total
04/20/2017 00:00 1.05 23:20 1.06 1.05 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
04/21/2017 17:10 1.05 23:25 1.06 1.06 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
04/22/2017 00:05 1.06 02:00 1.07 1.06 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
04/23/2017 01:20 1.06 23:55 1.07 1.06 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
04/24/2017 00:00 1.07 14:30 1.07 1.07 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
04/25/2017 12:40 1.07 23:00 1.07 1.07 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
04/26/2017 02:55 1.07 19:15 1.07 1.07 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
04/27/2017 04:20 1.07 07:20 1.09 1.09 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
04/28/2017 16:00 1.07 23:00 1.09 1.08 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
04/29/2017 22:35 1.08 01:05 1.09 1.08 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
04/30/2017 11:45 1.07 23:55 1.08 1.08 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
05/01/2017 04:00 1.08 15:45 1.09 1.08 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
05/02/2017 01:30 1.08 23:55 1.10 1.09 00:00 0.00 00:00 0.00 0.00 00:00 0.000 00:00 0.000 0.000 0.000
05/03/2017 14:40 1.08 14:50 4.80 1.21 00:00 0.00 15:00 0.44 0.01 00:00 0.000 15:00 0.060 0.001 0.001
Daily Tabular Report
Daily Tabular Report For The Period 04/20/2017 00:00 - 05/03/2017 23:59
SAN03, Pipe Height: 12.00 in, Silt: 0.00 in
Depth
(in)
Velocity
(ft/s)
Quantity
(MGD -
Total MG)
Avg
Total
1.08
0.00
0.001
0.000
Report Summary For The Period 04/20/2017 00:00 - 05/03/2017 23:59
Page 50 of 62
9.A.e
Packet Pg. 811 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Site Commentary
Site Information
San04E
Pipe Dimensions 14.38 "
Silt Level 0.00"
Overview
Site San04E functioned under normal conditions during the period Thursday, April 20,
2017 to Wednesday, May 03, 2017 . No surcharge conditions were experienced at
this location (See Observation Table For More Details).
Review of the Scattergraph shows that this line was impacted by debris. Free flow
conditions were maintained throughout most of the study period.
Flow depth and velocity measurements recorded by the flow monitor are consistent
with field confirmations conducted and support the relative accuracy of the flow
monitor at this location.
Observations
Average flow depth, velocity, and quantity data observed during Thursday, April 20,
2017 to Wednesday, May 03, 2017 , along with observed minimum and maximum
data, are provided in the following table. The values presented are based on 5-minute
data. In regards to depth, this site flows at approximately 16.3% full during the
typical average depth of 2.35 inches.
Observed Flow Conditions
Item Depth
(in)
Velocity
(ft/s)
Quantity
(MGD)
Average 2.35 0.76 0.065
Minimum 1.29 0.22 0.010
Maximum 4.87 1.25 0.177
Time of Minimum 4/20/2017 03:35 5/3/2017 00:10 4/21/2017 04:20
Time of Maximum 5/2/2017 11:45 4/23/2017 11:20 4/23/2017 11:20
Data Quality
Data uptime observed during the Thursday, April 20, 2017 to the Wednesday, May
03, 2017 monitoring period is provided in the table below. Based upon the quality
and consistency of the observed flow depth and velocity data, the Continuity equation
was used to calculate flow rate and quantities during the monitoring period.
Page 51 of 62
9.A.e
Packet Pg. 812 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Percent Uptime
Depth (in)100
Velocity (ft/s)100
Quantity (MGD)100
Page 52 of 62
9.A.e
Packet Pg. 813 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
ADS Site Report
FM Initials:Project Name:
Site Name:
City:
Access:Type of
System:
Sanitary
Investigation Information:
Manhole Depth:
Manhole Material /
Pipe Material / Condition:
Commercial
Oxygen:
Safety Notes:
Date/Time of Investigation:
Site Hydraulics:
Upstream Input: (L/S, P/S)
Upstream Manhole:
Downstream Manhole:
Depth of Flow:
Range (Air DOF):
Peak Velocity:
Silt:Inches
fps
+/-+/-
Cross Section
Installation Information
Installation Type:Standard
Sensors Devices: Ultrasonic / Pressure/VelocitySurcharge Height:
Rain Gauge Zone:
Yes No ?DistanceTrunk
Lift / Pump Station
WWTP
Other
Monitor Type
Pipe Height:
Pipe Width:
Data Acquisition
Manhole ID
Quality Form
Address/Location:
SK
Drive
Storm CombinedX
Manhole Information:Investigation Information:
Condition
Land Use:
TrunkResidential Industrial
NN
Other Information:
Additional Site Information / Comments:
x
x
x
x
Monitor Model
x
Install Date:
Agency:
Triton
Peak Doppler
0
Backup
Santa Monica KPFF TFM 2017 Santa Monica
San04E
14.38
Good straight through flow
Not investigated
0.13"
1.01
10'
Precast/OK
VCP/Good
2.75
3/21/17
Standard Traffic Control with No Safety Concerns
2314 Santa Monica Blvd
Not investigated
14.50
4/19/17
Sensor Location
10'14.38 x 14.50“
“
Santa Monica
--
0.00
Plan N
H2S:LEL:CO:20.9 0 0 0
2 man crew required and one blower is to be
operated at all times.
Manual Collect
"
ADS Site
Location
ADS Site
Location
Page 53 of 62
9.A.e
Packet Pg. 814 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Page 54 of 62
9.A.e
Packet Pg. 815 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Page 55 of 62
9.A.e
Packet Pg. 816 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Date Depth
(in)
Velocity
(ft/s)
Quantity
(MGD - Total MG)
Rain
(in)
Time Min Time Max Avg Time Min Time Max Avg Time Min Time Max Avg Total Total
04/20/2017 03:35 1.29 10:45 3.97 2.14 04:25 0.31 08:25 1.14 0.77 04:25 0.011 08:25 0.151 0.057 0.057
04/21/2017 04:25 1.32 10:45 3.83 2.26 04:20 0.27 13:45 1.22 0.79 04:20 0.010 13:50 0.149 0.064 0.064
04/22/2017 04:45 1.45 19:05 3.91 2.40 02:45 0.23 10:05 1.04 0.74 02:45 0.011 09:05 0.122 0.064 0.064
04/23/2017 05:00 1.74 13:25 3.81 2.43 04:10 0.28 11:20 1.25 0.68 04:10 0.015 11:20 0.177 0.061 0.061
04/24/2017 23:45 1.93 07:35 3.68 2.47 03:25 0.28 19:30 1.16 0.76 03:25 0.017 19:30 0.144 0.067 0.067
04/25/2017 04:05 1.51 17:45 3.93 2.42 03:15 0.27 13:40 1.10 0.79 03:15 0.012 21:05 0.128 0.069 0.069
04/26/2017 04:05 1.36 09:25 4.08 2.36 04:05 0.33 18:05 1.17 0.77 04:05 0.012 18:25 0.130 0.066 0.066
04/27/2017 03:15 1.38 09:10 4.27 2.39 00:15 0.28 12:15 1.17 0.77 04:55 0.013 12:15 0.139 0.067 0.067
04/28/2017 02:35 1.63 12:00 4.20 2.41 01:55 0.27 10:45 1.11 0.76 02:35 0.017 08:55 0.141 0.065 0.065
04/29/2017 04:40 1.40 18:20 3.92 2.31 00:45 0.26 17:40 1.13 0.77 04:40 0.013 14:45 0.138 0.063 0.063
04/30/2017 04:45 1.43 16:20 3.89 2.28 05:40 0.30 10:55 1.11 0.74 05:00 0.017 10:55 0.122 0.060 0.060
05/01/2017 04:05 1.40 12:30 4.11 2.34 23:50 0.26 13:00 1.18 0.78 04:25 0.012 12:35 0.144 0.066 0.066
05/02/2017 05:15 1.38 11:45 4.87 2.36 03:05 0.32 08:00 1.24 0.81 05:15 0.013 08:00 0.153 0.068 0.068
05/03/2017 04:30 1.33 23:40 4.39 2.37 00:10 0.22 19:10 1.21 0.78 04:25 0.012 11:40 0.146 0.067 0.067
Daily Tabular Report
Daily Tabular Report For The Period 04/20/2017 00:00 - 05/03/2017 23:59
San04E, Pipe Height: 14.38 in, Silt: 0.00 in
Depth
(in)
Velocity
(ft/s)
Quantity
(MGD -
Total MG)
Avg
Total
2.35
0.76
0.904
0.065
Report Summary For The Period 04/20/2017 00:00 - 05/03/2017 23:59
Page 56 of 62
9.A.e
Packet Pg. 817 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Site Commentary
Site Information
San04N
Pipe Dimensions 9.38 "
Silt Level 0.00"
Overview
Site San04N functioned under normal conditions during the period Thursday, April
20, 2017 to Wednesday, May 03, 2017 . No surcharge conditions were experienced
at this location (See Observation Table For More Details).
Review of the Scattergraph shows that free flow conditions were maintained
throughout the study period.
Flow depth and velocity measurements recorded by the flow monitor are consistent
with field confirmations conducted and support the relative accuracy of the flow
monitor at this location.
Observations
Average flow depth, velocity, and quantity data observed during Thursday, April 20,
2017 to Wednesday, May 03, 2017 , along with observed minimum and maximum
data, are provided in the following table. The values presented are based on 5-minute
data. In regards to depth, this site flows at approximately 22.7% full during the
typical average depth of 2.13 inches.
Observed Flow Conditions
Item Depth
(in)
Velocity
(ft/s)
Quantity
(MGD)
Average 2.13 1.26 0.084
Minimum 0.99 0.24 0.006
Maximum 6.58 4.44 0.894
Time of Minimum 5/2/2017 03:40 5/2/2017 02:25 5/2/2017 02:25
Time of Maximum 5/3/2017 23:35 4/22/2017 09:00 4/27/2017 09:10
Data Quality
Data uptime observed during the Thursday, April 20, 2017 to the Wednesday, May
03, 2017 monitoring period is provided in the table below. Based upon the quality
and consistency of the observed flow depth and velocity data, the Continuity equation
was used to calculate flow rate and quantities during the monitoring period.
Page 57 of 62
9.A.e
Packet Pg. 818 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Percent Uptime
Depth (in)100
Velocity (ft/s)100
Quantity (MGD)100
Page 58 of 62
9.A.e
Packet Pg. 819 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
ADS Site Report
FM Initials:Project Name:
Site Name:
City:
Access:Type of
System:
Sanitary
Investigation Information:
Manhole Depth:
Manhole Material /
Pipe Material / Condition:
Commercial
Oxygen:
Safety Notes:
Date/Time of Investigation:
Site Hydraulics:
Upstream Input: (L/S, P/S)
Upstream Manhole:
Downstream Manhole:
Depth of Flow:
Range (Air DOF):
Peak Velocity:
Silt:Inches
fps
+/-+/-
Cross Section
Installation Information
Installation Type:Standard
Sensors Devices: Ultrasonic / Pressure/VelocitySurcharge Height:
Rain Gauge Zone:
Yes No ?DistanceTrunk
Lift / Pump Station
WWTP
Other
Monitor Type
Pipe Height:
Pipe Width:
Data Acquisition
Manhole ID
Quality Form
Address/Location:
SK
Drive
Storm CombinedX
Manhole Information:Investigation Information:
Condition
Land Use:
TrunkResidential Industrial
NN
Other Information:
Additional Site Information / Comments:
x
x
x
x
Monitor Model
x
Install Date:
Agency:
Triton
Peak Doppler
0
Backup
Santa Monica KPFF TFM 2017 Santa Monica
San04N
9.38
Good straight through flow
Not investigated
0.13"
2.38
10'
Precast/OK
VCP/Good
2.38
3/21/17
Standard Traffic Control with No Safety Concerns
2314 Santa Monica Blvd
Not investigated
9.50
4/19/17
Sensor Location
10'9.38 x 9.50“
“
Santa Monica
--
0.00
Plan N
H2S:LEL:CO:20.9 0 0 0
2 man crew required and one blower is to be
operated at all times.
Manual Collect
"
ADS Site
Location
ADS Site
Location
Page 59 of 62
9.A.e
Packet Pg. 820 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Page 60 of 62
9.A.e
Packet Pg. 821 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Page 61 of 62
9.A.e
Packet Pg. 822 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022)
Date Depth
(in)
Velocity
(ft/s)
Quantity
(MGD - Total MG)
Rain
(in)
Time Min Time Max Avg Time Min Time Max Avg Time Min Time Max Avg Total Total
04/20/2017 04:40 1.19 11:55 5.71 2.15 03:35 0.47 11:55 4.28 1.38 03:35 0.011 11:55 0.857 0.096 0.096
04/21/2017 04:55 1.23 10:45 5.49 2.09 03:50 0.43 10:45 4.08 1.29 03:50 0.011 10:45 0.779 0.084 0.084
04/22/2017 03:35 1.26 19:05 5.26 2.14 04:40 0.54 09:00 4.44 1.36 04:15 0.014 09:00 0.760 0.091 0.091
04/23/2017 03:55 1.22 13:25 5.24 1.99 03:50 0.48 13:10 3.96 1.22 03:50 0.012 13:25 0.710 0.072 0.072
04/24/2017 05:25 1.10 07:30 4.98 2.05 05:10 0.41 09:25 4.01 1.27 05:10 0.009 09:25 0.654 0.080 0.080
04/25/2017 03:05 1.23 03:15 5.22 2.12 04:20 0.42 03:15 4.00 1.31 04:20 0.010 03:15 0.717 0.087 0.087
04/26/2017 03:55 1.23 07:25 5.71 2.19 04:10 0.40 07:20 4.06 1.31 03:55 0.011 07:25 0.776 0.095 0.095
04/27/2017 05:00 1.21 09:10 5.90 2.10 03:05 0.42 09:10 4.30 1.19 03:05 0.010 09:10 0.894 0.080 0.080
04/28/2017 02:55 1.21 12:00 5.61 2.14 04:15 0.35 14:05 3.86 1.22 04:15 0.009 12:00 0.748 0.082 0.082
04/29/2017 03:55 1.22 18:20 5.12 2.13 02:45 0.42 14:45 3.82 1.19 02:45 0.011 06:40 0.612 0.080 0.080
04/30/2017 00:30 1.22 16:20 5.54 2.18 00:55 0.37 05:40 3.71 1.24 00:55 0.012 16:20 0.667 0.082 0.082
05/01/2017 22:40 1.14 12:30 5.45 2.24 04:30 0.32 23:05 3.77 1.29 06:15 0.009 12:30 0.688 0.089 0.089
05/02/2017 03:40 0.99 11:45 6.30 2.11 02:25 0.24 11:40 4.07 1.17 02:25 0.006 11:45 0.885 0.077 0.077
05/03/2017 03:30 1.18 23:35 6.58 2.18 03:25 0.34 23:40 3.91 1.22 03:25 0.008 23:35 0.868 0.086 0.086
Daily Tabular Report
Daily Tabular Report For The Period 04/20/2017 00:00 - 05/03/2017 23:59
San04N, Pipe Height: 9.38 in, Silt: 0.00 in
Depth
(in)
Velocity
(ft/s)
Quantity
(MGD -
Total MG)
Avg
Total
2.13
1.26
1.180
0.084
Report Summary For The Period 04/20/2017 00:00 - 05/03/2017 23:59
Page 62 of 62
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Packet Pg. 823 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
APPENDIX E
AsBuilt Drawings
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Packet Pg. 824 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
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Packet Pg. 825 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement (180 min))
ClibPDF - www.fastio.com
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Packet Pg. 826 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement (180 min))
9.A.e
Packet Pg. 827 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development Agreement (180 min))
700 South Flower Street, Suite 2100 Los Angeles, CA 90017 213.418.0201 kpff.com
APPENDIX F
DEVELOPMENT AGREEMENT VESTED USE
“BLUE CHART”
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Packet Pg. 828 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 : Providence Saint John's Development
Providence Saint John’s Phase Two Development Details
September 6, 2017
1
PHASE TWO BUILDINGS
Building Name Types of DA Vested Uses in Building Floor Area/
Units per Use* Max. Building
Floor Area
S1 Child & Family Development Center
Child & Family Development Center
Mental Health Therapy Rooms
Consultation Rooms
Administration and Support (Approximately 3,200 sf)
25,500 sf (Current assumption is 25,500 sf)
34,500 sf
Day Care
Multi-Purpose Rooms
Five Classrooms
Administration and Support (Approximately 1,200 sf)
15,000 sf (Current assumption is 9,000 sf)
Up to 5 levels of subterranean parking
S2 Multifamily Housing Multifamily Housing Ten 2 bedroom, 1 bath units 10 units 10 units plus
800 sf
commercial Neighborhood Commercial Uses 800 sf (Current assumption is
800 sf)
Up to 2 levels of subterranean parking
S3 West
Ambulatory Care & Research
Building - South Campus
Hospital/Health Care
Clinic Space
Administration and Support (Approx. 3,500 sf)
65,000 sf
(Current assumption is 61,500 sf)
123,000 sf
Medical Research Facilities (JWCI)
Research/Lab (e.g. Molecular Biology and Genomics/gene sequencing, Immunology/cell processing)
Administrative and Support (Approx. 7,868 sf)
115,000 sf
(Current assumption is 59,000 sf)
Restaurant or Neighborhood Commercial Uses or Health Related Services 5,000 sf (Current assumption is 2,500 sf)
Up to 5 levels of subterranean parking
9.A.e
Packet Pg. 829 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 :
Providence Saint John’s Phase Two Development Details
September 6, 2017
2
PHASE TWO BUILDINGS
Building Name Types of DA Vested Uses in Building Floor Area/
Units per Use* Max. Building
Floor Area
S4 Education & Conference Center and East Ambulatory Care & Research Building - South Campus
Education & Conference Center (See detailed description of use below)
Auditorium (approximately 250 seats)
Eight Education Rooms Administrative and Support (Approx. 2,300 sf)
60,000 sf (Current assumption is 59,000 sf)
199,000 sf
Hospital/Health Care
Sport Medicine Clinic & Physical Therapy (Outpatient) (Approx. 26,000 sf)
Joint Replacement & Sports Medicine (Outpatient) (Approx.
26,000 sf)
Ambulatory Surgery Center (Surgery Pre-op & Sterile
Processing and Surgery (Approx. 43,000 sf)
Longer appointment times than traditional clinic space
Administrative and Support (Approx. 10,000 sf)
120,000 sf (Current assumption is 105,000 sf)
Health & Wellness Center
Exercise and Fitness Rooms
Therapy Rooms (Outpatient) Common Area (Approximately 1,750)
35,000 sf (Current assumption is 28,300 sf)
Medical Research Facilities
Potential expansion for Research/Lab (e.g. Molecular Biology and Genomics/gene sequencing, Immunology/cell processing)
50,000 sf
(Current assumption is 0 sf)
Health-Related Services Restaurant or Neighborhood Commercial Uses 10,000 sf (Current assumption is
6,700 sf)
Up to 5 levels of subterranean parking
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Packet Pg. 830 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 :
Providence Saint John’s Phase Two Development Details
September 6, 2017
3
PHASE TWO BUILDINGS
Building Name Types of DA Vested Uses in Building Floor Area/
Units per Use* Max. Building
Floor Area
S5 Visitor Housing Visitor Housing (See detailed description of use below)
Approx. 34 units, including a mix of one-bedroom units, singles, and suites
Approx. 12 of the units have private kitchens
Approx. 2,500 sf of common area, including kitchen
30-34 units (Current assumption is 34 units)
38,000 sf
Up to 5 levels of subterranean parking
Saint John’s
Café
Restaurant or Neighborhood Commercial Uses 900 sf 900 sf
2C West Ambulatory & Acute Care Building - North Campus
Hospital/Health Care If Ambulatory (Outpatient):
Imaging (serving both patients that are already on-site as well
as patients arriving from off-site for imaging services)
Clinics (e.g. Cardiovascular)
Support (Approximately 5,000 sf)
If Inpatient:
Approximately 80 beds
Med surg units and ICU
Support (Approximately 6,000 sf)
117,500 sf (Current assumption is 108,500 sf above-grade 3,500 below-grade)
123,350 sf above-grade
6,150 sf below-
grade
Health-Related Services
Restaurant or Neighborhood Commercial Uses
5,500 sf
Pedestrian Connection 12,000 sf (9,350 sf above-grade, 2,650 sf below-grade)
Up to 4 levels of subterranean parking
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Packet Pg. 831 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 :
Providence Saint John’s Phase Two Development Details
September 6, 2017
4
PHASE TWO BUILDINGS
Building Name Types of DA Vested Uses in Building Floor Area/
Units per Use* Max. Building
Floor Area
2D/E East Ambulatory & Acute Care Building - North Campus
Hospital/Health Care If Ambulatory (Outpatient):
Clinic (e.g. Women’s & Pediatrics)
Short Stay/Observation Units (stays up to 23 hours)
Support (Approximately 4,000 sf)
If Inpatient:
Approximately 36 beds (assuming three levels of ICU)
ICU
Support (Approximately 5,000 sf)
78,500 sf (Current assumption is 59,500 sf above-grade 16,000 sf below-grade)
65,800 sf above-grade
16,400 sf below-grade
Health-Related Services Restaurant or Neighborhood Commercial Uses 3,000 sf
Pedestrian Connection 3,700 sf (3,300 sf above-grade, 400 sf below-grade)
Up to 4 levels of subterranean parking
9.A.e
Packet Pg. 832 Attachment: Attachment E Appendices Providence Phase Two Master Plan (Council March 2022) (4853 :
Providence Saint John’s Phase Two Development Details
September 6, 2017
5
PHASE TWO BUILDINGS
Building Name Types of DA Vested Uses in Building Floor Area/
Units per Use* Max. Building
Floor Area
2I Medical Office Building
Medical Office 50,000 sf 73,300 sf
Health-Related Services
Restaurant or Neighborhood Commercial Uses
4,500 sf
Parking (at grade) 18,800 sf
Up to 4 levels of subterranean parking
Mullin Plaza Café Restaurant or Neighborhood Commercial Uses 1,500 sf 1,500 sf
Phase Two Total 660,150 sf
above-grade
22,550 sf below-grade (15,700 sf is Pedestrian Connection/non-program space)
*For some buildings, the sum of the maximum floor areas for the Vested Uses within the building exceed the overall building floor area in order to
allow flexibility with respect to the location and amount of certain Vested Uses. The current assumption about the use of the building is noted in the Floor Area/Units per Use column in red.
\\hlkk-dc01\sys\WPDATA\22238\Docs 001 Phase 2\Annotated Blue Chart 2017.09.05 (with 2I update) .docx
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City Council Meeting: March 22, 2022 Santa Monica, California
ORDINANCE NUMBER __________ (CCS)
(City Council Series)
AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA APPROVING THE DEVELOPMENT AGREEMENT BETWEEN THE CITY OF SANTA MONICA, A MUNICIPAL CORPORATION, AND PROVIDENCE HEALTH SYSTEM-SOUTHERN CALIFORNIA, A CALIFORNIA
NON-PROFIT RELIGIOUS CORPORATION, AS SOLE MEMBER OF PROVIDENCE
SAINT JOHN’S HEALTH CENTER, A CALIFORNIA NON-PROFIT RELIGIOUS CORPORATION
WHEREAS, California Government Code Section 65450 et seq. permits each city
to adopt a specific plan for the systematic implementation of the general plan for
individual areas covered by the general plan; and
WHEREAS, the Hospital Area Specific Plan (the “HASP”) was adopted by
Resolution No. 7695 (CCS) of the City Council on September 27, 1988 to ensure
harmonious development within the Hospital Area identified in the HASP; and
WHEREAS, the HASP was adopted to be consistent with the Land Use and
Circulation Elements (the “LUCE”) of the City’s 1984 General Plan and Zoning Map in
effect at the time of adoption of the HASP; and
WHEREAS, the HASP was amended by Resolution No. 8617 (CCS) on June 29,
1993, and Resolution No. 9254 (CCS) on April 1, 1998 (collectively referenced herein
as the “HASP Amendments”) to reflect the changes associated with the Saint John’s
Health Center Development Agreement (the “Original Agreement”), dated June 9, 1998
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and recorded in the Official Records of the County of Los Angeles, State of California on
July 29, 1998 as Instrument No. 98-1311808 (the “Original Development Agreement”);
and
WHEREAS, the Original Development Agreement contemplated new
development and associated zoning changes within the HASP areas associated with
Saint John’s Health Center; and
WHEREAS, in July 2010, the City adopted a new LUCE (“2010 LUCE”) and
associated zoning changes Citywide, including the Hospital Area; and
WHEREAS, the 2010 LUCE contemplates that future amendments to the HASP
will occur to be consistent with 2010 LUCE and associated zoning code updates, as
well as new development proposed by the Saint John’s Health Center; and
WHEREAS, the Original Development Agreement provided vested rights for
development of the Saint John’s Health Center in two phases (“Phase I” and “Phase II”,
respectively), with Phase I being developed entirely on the North Campus of the Saint
John’s Health Center properties (i.e., those properties north of Santa Monica Boulevard)
and Phase II being developed on a portion of the North Campus and on the South
Campus (i.e., those properties south of Santa Monica Boulevard) of the Saint John’s
Health Center properties; and
WHEREAS, the Original Development Agreement provided a ten (10)-year
vesting deadline for Phase I (“Phase I Vesting Deadline”) and a seventeen (17)-year
vesting deadline for Phase II (“Original Phase II Vesting Deadline”), subject to the
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provisions for the continuation of vested rights pursuant to Sections 3.8.2 and 3.8.3 of
the Original Development Agreement; and
WHEREAS, the owner of Saint John’s Health Center (“Saint John’s”) and City
executed that certain First Amendment to Development Agreement dated October 4,
2011 and recorded in the Official Records of the County of Los Angeles, State of
California on October 13, 2011 as Instrument No. 20111388841 (the “First
Amendment”). The First Amendment extended the Phase I Vesting Deadline, modified
the obligation under the Original Development Agreement to construct the North
Subterranean Parking Structure and Entry Plaza as part of Phase I, and allowed a
modified Entry Plaza and parking program in-lieu of constructing the North
Subterranean Parking Structure; and
WHEREAS, Saint John’s completed construction of Phase I in accordance with
the Original Development Agreement and First Amendment; however, Saint John’s was
unable to complete Phase II within the Original Phase II Vesting Deadline; and
WHEREAS, Saint John’s and the City executed that certain Second Amendment
to Development Agreement dated August 28, 2017 and recorded in the Official Records
of the County of Los Angeles, State of California on October 2, 2017 as Instrument No.
20171125181 (“Second Amendment”). The Second Amendment modified the terms of
the Original Development Agreement, as amended by the First Amendment, with
respect to Phase II as follows:
(1) Replacement of the Original Development Agreement’s
requirement for City council approval of a South Campus Master Plan with a
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requirement for City Council approval of the Phase II Master Plan to address Phase II
development on both the North and South Campuses (“Phase II Master Plan”).
(2) Establishment of the basic development parameters for the Phase
II Master Plan.
(3) Provision that no Phase II Development Review Permits shall be
issued for the development of any building or parcel contemplated in the Phase II
Master Plan prior to City Council approval of the Phase II Master Plan.
(4) Provision that Saint John’s and the City each agree and covenant
to negotiate in good faith a third amendment to the Original Development Agreement,
as amended, to extend the Original Phase II Vesting Deadline in consideration for the
provision of additional community benefits.
(5) Confirmation that nothing in the Second Amendment constituted a
confirmation or denial of Saint John’s vested rights under the Original Development
Agreement, as modified by the First Amendment, it being understood and agreed to by
the City and Saint John’s that the intent of the Second Amendment was solely to make
a procedural change to implement the Original Development Agreement, as modified by
the First Amendment, while preserving the substantive rights of Saint John’s and the
City, respectively; and
WHEREAS, the comprehensive changes to the City’s Zoning Code in 2015
rendered the zoning map designations and zoning code references in the HASP
obsolete; and
WHEREAS, the Saint John’s and the City have negotiated in good faith a third
amendment to the Original Development Agreement, as amended, to extend the
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Original Phase II Vesting Deadline in consideration for the provision of additional
community benefits (the “Third Amendment”); and
WHEREAS, the Third Amendment contemplates the concurrent adoption of the
Phase II Master Plan, which will act as the specific plan for Phase II development of the
Saint John’s Health Center after the Third Amendment Effective Date and until the end
of the Phase II Vesting Deadline; and
WHEREAS, the Phase II Master Plan is a comprehensive master plan that
governs the Phase II portion of the Saint John’s Health Center Campus, including with
respect to development, uses, circulation, parking, open space, and timing for
implementation of the Phase II Master Plan; and
WHEREAS, after the Phase II Vesting Deadline, the Zoning Code then in effect
shall apply to any development applications filed for the Saint John’s Health Center,
except as otherwise expressly allowed in the Third Amendment; and
WHEREAS, due to the fact that the HASP is now obsolete, the Phase II Master
Plan is a focused specific plan for the Saint John’s Health Center, and the development
standards for the remainder of the Hospital Area are now included in Chapter 9 of the
Santa Monica Municipal Code, City staff is recommending amendments to the 2010
LUCE and repeal of the HASP; and
WHEREAS, the proposed Phase II Master Plan conforms to the requirements of
Government Code sections 65450 et seq. as well as the requirements of Chapter 9.45
of the Santa Monica Municipal Code (General and Specific Plans); and
WHEREAS, the City prepared and circulated for public review and comment a
Draft Environmental Impact Report for the Phase II Master Plan (“Phase II DEIR”)
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pursuant to the California Environmental Quality Act (“CEQA”) and designated SCH No.
2017041030; and
WHEREAS, on January 26, 2022, the City’s Planning Commission held a duly
noticed public hearing on the Phase II Final Environmental Impact Report (“FEIR”), the
Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP, the Third
Amendment, the Phase II Master Plan, and the proposed street vacation of 21st Street,
between Santa Monica Boulevard and Broadway, with conditions. At such hearing, the
Planning Commission recommended that the City Council certify the Phase II FEIR and
approve the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment
with specified conditions, the Phase II Master Plan, the Tentative Tract Map, and the
proposed conditional street vacation of 21st Street, between Santa Monica Boulevard
and Broadway, with conditions; and
WHEREAS, on March 22, 2022, the City Council held a duly noticed public
hearing on the Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment,
the repeal of the HASP, the Third Amendment, the Phase II Master Plan, and the
proposed street vacation of 21st Street, between Santa Monica Boulevard and
Broadway, with conditions, and certified the FEIR and adopted a Statement of
Overriding Considerations and Mitigation and Monitoring Plan; adopted the 2022 LUCE
Amendment and repealed the HASP; approved the Third Amendment; and approved
the initiation of proceedings for the street vacation of 21st Street, between Santa Monica
Boulevard and Broadway, with conditions; approved the Phase II Master Plan; and
approved the Tentative Tract Map; and
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WHEREAS, the proposed amendments to the LUCE and repeal of the HASP
should only be effective concurrently with the “Third Amendment Effective Date,” as
such term is defined in the Third Amendment; and
WHEREAS, the Phase II Master Plan should only be effective concurrently with
the “Third Amendment Effective Date,” as such term is defined in the Third Amendment;
and
WHEREAS, the proposed Third Amendment, which is attached hereto as Exhibit
A to this ordinance, conforms to the requirements of Government Code sections 65450
et seq. as well as the requirement of Chapter 9.60 of the Santa Monica Municipal Code
(Development Agreements); and
WHEREAS, the City Council, after consideration of all oral and written testimony
presented at the duly noticed meeting of the City Council on March 22, 2022, made the
following findings (collectively, “the Findings”):
1. The proposed Third Amendment, including all exhibits attached thereto, is
consistent with the objectives, policies, general land uses and programs specified in the
general plan and any applicable specific plan, in that Providence Saint John’s Health
Center is a non-profit healthcare facility located in the Healthcare District Land Use
Designation. The vision for this land use designation is to create a cohesive
environment that supports the continued vitality of the City’s hospitals, responds to the
evolving needs of the health care community, and improves the way health care
facilities relate to surrounding residential and commercial areas. The Phase II Master
Plan and Third Amendment is consistent with Land Use and Circulation Element
(LUCE) Goal D28: Allow for the continued improvement of the Healthcare District and
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the ongoing responsible expansion of the Saint John’s Health Center (St. John’s) and
Santa Monica-UCLA Medical Center (SMUCLA). Specifically, the Phase II Master Plan
and Third Amendment to the Development Agreement present a comprehensive Master
Plan that addresses all development on the north and south campuses for a 17-year
period and provides for substantive review of individual buildings closer to the time of
construction in order to create the cohesive environment that supports the vitality of the
health care district and also protects adjacent residential neighborhoods. The proposed
Phase II Master Plan and Third Amendment to the Development Agreement is also
consistent with LUCE Goal LU7: Support the continued vitality of the City’s hospitals to
meet the healthcare needs of the City and the larger region, and implement strategies to
reduce vehicle trips. Specifically, development standards in the Master Plan and the
procedural requirements set forth in the Third Amendment to the Development
Agreement ensure that a mix of medical research and hospital health care uses are
vested (permitted) for a period of 17 years to allow phased implementation of health
care facilities that are responsive to changing health care needs in the community.
Moreover, Saint John’s Health Center will be required to continue to implement a
Transportation Demand Management (TDM) Program to reduce vehicle trips in the area
and associated parking demand and the Master Plan includes pedestrian and bicycle
enhancements to promote alternative modes of travel and better connections to public
transit. Accordingly, the Phase II Master Plan is therefore consistent with LUCE
Circulation Policy T19.2 which seeks appropriate TDM requirements for new
development. Furthermore, the project is consistent with LUCE’s overall land use
policies by providing community benefits for the area, including but not limited to,
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affordable housing, mobility improvements, visitor accommodations, publicly-accessible
open spaces, and programs to address the needs of vulnerable populations in the
community.
2. The proposed Third Amendment, including all exhibits attached thereto, is
compatible with the uses authorized in the district in which the real property is located in
the Healthcare Mixed-Use (HMU) District and with the existing uses on site. The
existing Health Center includes hospital, medical research and related medical uses;
the Master Plan proposes the same mix of uses and includes visitor accommodations, a
new childcare center, education and conference center uses, and medical office. These
uses are all permitted uses in the HMU District.
3. The proposed Third Amendment, including all exhibits attached thereto, is
in conformity with the public necessity, public convenience, general welfare, and good
land use practices, in that the Master Plan allows for the redevelopment of certain
components an existing Health Center campus and diversifies medical uses and
services would benefit Santa Monica residents and the broader region. The project is
consistent with the Land and Use Circulation Element vision for the area. The proposed
Master Plan supports orderly, phased, and integrated development at the health care
campus. Key components the Master Plan include a cohesive circulation and multi-
modal mobility strategy for vehicles, pedestrians, and bicycles; providing sufficient on-
site parking; establishing development standards that address the specific needs of a
health care campus; and requiring necessary utilities, publicly-accessible open space
areas, and infrastructure to improve connections between the Health Center and the
surrounding neighborhood. Moreover, the Master Plan and Third Amendment will
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provide community benefits including affordable housing, publicly-accessible open
space on the parcel, and monetary contributions that would support critical behavioral
health initiatives and provide services to individuals who are homeless and other
vulnerable populations.
4. The proposed Third Amendment, including all exhibits attached thereto,
will not be detrimental to the health, safety and general welfare, in that the Master Plan
would allow for the redevelopment of the Providence Saint John’s Health Center in a
manner that is consistent with the LUCE vision for the area (the Healthcare District Land
Use Designation). The proposed project will be located in an urbanized area and is
consistent with other health care uses, include Saint John’s acute care and in-patient
hospital on the north campus and does not have the potential to disrupt the urban
environment or cause health or safety problems. The proposed Master Plan provides a
minimum of 10 new residential units, with all 10 units being deed restricted affordable
units, a new Child and Family Development Center, new medical research facilities, and
ambulatory and acute care facilities. The project will feature critically-needed medical
and research uses, and a variety publicly-accessible open spaces on the property. The
project will also provide community benefits including the aforementioned deed-
restricted affordable housing as well as a requirement to monetary grants and provide
in-kind health services to support programs provide homelessness services and
services for other vulnerable populations in the community.
5. The proposed Third Amendment, including all exhibits attached thereto,
will not adversely affect the orderly development of the property, in that the proposed
Phase II Master Plan and Third Amendment establishes a long-range, orderly, and
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phased framework to redevelop and expand critically needed medical research and
health care facilities to serve the community and as such is consistent with recognized
urban design principles that reflect the goals and policies of the City of Santa Monica
which were established through a long range planning process and are reflected in the
Land Use and Circulation Element of the City’s General Plan. Further, the project will be
subject to a construction mitigation plan that will be reviewed and approved prior
issuance of a building permit for the project.
6. The proposed Third Amendment, including all exhibits attached thereto,
will have a positive fiscal impact on the City in that the City will benefit from creating an
orderly, phased, and comprehensive plan for buildout of the Phase II development
program for Providence Saint John’s Health Center. The Master Plan will support
orderly development of the site, predictable phasing of project construction, and secure
negotiated community benefits that will preserve and expand community access to the
high quality health care provided by Saint John’s; promote economic investment in
Santa Monica through the creation of construction jobs and permanent high quality jobs
in the health care industry; and attract investment in medical research and health care
through the construction of new state-of-the-art facilities. It is estimated that the
proposed Third Amendment to the Development Agreement would also provide
significant community benefits through the provision of substantial funding for the City’s
behavioral health initiatives and required funding to other non-profit organizations in the
community who provide critically needed programs to provide social and health care
services to vulnerable populations in the community; and
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WHEREAS, the City Council has determined that a development agreement
substantially in the form of the Third Amendment is appropriate for the proposed
development of the Saint John’s Health Center; and
WHEREAS, the Third Amendment will (1) eliminate uncertainty in planning for
the Project and result in the orderly development of the Saint John’s Health Center, (2)
assure installation of necessary improvements, (3) provide for public infrastructure and
services appropriate to development of the Saint John’s Health Center, (4) preserve
substantial City discretion in reviewing the design of buildings constructed as part of the
Phase II Master Plan, (5) secure for the City improvements that benefit the public, (6)
ensure the provision of community benefits as envisioned in the LUCE, and (7)
otherwise achieve the goals and purposes for which the Development Agreement
Statutes were enacted; and
WHEREAS, the Third Amendment is consistent with the public health, safety,
and welfare needs of the residents of the City and the surrounding region. The City has
specifically considered and approved the impact and benefits of the Phase II Master
Plan in accordance with the Third Amendment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA DOES
HEREBY ORDAIN AS FOLLOWS:
SECTION 1. The above recitals are true and correct, and incorporated herein by
this reference.
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SECTION 2. The City Council hereby adopts the Findings, and recommends
approval of the Third Amendment, attached hereto as Exhibit A and incorporated
herein by this reference.
SECTION 3. Based upon Findings 1-6, the Third Amendment is hereby approved.
SECTION 4. Each and every term and condition of the Third Amendment shall be
and is made a part of the Santa Monica Municipal Code and any appendices thereto. The
City Council of the City of Santa Monica finds that public necessity, public convenience,
and general welfare require that any provision of the Santa Monica Municipal Code or
appendices thereto inconsistent with the provisions of the Third Amendment, to the extent
of such inconsistencies and no further, be repealed or modified to the extent necessary
to make fully effective the provisions of the Third Amendment.
SECTION 5. Any provision of the Santa Monica Municipal Code or appendices
thereto, inconsistent with the provisions of this Ordinance, to the extent of such
inconsistencies and no further, are hereby repealed or modified to that extent necessary
to effect the provisions of this Ordinance.
SECTION 6. If any section, subsection, sentence, clause, or phrase of this
Ordinance is for any reason held to be invalid or unconstitutional by a decision of any
court of any competent jurisdiction, such decision shall not affect the validity of the
remaining portions of this Ordinance. The City Council hereby declares that it would have
passed this Ordinance, and each and every section, subsection, sentence, clause, or
phrase not declared invalid or unconstitutional without regard to whether any portion of
the Ordinance would be subsequently declared invalid or unconstitutional.
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SECTION 7. The Mayor shall sign and the City Clerk shall attest to the passage of
this Ordinance. The City Clerk shall cause the same to be published once in the official
newspaper within 15 days after its adoption. This Ordinance shall be effective 30 days
from its adoption.
APPROVED AS TO FORM:
______________________________
JOSEPH LAWRENCE Interim City Attorney
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EXHIBIT A
DEVELOPMENT AGREEMENT
[behind this page]
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Recording Requested By:
City of Santa Monica
When Recorded Mail To:
City of Santa Monica
Santa Monica City Attorney’s Office
1685 Main Street, Third Floor
Santa Monica, CA 90401
Attention: City Attorney
No Recording Fee Required
California Government Code Section 27383
Space Above Line For Recorder’s Use
THIRD AMENDMENT TO DEVELOPMENT AGREEMENT
BY AND BETWEEN
CITY OF SANTA MONICA
AND
PROVIDENCE HEALTH SYSTEM-SOUTHERN CALIFORNIA, A CALIFORNIA NON-
PROFIT RELIGIOUS CORPORATION, AS SOLE MEMBER OF PROVIDENCE
SAINT JOHN’S HEALTH CENTER, A CALIFORNIA NON-PROFIT RELIGIOUS
CORPORATION
__________________, 2022
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TABLE OF CONTENTS
RECITALS ..................................................................................................................................... 7
ARTICLE 1 DEFINITIONS ................................................................................................... 13
ARTICLE 1.5 PHASE II MASTER PLAN AND DEVELOPMENT AGREEMENT ............. 16
1.5.1 Phase II Master Plan ....................................................................................................16
1.5.2 Phase II Master Plan Adoption and Amendment .........................................................16
1.5.3 Original Development Agreement and First Amendment Terms and
Conditions Deleted and Superseded as to Phase II Development Sites .......................16
1.5.4 Conflicts .......................................................................................................................17
1.5.5 Zoning Code Standards Superseded by Master Plan ...................................................17
1.5.6 Applicability of 2022 Zoning Code .............................................................................17
ARTICLE 2 DESCRIPTION OF PHASE II .......................................................................... 18
2.1 General Description of Phase II ...................................................................................18
2.2 Statement of Purpose ...................................................................................................18
2.3 Phase II Development Sites .........................................................................................18
2.4 Phase II Uses for Phase II Vested Development(s) .....................................................19
2.5 Phase II Vested Development Rights for Phase II Vested Development(s) ................20
2.6 Phase II Vesting Deadline ............................................................................................20
2.7 Outside Building Permit Issuance Dates......................................................................23
2.8 No Obligation to Develop Phase II ..............................................................................25
2.9 Damage or Destruction ................................................................................................25
2.10 Enhanced Transportation Demand Management .........................................................26
2.11 Open Space ..................................................................................................................26
2.12 Community Benefits ....................................................................................................29
2.13 Application Process for Phase II Buildings .................................................................29
2.14 Phase I and Phase II Parking ........................................................................................32
2.15 Access and Circulation ................................................................................................32
2.16 Removal of Surface Parking and Related Requirements .............................................32
2.17 Utility Easements .........................................................................................................33
2.18 Fire Access Easements .................................................................................................33
2.19 Water Neutrality During the Term of the Development Agreement ...........................33
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2.20 Recycled Water Ordinance ..........................................................................................33
2.21 Urban Runoff Reduction ..............................................................................................34
ARTICLE 3 PHASE II FEES, EXACTIONS, MITIGATION MEASURES
AND CONDITIONS ......................................................................................... 34
3.1 Phase II Fees, Exactions, Conditions and Mitigation Measures ..................................34
3.2 Conditions on Modifications........................................................................................35
3.3 Implementation of Mitigation Measures and Conditions of Approval ........................35
3.4 On-Site Affordable Fee Waivers and Reductions ........................................................36
ARTICLE 4 OSHPD .............................................................................................................. 36
4.1 Phase II OSHPD Regulations ......................................................................................36
4.2 Preemption ...................................................................................................................37
4.3 Phase II Technical City Permit for Phase II Hospital Buildings .................................38
ARTICLE 5 EFFECT OF THIRD AMENDMENT ON CITY LAWS
AND REGULATIONS ...................................................................................... 38
5.1 Development Standards for Phase II; Phase II Existing Regulations ..........................38
5.2 Permitted Phase II Subsequent Code Changes ............................................................39
5.3 Common Set of Phase II Existing Regulations ............................................................41
5.4 Conflicting Enactments ................................................................................................41
5.5 Timing of Development ...............................................................................................42
ARTICLE 6 ARCHITECTURAL REVIEW BOARD, SIGNAGE AND
LANDMARKS COMMISSION REVIEW FOR PHASE II
DEVELOPMENT SITES PROCEEDING WITHIN THE PHASE II
VESTING DEADLINE ESTABLISHED BY SECTION 2.6 OF
THIS THIRD AMENDMENT .......................................................................... 42
6.1 Architectural Review Board Approval ........................................................................42
6.2 Phase II Signage ...........................................................................................................42
6.3 Landmarks Commission Review .................................................................................43
6.4 Concurrent Processing of Foundation Only Permit .....................................................43
6.5 Sections in Effect Prior to the Phase II Vesting Deadline ...........................................43
ARTICLE 7 PHASE II TECHNICAL PERMITS .................................................................. 43
7.1 Definitions....................................................................................................................43
7.2 Diligent Action by City ................................................................................................44
7.3 Conditions for Diligent Action by the City ..................................................................44
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7.4 Duration of Phase II Technical City Permits ...............................................................45
ARTICLE 8 AMENDMENT AND MODIFICATION OF
DEVELOPMENT AGREEMENT .................................................................... 46
8.1 Amendment and Modification .....................................................................................46
8.2 Minor Modifications ....................................................................................................46
8.3 Major Modifications ....................................................................................................46
ARTICLE 9 TERM OF DEVELOPMENT AGREEMENT .................................................. 47
9.1 Third Amendment Effective Date ................................................................................47
9.2 Term .............................................................................................................................47
ARTICLE 10 PERIODIC REVIEW OF COMPLIANCE ....................................................... 47
10.1 City Review .................................................................................................................47
10.2 Evidence of Good Faith Compliance ...........................................................................48
10.3 Information to be Provided to Saint John’s .................................................................48
10.4 Notice of Breach; Cure Rights .....................................................................................48
10.5 Failure of Periodic Review ..........................................................................................48
10.6 Termination of Development Agreement ....................................................................48
10.7 City Cost Recovery ......................................................................................................48
ARTICLE 11 DEFAULT ......................................................................................................... 49
11.1 Notice and Cure ...........................................................................................................49
11.2 Remedies for Monetary Default ...................................................................................49
11.3 Remedies for Non-Monetary Default ..........................................................................50
11.4 Modification or Termination of Agreement by City ....................................................52
11.5 Cessation of Rights and Obligations ............................................................................52
11.6 Completion of Improvements ......................................................................................53
ARTICLE 12 MORTGAGEES ................................................................................................ 53
12.1 Encumbrances on the Campus Property ......................................................................53
ARTICLE 13 TRANSFERS AND ASSIGNMENTS .............................................................. 55
13.1 Transfers and Assignments ..........................................................................................55
13.2 Release Upon Transfer .................................................................................................55
ARTICLE 14 INDEMNITY TO CITY .................................................................................... 56
14.1 Indemnity .....................................................................................................................56
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14.2 City’s Right to Defense ................................................................................................56
ARTICLE 15 GENERAL PROVISIONS ................................................................................ 57
15.1 Notices .........................................................................................................................57
15.2 Entire Development Agreement; Conflicts ..................................................................58
15.3 Binding Effect ..............................................................................................................58
15.4 Development Agreement Not for Benefit of Third Parties ..........................................58
15.5 No Partnership or Joint Venture ..................................................................................58
15.6 Estoppel Certificates ....................................................................................................59
15.7 Time .............................................................................................................................59
15.8 Excusable Delays .........................................................................................................59
15.9 Governing Law ............................................................................................................60
15.10 Cooperation in Event of Legal Challenge to Development Agreement ......................60
15.11 Attorneys’ Fees ............................................................................................................60
15.12 Recordation ..................................................................................................................61
15.13 No Waiver ....................................................................................................................61
15.14 Construction of this Development Agreement ............................................................61
15.15 Other Governmental Approvals ...................................................................................61
15.16 Jurisdiction and Venue .................................................................................................63
15.17 Exhibits ........................................................................................................................63
15.18 Counterpart Signatures .................................................................................................63
15.19 Certificate of Performance ...........................................................................................63
15.20 Interests of Saint John’s ...............................................................................................64
15.21 Operating Memoranda .................................................................................................64
15.22 Acknowledgments, Agreements and Assurance on the Part of Saint John’s ..............64
15.23 Not a Public Dedication ...............................................................................................65
15.24 Other Agreements ........................................................................................................65
15.25 Severability and Termination .......................................................................................65
15.26 Community Development Director Approval .............................................................65
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EXHIBITS
Exhibit “N” Campus Property Legal Description
Exhibit “O” 2022 Zoning Code
Exhibit “P” Phase II Development Sites
Exhibit “Q” Phase II Master Plan Standards
Exhibit “R-1” Community Benefits (amended and restated)
Exhibit “R-2” Transportation Demand Management Plan Upon Phase II
Implementation
Exhibit “R-3” Phase II Publicly-Accessible Open Space Regulations
Exhibit “R-4” 24/7 Pedestrian Connections Regulations
Exhibit “R-5” Local Hiring as to Construction
Exhibit “R-6” Local Hiring as to Permanent Employees for Neighborhood
Commercial Uses
Exhibit “S” Phase II Mitigation Measures and Project Design Features
Exhibit “T” Form of Assignment and Assumption Agreement
Exhibit “U” Phase II Parking Management Plan
Exhibit “V” Anticipated Lot Tie Agreements Diagram
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THIRD AMENDMENT TO DEVELOPMENT AGREEMENT
This Third Amendment to Development Agreement (“Third Amendment”), dated
____________, 2022, is entered into by and between PROVIDENCE HEALTH SYSTEM-
SOUTHERN CALIFORNIA, a California non-profit religious corporation (“Providence”) as
sole corporate member of PROVIDENCE SAINT JOHN'S HEALTH CENTER, a California
non-profit religious corporation (“Saint John's”), and THE CITY OF SANTA MONICA, a
municipal corporation organized and existing pursuant to the laws of the State of California and
the Charter of the City of Santa Monica (“City”). The Original Development Agreement
(defined below in Recital “D”), as amended by the First Amendment (defined below in Recital
“F”), Second Amendment (defined below in Recital “I”) and Third Amendment, shall be
referenced collectively hereinafter as the “Development Agreement.” This Third Amendment is
entered into by the Parties with reference to the following facts:
RECITALS
A. Pursuant to California Government Code Section 65864 et seq., and Chapter 9.60
of the 2022 Municipal Code, (collectively, the “Development Agreement Statutes”), the City is
authorized to enter into binding development agreements with persons or entities having a legal
or equitable interest in real property for the development of such real property.
B. Providence is the owner of land located in the City of Santa Monica, State of
California, as more particularly described in Exhibit “N” to this Third Amendment (“Campus
Property”). The Campus Property includes land located north of Santa Monica Boulevard
(“North Campus”) and land located south of Santa Monica Boulevard (“South Campus”). The
lots identified as Parcel 7 and Parcel 17 in Exhibit “N” (the “North Campus Ground Lease
Lots”) are subject to a leasehold interest created by that certain ground lease dated November 19,
1975 (as the same has been amended and assigned, the “North Campus Ground Lease”)
entered into by and between Saint John’s Hospital and Health Center, a California corporation,
as ground lessor (the predecessor in interest to Providence) and Medical Associates, a California
limited partnership, as ground lessee. The lot identified as Parcel 18 in Exhibit “N” (the “South
Campus Ground Lease Lot”) is subject to a leasehold interest created by that certain Second
Amended and Restated Ground Lease dated January 1, 2011 (as the same has been amended and
assigned, the “South Campus Ground Lease”) entered into by and between Sisters of Charity
of Leavenworth Health System, Inc., a Kansas nonprofit corporation, as landlord (the
predecessor in interest to Providence), and HC Santa Monica Partners I, LLC, a Wisconsin
limited liability company as tenant.
C. The existing health center located on the Campus Property and owned by Saint
John’s has been providing health care and related community services in Santa Monica and
surrounding communities since 1942.
D. The Sisters of Charity of Leavenworth Health Services Corporation, a Kansas
non-profit corporation (“SCLHSC”), as sole and corporate member of Saint John’s, and City
entered into that certain Development Agreement dated June 9, 1998 and recorded in the Official
Records of the County of Los Angeles, State of California on July 29, 1998 as Instrument No.
98-1311808 (the “Original Development Agreement”).
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E. The Original Development Agreement provided vested rights for development of
the Campus Property in two phases (“Phase I” and “Phase II”, respectively), with Phase I being
developed entirely on the North Campus (i.e., north of Santa Monica Boulevard) and Phase II
being developed on a portion of the North Campus and on the South Campus (i.e., south of Santa
Monica Boulevard). The Original Development Agreement provided a ten (10)-year vesting
deadline for Phase I (“Phase I Vesting Deadline”) and a seventeen (17)-year vesting deadline
for Phase II (“Original Phase II Vesting Deadline”), subject to the provisions for the
continuation of vested rights pursuant to Original Development Agreement Sections 3.8.2 and
3.8.3 and any extension approved by the Planning Commission, or the City Council on appeal, to
extend the Original Phase II Vesting Deadline for the South Campus.
F. SCLHSC and City executed that certain First Amendment to Development
Agreement dated October 4, 2011 and recorded in the Official Records of the County of Los
Angeles, State of California on October 13, 2011 as Instrument No. 20111388841 (the “First
Amendment”). The First Amendment extended the Phase I Vesting Deadline, modified
SCLHSC’s obligation under the Original Development Agreement to construct the North
Subterranean Parking Structure and Entry Plaza as part of Phase I, and allowed a modified Entry
Plaza and parking program in-lieu of constructing the North Subterranean Parking Structure.
G. Since approval of the First Amendment, Saint John’s has completed construction
of Phase I in accordance with the Original Development Agreement and First Amendment.
H. SCLHSC was replaced by Providence as the sole corporate member for Saint
John’s in 2014.
I. Providence and the City executed that certain Second Amendment to
Development Agreement dated August 28, 2017 and recorded in the Official Records of the
County of Los Angeles, State of California on October 2, 2017 as Instrument No. 20171125181
(“Second Amendment”). The Second Amendment modified the terms of the Original
Development Agreement, as amended by the First Amendment, with respect to Phase II as
follows:
I(1) Replacement of the Original Development Agreement’s requirement for
Planning Commission approval of a South Campus Master Plan with a requirement for City
Council approval of the Phase II Master Plan to address Phase II development on both the North
and South Campuses (“Phase II Master Plan”).
I(2) Establishment of the basic development parameters for the Phase II Master
Plan.
I(3) Provision that no Phase II Development Review Permits shall be issued
for the development of any building or parcel contemplated in the Phase II Master Plan prior to
City Council approval of the Phase II Master Plan.
I(4) Provision that Saint John’s and the City each agree and covenant to
negotiate in good faith a third amendment to the Original Development Agreement, as amended,
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to extend the Original Phase II Vesting Deadline in consideration for the provision of additional
community benefits.
I(5) Confirmation that nothing in the Second Amendment constituted a
confirmation or denial of Saint John’s vested rights under the Original Development Agreement,
as modified by the First Amendment, it being understood and agreed to by the City and Saint
John’s that the intent of the Second Amendment was solely to make a procedural change to
implement the Original Development Agreement, as modified by the First Amendment, while
preserving the substantive rights of Saint John’s and the City, respectively.
J. City and Saint John’s desire to execute the Third Amendment to implement the
procedural changes authorized by the Second Amendment; extend the Original Phase II Vesting
Deadline; and reduce the total square footage below that originally envisioned for Phase II and
below that allowed by the 2022 Zoning Code applicable to the Phase II Development Sites in
order to implement shared City and Saint John’s planning principles for Phase II including with
respect to placemaking, enhanced open spaces, functional zoning, increasing porosity and
connectivity, mobility and varied building heights; and provide additional community benefits.
K. With respect to Phase II, the Principal Purpose (set forth in Recital O of the
Original Development Agreement) to provide an integrated health delivery system that offers a
full continuum of care (including traditional health services as well as extended services which
focus on outpatient care, prevention and community health education) to people who reside or
work in Santa Monica and surrounding communities continues to apply.
L. In total, the following applications for Phase II have been filed (collectively the
“Phase II Development Applications”):
L(1) Phase II Master Plan application (15ENT-0068),
L(2) Amendment to the Original Development Agreement (as amended by the
First Amendment and the Second Amendment) (15ENT-0212),
L(3) A Tentative Tract Map for certain properties on the Saint John’s Campus
Property (19ENT-0206) (the “Tentative Tract Map”),
L(4) A Street Vacation application to vacate the northern portion of 21st Street
between Broadway and Santa Monica Boulevard in accordance with the Phase II Master Plan
(19PWMISC-0080) (the “Street Vacation Application”),
L(5) Eight (8) Development Review Permit applications for Phase II Buildings
(15ENT-0203 through 15ENT-0210) that remain pending, but will be deemed withdrawn upon
the Third Amendment Effective Date; Saint John’s plans to resubmit new Development Review
Permit applications at a later date in accordance with the terms of this Third Amendment,
L(6) A Reduced Parking Permit application (15ENT-0211) which will be
deemed withdrawn upon the Third Amendment Effective Date because parking is addressed in
this Third Amendment and the Phase II Master Plan,
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L(7) A Child Care Implementation Plan, which has been incorporated into and
replaced with Exhibit “R-1” of this Third Amendment,
L(8) An Amended Santa Monica Community Access Plan (“SMCAP”),
components of which have been incorporated into and replaced with Exhibit “R-1” of this Third
Amendment,
L(9) An application to amend the 1998 Hospital Area Specific Plan, which was
automatically withdrawn after the Hospital Area Specific Plan was repealed, and
L(10) An application to amend the City’s Land Use and Circulation Element
(18ENT-0307) (“2022 LUCE Amendment”) to document that the 1998 Hospital Area Specific
Plan was repealed and is no longer planned for update during the LUCE time horizon.
M. The City and Saint John’s acknowledge and agree that (a) Saint John’s retained a
child care consultant with expertise in employer-related child care to conduct a study of
projected child care needs generated by anticipated Phase II facilities and uses and to develop
recommendations on the best facility and program design for the Phase II child care program
(“Child Care Needs Assessment for Phase II”); (b) City staff reviewed the consultant and
study methodology prior to initiation of the study; (c) the Child Care Needs Assessment for
Phase II was reviewed by City staff and modified in accordance with staff’s comments; and (d)
the results of the Child Care Needs Assessment for Phase II informed the Phase II child care
program requirements described in Exhibit “R-1”.
N. Saint John’s has paid all necessary costs and fees associated with the City’s
processing of the Phase II Development Applications and this Third Amendment.
O. The City’s Land Use and Circulation Element (“2022 LUCE”), as amended by
the 2022 LUCE Amendment, includes the following provisions that are relevant to Saint John’s
and the Campus Property:
O(1) The 2022 LUCE, as amended by the 2022 LUCE Amendment,
acknowledges that “Phase II anticipates the development of a state-of-the-art medical campus
with 799,000 square feet of space.” (p. A-16)
O(2) 2022 LUCE, as amended by the 2022 LUCE Amendment, Goal E10
provides: “Support the responsible expansion of the City’s existing hospitals and their ancillary
support facilities that are requisite to their missions of serving the community.” (p. 3.4-22)
O(3) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy D28.1 is
to “[a]ccommodate the continued operation and planned responsible expansion of [Saint] John’s
and SM-UCLA, and associated medical office uses.” (p. 2.6-49)
O(4) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy E10.1
states: “Support the responsible expansion of Saint John’s Health Center and Santa Monica-
UCLA Medical Center in the Healthcare District.” (p. 3.4-22)
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O(5) 2022 LUCE, as amended by the 2022 LUCE Amendment, page 2.6-48
indicates that Saint John’s is specifically “encouraged to expand across Santa Monica Boulevard
toward Broadway.”
O(6) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy D28.8 is
to “[e]ncourage the development of a comfortable, landscaped pedestrian environment including
plaza and usable landscaped open spaces with all major renovations to hospital facilities.” (p.
2.6-49)
O(7) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy D29.2 is
to “[l]ocate parking facilities facing Santa Monica Boulevard or Wilshire underground or provide
active uses on the ground floor and screen the upper floors of above-grade structures.” (p. 2.6-
50)
O(8) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy D29.5
“encourage[s] the development of an enhanced pedestrian realm with improved sidewalks,
landscaping and pedestrian amenities.” (p. 2.6-50)
O(9) 2022 LUCE, as amended by the 2022 LUCE Amendment, Policy D28.9 is
to “provide appropriate transitions and buffers between new hospital facilities and the existing
residential neighborhoods.” (p. 2.6-49)
P. Following the filing of the Phase II Development Applications, the City prepared
and circulated for public review and comment a Draft Environmental Impact Report (“Phase II
DEIR”) pursuant to the California Environmental Quality Act (“CEQA”) and designated SCH
No. 2017041030. Following close of the comment period, the City prepared a Final
Environmental Impact Report pursuant to CEQA (“Phase II FEIR”).
Q. This Third Amendment provides vested rights for a total of 681,900 square feet of
above- and below-grade floor area distributed amongst the Phase II Development Sites and a
minimum of ten (10) replacement multi-family apartment units to replace the existing ten (10)
vacant apartment units on the South Campus. This is 117,100 square feet less than the 799,000
square feet of originally envisioned floor area included in the Original Development Agreement.
R. Phase II will be developed in multiple stages over an extended period of time as
provided in Section 2.6 and the Phase II Master Plan. The phased implementation of Phase II is
essential in order to allow Saint John’s to provide critical hospital, health care and related
services without interruption while its new Phase II facilities are being constructed, provide
sufficient parking to meet its peak parking demand during Phase II build-out, address evolving
healthcare delivery methods and economic cycles, and raise the funds necessary to carry-out
Phase II.
S. The City Council has determined that the public interest is best served by this
Third Amendment. This Third Amendment shall (1) eliminate uncertainty in planning for, and
secure orderly development of, Phase II, (2) assure installation of necessary improvements, (3)
provide for public infrastructure and services appropriate to development of Phase II, (4)
preserve City discretion in reviewing subsequent development of the Campus Property, (5)
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secure for the City improvements that benefit the public, and (6) otherwise achieve the goals and
purposes for which the Development Agreement Statutes were enacted.
T. This Third Amendment is consistent with the public health, safety and welfare
needs of the residents of the City and the surrounding region. The City has specifically
considered and approved the impacts and benefits of the development of Phase II on the Campus
Property in accordance with this Third Amendment. Phase II will provide a number of
significant project features and community benefits as set forth in Exhibit “R-1”.
U. The development assurances provided by this Third Amendment and the resulting
construction of the planned facilities in Phase II will allow Saint John’s to continue to provide
high quality health care. Phase II will allow the integration of interrelated medical and health
care functions resulting in increased efficiency in the delivery of health care services. Phase II
will also allow Saint John’s to continue providing community programs and community services.
The continuation and expansion of quality health care services and facilities is a significant
public benefit.
V. Saint John’s has historically provided various charitable health care and related
benefits to the community of Santa Monica, as its core service area, and will continue providing
charitable health care and related benefits pursuant to Exhibit “R-1” of this Third Amendment.
W. The City Council has found that the provisions of the Third Amendment are
consistent with the relevant provisions of the City’s 2022 General Plan, including the 2022
LUCE, as amended by the 2022 LUCE Amendment.
X. On January 26, 2022, the City’s Planning Commission held a duly noticed public
hearing on the Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment, the repeal
of the HASP, this Third Amendment, and the Phase II Master Plan. At such hearing, the
Planning Commission recommended that the City Council certify the Phase II FEIR and approve
the 2022 LUCE Amendment, the repeal of the HASP, this Third Amendment, the Phase II
Master Plan, and the Tentative Tract Map.
Y. On March 22, 2022, the City Council held a duly noticed public hearing on the
Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP,
this Third Amendment, the Phase II Master Plan, and the Street Vacation Application. At such
hearing, the City Council took the following actions:
Y(1) Certified the Phase II FEIR (Resolution No. _______);
Y(2) Adopted a Statement of Overriding Considerations and Mitigation and
Monitoring Plan (Resolution No. _______);
Y(3) Adopted Resolution No. _______ amending the 2022 LUCE and repealing
the Hospital Area Specific Plan;
Y(4) Introduced Ordinance No. _______ for first reading approving this Third
Amendment;
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Y(5) Adopted Resolution No. _______ conditionally approving the Street
Vacation;
Y(6) Approved the Phase II Master Plan (Resolution No. _______); and
Y(7) Approved the Tentative Tract Map.
Z. On March 22, 2022, the City Council adopted Ordinance No. ________
approving this Third Amendment and adopted Resolution No. _______ stating the City
Council’s intent to conditionally vacate of a portion of 21st Street between Santa Monica
Boulevard and Broadway subject to the satisfaction of specified conditions therein.
AA. On ______, 2022, the City Council adopted Resolution No. ________
conditionally vacating a portion of 21st Street between Santa Monica Boulevard and Broadway
subject to the satisfaction of specified conditions therein.
NOW THEREFORE, in consideration for the covenants and conditions hereinafter set
forth, the parties hereto do hereby agree as follows:
ARTICLE 1
DEFINITIONS
Capitalized terms not defined below shall have the meanings set forth in 2022 Zoning
Code or the Phase II Master Plan. The terms defined below, whether capitalized or not, have the
meanings in this Third Amendment as set forth below unless this Third Amendment expressly
requires otherwise:
1.1 “2022 General Plan” means the General Plan of the City of Santa Monica, and
all elements thereof including the 2022 LUCE, as amended by 2022 LUCE Amendment, as of
the Third Amendment Effective Date unless otherwise indicated in this Third Amendment.
1.2 “2022 SMMC” and “2022 Municipal Code” mean the Santa Monica Municipal
Code, including the 2022 Zoning Code in effect on the Third Amendment Effective Date unless
specifically stated to refer to the Santa Monica Municipal Code as it may be in effect at some
other time.
1.3 “2022 Zoning Code” means the City of Santa Monica Comprehensive Land Use
and Zoning Ordinance and Land Use and Zoning Related Provisions (2022 SMMC Chapters
9.01 to 9.68) in effect on the Third Amendment Effective Date, set forth in its entirety as Exhibit
“O” to this Third Amendment.
1.4 “Administrative Approval” means an administrative review and assessment of
the proposed development project in light of explicit standards contained in this Third
Amendment, the Phase II Master Plan, and the 2022 Zoning Code (as modified by this Third
Amendment) which have been designed to ensure that the completed project will be in harmony
with existing or potential development in the surrounding area, consistent with the goals,
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objectives and policies of the 2022 General Plan in force and effect as of the Third Amendment
Effective Date.
1.5 “ARB” means the City’s Architectural Review Board.
1.6 “Campus Property” has the same meaning defined in Recital B of this Third
Amendment and Exhibit “N” of this Third Amendment.
1.7 “CEQA” means the California Environmental Quality Act (California Public
Resources Code Sections 21000, et seq.).
1.8 “City Council” means the City Council of the City of Santa Monica, or its
designee.
1.9 “Community Development Director” means the Director of the City’s
Department of Community Development or his or her designee.
1.10 “Default” means any event that with notice or passage of time, or both, would
constitute an Event of Monetary Default or Event of Non-Monetary Default (as defined in
Article 11, herein). This definition supersedes the definition contained in Section 14.1.1 of the
Original Development Agreement.
1.11 “Development Review Permit” has the same meaning as this same term in 2022
SMMC Section 9.40.010, except as modified by this Third Amendment. With respect to Phase
II, this definition supersedes and replaces the definition contained in Section 3.2.1 of the Original
Development Agreement.
1.12 “Discretionary Approval(s)” are actions which require the exercise of judgment
or a discretionary decision, and which contemplate and authorize the imposition of revisions or
additional conditions, by the City, including any board, commission, or department of the City
and any officer or employee of the City. Discretionary Approvals do not include Administrative
Approvals or Ministerial Approvals.
1.13 “Third Amendment Effective Date” has the meaning set forth in Section 9.1 of
this Third Amendment.
1.14 “Employee” means any person employed full or part-time by a person(s), firm,
business, educational institution, nonprofit agency or corporation, government agency or other
entity. This term excludes the following: temporary employees, field construction workers,
independent contractors, volunteers, seasonal employees and field personnel.
1.15 "Floor Area" has the meaning as defined in 2022 SMMC Section 9.04.080. With
respect to Phase II, this definition supersedes and replaces the definition contained in Section
1.4.7 of the Original Development Agreement.
1.16 “Including” means “including, but not limited to.”
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1.17 “Life of the Phase II Building” shall mean a period commencing on the date the
final Certificate of Occupancy is issued for each Phase II Building and ending on the date the
Phase II Building is damaged or destroyed and cannot be rebuilt in accordance with the
development standards permitted in this Development Agreement and the Phase II Master Plan,
in which event the Life of the Phase II Building shall be deemed to have ended as of the date of
such damage or destruction.
1.18 “Ministerial Approval(s)” mean any action which merely requires the City
(including any board, commission, or department of the City and any officer or employee of the
City), in the process of approving or disapproving a permit or other entitlement, to determine
whether there has been compliance with applicable statutes, ordinances, regulations, or
conditions of approval. Without limiting the generality of the foregoing, the exercise of duties
and/or professional judgment by any City official referenced in 2022 SMMC Article 7 (Public
Works), as amended from time to time, including, without limitation, the City Engineer,
constitutes a ministerial approval.
1.19 “OSHPD” means California’s Office of Statewide Health Planning and
Development.
1.20 “Parties” mean both the City and Saint John’s and “Party” means either the City
or Saint John’s, as applicable.
1.21 “Phase II” means the Phase II Buildings and infrastructure improvements.
1.22 “Phase II Average Natural Grade” or “Phase II ANG” means the average
natural grade as established for each Phase II Development Site. The Phase II ANGs included in
the Phase II Master Plan Standards in Exhibit “Q” supersede and replace the 2022 Zoning
Code’s calculation for Phase II in 2022 SMMC Section 9.04.050(A)(1) and shall be utilized for
the determination of building height for Phase II Vested Development(s).
1.23 “Phase II Building” refers to any building constructed on a Phase II
Development Site as part of Phase II.
1.24 “Phase II Development Sites” means the areas identified as Phase II
Development Sites in Exhibit “P”.
1.25 “Phase II Hospital Building” means “hospital building” as defined in California
Health and Safety Code Section 129725 and Section 7-111 of Part 1, Chapter 7 of Title 24 of the
California Code of Regulations.
1.26 “Phase II Master Plan Standards” means those certain development standards
contained in certain sections of the Phase II Master Plan listed in Exhibit “Q” attached.
1.27 “Phase II Vested Development(s)” means Phase II buildings and/or
improvements whereby the Planning Application(s) is filed on or before the Phase II Vesting
Deadline (as it may be extended) in accordance with Third Amendment Section 2.6.1. After
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approval of the Phase II Planning Application(s) for such buildings and/or improvements, “Phase
II Vested Development(s)” means the building permit is secured prior to the Outside Building
Permit Issuance Date (as it may be extended) in accordance with Third Amendment Sections
2.7.1 and 2.7.2. After issuance of the building permit(s) for such buildings and/or improvements,
“Phase II Vested Development(s)” means construction of the Phase II buildings and
improvements in accordance with Third Amendment Section 2.7.4.
1.28 “Term” has the meaning set forth in Section 9.2 of this Third Amendment.
ARTICLE 1.5
PHASE II MASTER PLAN AND DEVELOPMENT AGREEMENT
1.5.1 Phase II Master Plan. The Phase II Master Plan establishes the basic parameters
for Phase II Vested Development(s), including, without limitation: (a) building placement, (b)
building height for all buildings, (c) Floor Area for all buildings, (d) setbacks for all buildings,
(e) step backs for all buildings, (f) parking (both subterranean and above-grade), (g) location of
uses, (h) vehicular, bicycle and pedestrian circulation, and (i) open space. The Phase II Master
Plan also designates the existing buildings and existing parking lots that shall be subject to
demolition and removal in order to allow for the development of the new Phase II Buildings and
improvements. Except as provided in Section 2.14.2 of this Third Amendment with respect to
parking, the Phase II Master Plan shall not apply to any development that does not qualify as a
Phase II Vested Development.
1.5.2 Phase II Master Plan Adoption and Amendment. The Phase II Master Plan
Standards (Exhibit “Q”) shall be adopted by ordinance as part of this Third Amendment.
Except for the Phase II Master Plan Standards, the Phase II Master Plan shall be adopted by the
City Council by resolution. Any proposed amendments to the Phase II Master Plan Standards
(Exhibit “Q”) shall be considered as a proposed amendment to the Development Agreement
except to the extent that such proposed amendment qualifies as a Minor Modification in Section
8.2 of this Third Amendment. All other proposed amendments to the Phase II Master Plan shall
(a) not require an amendment to the Development Agreement and (b) be amended by City
Council resolution. In order to initiate an amendment to the Phase II Master Plan other than an
amendment to the Phase II Master Plan Standards or a Minor Modification, Saint John’s shall
file a letter application with the Community Development Department.
1.5.3 Original Development Agreement and First Amendment Terms and Conditions
Deleted and Superseded as to Phase II Development Sites. The Original Development
Agreement and First Amendment shall remain in effect as to Phase I development identified in
the Original Development Agreement, except as expressly modified by this Third Amendment or
as necessary to implement the Phase II Master Plan. The portions of the Original Development
Agreement and First Amendment that set forth the respective rights and obligations of the Parties
with respect to Phase II are superseded entirely by the terms and conditions of this Third
Amendment. It is the intent of the Parties to construe and interpret this Third Amendment as: (i)
implementing the Second Amendment; (ii) constituting the amendment and restatement of the
Development Agreement as to all development on Phase II Development Sites (Exhibit “P”);
and (iii) constituting the amendment and restatement of all on-going Community Benefits
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(Exhibit “R-1”) for Phase I and Phase II, and (iv) constituting the amendment of certain general
provisions of the Original Development Agreement and First Amendment as described further in
this Third Amendment.
1.5.4 Conflicts. If there is a conflict or inconsistency between (a) this Third
Amendment and (b) the Original Development Agreement, First Amendment and/or Second
Amendment, this Third Amendment shall prevail. If there is a conflict or inconsistency between
the text of this Third Amendment and the Phase II Master Plan Standards (Exhibit “Q”), the
Phase II Master Plan Standards (Exhibit “Q”) shall prevail; provided, however, that omissions
in the Phase II Master Plan Standards (Exhibit “Q”) shall not constitute a conflict or
inconsistency with the text of this Third Amendment.
1.5.5 Zoning Code Standards Superseded by Master Plan. Except as explicitly stated
otherwise in Section 2.6.2 of this Third Amendment, the Phase II Master Plan Standards
(Exhibit “Q”) shall govern Phase II Vested Development(s) and supersede the applicable
development standards in the 2022 Zoning Code (or future code, as applicable), including but not
limited to the following:
(a) All land use regulations and development standards for the Healthcare
Mixed-Use District (in 2022 SMMC Chapter 9.13) and Mixed-Use Boulevard Low District (in
2022 SMMC Chapter 9.11);
(b) The definition of Average Natural Grade in 2022 SMMC Section
9.04.050;
(c) All general site regulations in 2022 SMMC Chapter 9.21, including but
not limited to (i) permitted projections above Phase II height limits in 2022 SMMC Section
9.21.060, (ii) permitted projections into required setbacks in 2022 SMMC Section 9.21.110, (iii)
regulations on unexcavated yards in 2022 SMMC Section 9.21.190, and (iv) resource recovery
and recycling standards in 2022 SMMC Section 9.21.130;
(d) The community benefits requirements in 2022 SMMC Chapter 9.23;
(e) The parking, loading and circulation standards in 2022 SMMC Chapter
9.28; and
(f) The standards for Child Care and Early Education Facilities in 2022
SMMC Section 9.31.120.
1.5.6 Applicability of 2022 Zoning Code. Except as provided in this Third Amendment
and the Phase II Master Plan, the 2022 SMMC shall govern Phase II Vested Development(s).
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ARTICLE 2
DESCRIPTION OF PHASE II
2.1 General Description of Phase II.
Phase II consists of the proposed future Phase II Buildings, improvements and
infrastructure identified in the Phase II Master Plan Standards (Exhibit “Q”) and this Third
Amendment for Phase II Vested Development(s). The Phase II Development Sites are depicted
in Exhibit “P” (“Phase II Development Sites”).
2.2 Statement of Purpose.
The purpose of this Third Amendment is to provide Saint John’s with vested rights to
implement its Phase II Master Plan for Phase II Vested Development(s) by developing specific
health care-related uses and related support functions with sufficient Floor Area, floor plates and
building height for such uses, in consideration for Saint John’s undertaking an extensive master
planning process with the City to address circulation, open space, building height/density, and
parking in a comprehensive manner and Saint John’s provision of Community Benefits (Exhibit
“R-1”), while preserving City discretion in its future review of applications for Phase II
Buildings, subject to the limitations on such discretion contained in this Third Amendment and
the Phase II Master Plan. All Phase II uses must be operated as integral parts of Saint John’s
health care campus except for replacement Phase II Multifamily Housing, Phase II
Neighborhood Commercial Uses, Phase II Health-Related Services and Phase II Restaurants as
such uses are defined in the Phase II Master Plan Standards (Exhibit “Q”).
2.3 Phase II Development Sites.
2.3.1 The City acknowledges that portions of the Campus Property are covered
by Tentative Tract Map Application No. 19ENT-0206. Prior to issuance of a building permit for
the first Phase II Building and within the time limits of the Subdivision Map Act (California
Government Code Sections 66410, et seq.), Saint John’s shall obtain a final tract map delineating
the Phase II Development Sites consistent with the Tentative Tract Map. The City shall approve
a final subdivision map for the Campus Property, or any portion thereof, if it is in compliance
with (A) the California Subdivision Map Act then in effect, (B) the City’s Subdivision Ordinance
then in effect so long as the City’s Subdivision Ordinance does not conflict with the mandatory
provisions of the California Subdivision Map Act, and (C) the terms of this Third Amendment.
After the final tract map has been approved by the City Council and recorded with the Los
Angeles County Recorder’s Office, the relevant portions of the final tract map’s legal description
shall replace the relevant portions of the legal description for the Campus Property in Exhibit
“N” of this Third Amendment and Exhibit “A” of the Original Development Agreement and no
amendment to the Development Agreement, including this Third Amendment, shall be required.
Upon recordation of the final tract map, City agrees that (a) the legal description approved by the
final tract map shall replace the relevant portions of the legal description included in the
Certificate of Compliance dated November 14, 2013 and recorded in the County Recorder’s
Office on November 25, 2013 as Document No. 20131979102 and (b) the City shall work with
Saint John’s to promptly terminate the five 2013 Agreements To Hold Parcels As A Single
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Building Site recorded in the County Recorder’s Office on December 9, 2013 as Documents No.
20131736422, 20131736423, 20131736424, 20131736425, and 20131736426.
2.3.2 Prior to issuance of a building permit for a Phase II Building that is to be
constructed on more than one parcel, an Agreement(s) To Hold Parcels As A Single Building
Site or equivalent shall be required pursuant to 2022 SMMC Section 9.21.030 or any successor
thereto, and shall be recorded in the County Recorder’s Office. Based upon implementation of
the Phase II Master Plan, Agreement(s) To Hold Parcels As A Single Building Site or equivalent
are anticipated to be utilized as shown in Exhibit “V,” which is attached for illustrative purposes
only.
2.3.3 For the avoidance of doubt and as documented in the legal description set
forth in Exhibit “N”, the building and improvements that are situated on the North Campus
Ground Lease Lots and the building and improvements that are situated on the South Campus
Ground Lease Lot are not subject to this Development Agreement.
2.4 Phase II Uses for Phase II Vested Development(s).
2.4.1 Vested Uses. The Permitted Uses contained in Section 3.3 of the Original
Development Agreement shall only apply to Phase I buildings. The Phase II Vested Uses are
included in the Phase II Master Plan Standards (Exhibit “Q”) and shall only apply to Phase II
Vested Development(s).
2.4.2 Phase II Uses Permitted through Minor Use Permit. A minor use permit
shall be required for uses identified as requiring a Minor Use Permit in the Santa Monica
Municipal Code in effect at the time the use is sought to be established, with the exception of any
uses that are defined as Phase II Vested Uses in the Phase II Master Plan Standards (Exhibit
“Q”). Uses requiring a Minor Use Permit may commence operating within Phase II
Development Sites upon (a) issuance of a Minor Use Permit in accordance with the procedures
established in the Santa Monica Municipal Code at the time the use is sought, and (b) the
issuance of a business license.
2.4.3 Phase II Conditionally Permitted Uses. “Phase II Conditionally
Permitted Uses” include all uses that are identified as Conditionally Permitted Uses in the Santa
Monica Municipal Code in effect at the time the use is sought to be established, with the
exception of any uses that are defined as Phase II Vested Uses in the Phase II Master Plan
Standards (Exhibit “Q”). Phase II Conditionally Permitted Uses may commence operating
within Phase II Development Sites upon (a) issuance of a Conditional Use Permit (“CUP”) in
accordance with the procedures established in the Santa Monica Municipal Code at the time the
use is sought, and (b) the issuance of a business license.
2.4.4 Phase II Prohibited Uses. “Phase II Prohibited Uses” include all uses
that are identified as prohibited uses in the Santa Monica Municipal Code in effect at the time the
use is sought to be established, with the exception of any uses that are defined as Phase II Vested
Uses in the Phase II Master Plan Standards (Exhibit “Q”).
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2.4.5 Other Phase II Uses Subject to Discretionary City Planning Approvals. In
addition to Phase II Vested Uses, Minor Use Permit Uses, and Conditionally Permitted Uses,
Saint John’s may seek City discretionary planning approval for uses within Phase II
Development Sites that are allowed by any other City discretionary process as provided in the
Santa Monica Municipal Code in effect when the use is sought to be established. Such use(s)
may not commence until the requisite City discretionary planning approval and a business
license are obtained.
2.4.6 Limitations on Phase II Floor Area, Height and Number of Units. For
Phase II Vested Development(s), the Phase II Vested Uses shall not exceed the applicable
aggregate Floor Area, height, or number of units set forth in the Phase II Master Plan Standards
(Exhibit “Q”).
2.5 Phase II Vested Development Rights for Phase II Vested Development(s). For
Phase II Vested Development(s), Saint John’s shall have a vested right to develop Phase II
Development Sites with the Floor Areas, building heights, Phase II Vested Uses and number of
units indicated in Tables III-1 to III-3 of the Phase II Master Plan Standards (Exhibit “Q”).
Phase II includes vested rights for above- and below-grade connections on/over/under the
Campus Property between (a) Phase II Buildings and the Phase I D & T Center (as defined in the
Original Development Agreement) and (b) Phase II Buildings and the Phase I Inpatient Suites (as
defined in the Original Development Agreement). In addition, implementation of Phase II in
compliance with the Phase II Master Plan Standards (Exhibit “Q”) contemplates and requires
modifications to certain Phase I elements and requirements, including with respect to Phase I
circulation and open space, and no further amendment to this Development Agreement shall be
required for such modifications to Phase I elements.
2.6 Phase II Vesting Deadline.
2.6.1 Phase II Vesting Deadline and Extensions. The Phase II vested
development rights detailed in Section 2.4 and Section 2.5 of this Third Amendment shall be
subject to the following time limitations:
(a) Saint John’s shall achieve deemed complete status for
Development Review Permit applications (or Administrative Approval applications, as
applicable) for all Phase II Buildings within seventeen (17) years of the Third Amendment
Effective Date (“Phase II Vesting Deadline”).
(b) The Phase II Vesting Deadline set forth in Section 2.6.1(a) of this
Third Amendment may be extended by the City’s Community Development Director one or
more times for up to a cumulative maximum of three (3) years in the Community Development
Director’s exercise of reasonable discretion.
(c) In reviewing Development Review Permit and Administrative
Approval applications for development on Phase II Development Sites that are timely filed in
accordance with the Phase II Vesting Deadline, the City shall honor the vested rights as
established in this Third Amendment and the Phase II Master Plan Standards (Exhibit “Q”).
The City may not deny Phase II Permitted Uses, vested Floor Area or vested heights in
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reviewing and rendering decisions on Development Review Permits and Administrative
Approval applications for Phase II Development Sites that are consistent with this Third
Amendment, the vested rights granted herein and the Phase II Master Plan Standards (Exhibit
“Q”).
2.6.2 Phase II Planning Applications Filed After The Phase II Vesting Deadline.
With respect to the Phase II Development Site for which a Phase II Planning Application is filed
after the Phase II Vesting Deadline but during the Term of the Development Agreement, Saint
John’s shall no longer have any vested rights pertaining to such Phase II Development Site,
whether established in this Third Amendment and/or in the Phase II Master Plan Standards
(Exhibit “Q”).
2.6.3 No Vested Rights to Future Public Right of Way Easement(s). City
acknowledges that as part of a Development Review Permit application for any Phase II
Building, or separately, Saint John's may propose either or both (a) enclosed and covered
pedestrian overpasses elevated above Santa Monica Boulevard (“Pedestrian Connections
Across Santa Monica Boulevard”) in order to transport patients and employees between
buildings on the North Campus and the South Campus and (b) one or more tunnels beneath Santa
Monica Boulevard to provide vehicular, service and/or pedestrian access between the North
Campus and South Campus under Santa Monica Boulevard (“Tunnels Under Santa Monica
Boulevard”). Notwithstanding anything to the contrary herein or in the Phase II Master Plan,
Saint John’s acknowledges, understands, and agrees that nothing herein or in the Phase II Master
Plan shall be interpreted as the granting any vested or property rights over public rights-of-way
and that Saint John’s will be required to seek separate discretionary approvals from the City to
authorize any encroachments or easements on, above, or under any public rights-of-way, which
authorization may be granted, denied or conditioned in the City’s sole and absolute discretion.
2.6.4 Conditional 21st Street Vacation.
(a) 21st Street Vacation through Phase II Vesting Deadline. City
acknowledges, understands and agrees that the Phase II Master Plan contemplates the vacation of
a portion of 21st Street (“Street Vacation”) as essential to the development of certain Phase II
Development Sites. Notwithstanding anything to the contrary herein or in the Phase II Master
Plan, Saint John’s acknowledges, understands, and agrees that the approval of the Street
Vacation Application concurrently with this Third Amendment shall be subject to all of the
following conditions:
(i) the approval of the Street Vacation shall terminate in the
event that Saint John’s does not meet the Phase II Vesting Deadline for the S1 or S3 sites in
accordance with Section 2.6.1, above;
(ii) the approval of the Street Vacation shall terminate if Saint
John’s does not obtain building permits for the Phase II development of the S1 or S3 sites prior
to the Outside Building Permit Issuance Date, as it may be extended, pursuant to Third
Amendment Section 2.7, below;
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(iii) the City accepts a dedication of Saint John’s Way and 20th
Place in accordance with Third Amendment Section 2.6.5, below;
(iv) the City accepts a dedication of the Middle 24/7 Pedestrian
Connection (as defined in Third Amendment Section 2.11.4(a)) pursuant to an easement
agreement in accordance with Third Amendment Section 2.11.5;
(v) Saint John’s dedicates the West 24/7 Pedestrian Connection
(as defined in Third Amendment Section 2.11.4(b)) pursuant to a springing easement agreement
in accordance with Third Amendment Section 2.11.5; and
(vi) a written plan for interim condition of the vacated Street
Vacation area is submitted by Saint John’s and approved by the Community Development
Director based on the requirements for the interim condition set forth in Section D.2.2 of the
Phase II Master Plan Standards (Exhibit “Q”).
(vii) Saint John’s shall provide City with any subsurface
easements where public water or sewer utilities may be located and any areas that would have to
be accessed for maintenance of those utilities.
(b) 21st Street Vacation After Phase II Vesting Deadline. If the Street
Vacation is not effectuated in accordance with the timing and conditions in Section 2.6.4(a)
above, then Saint John’s may subsequently request City authorization for the Street Vacation but
nothing herein or in the Phase II Master Plan shall be interpreted as granting any vested right to
the Street Vacation after the Phase II Vesting Deadline and Saint John’s will be required to seek
separate discretionary approvals from the City to authorize the Street Vacation, which
authorization may be granted, denied or conditioned in the City’s sole and absolute discretion.
2.6.5 Dedication and Acceptance of Street Easement(s). Prior to the closure of
the northern portion of 21st Street in accordance with Section 2.6.4(a) above, Saint John’s shall
dedicate to City and City shall accept the dedication of Saint John’s Way and 20th Place as
public rights-of-way pursuant to an easement agreement(s) in a form approved by the City
Attorney, subject to all of the following conditions:
(a) Completion of street improvements and utility relocations for 20th
Place/Saint John’s Way are constructed in accordance with an off-site improvement plan
(including all public improvements customary for the City’s streetscape standards, including,
without limitation, parking meters, bicycle facilities, trees and landscaping, street furniture, fire
hydrants, street light illumination, and street signage) that is consistent with the Phase II Master
Plan Standards (Exhibit “Q”) and approved by the City Engineer in accordance with 2022
SMMC Article 7 (Public Works), as amended from time to time,
(b) Acceptance of non-City utility relocations/utilities by non-city
owners (SCE, cable, telecom, SCG) for 20th Place and Saint John’s Way, and
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(c) Recordation of dedication easement(s) accepted by City in the
Office of the Los Angeles County Recorder. The dedication easement(s) may, at Saint John’s
option, include a reservation of subterranean and/or airspace rights below and above the
dedicated easement area as well as at-grade commercial and passenger loading/unloading areas
in conformance with the vested rights and requirements in the Phase II Master Plan Standards
(Exhibit “Q”); provided, however, that the recorded dedication easement(s) contains conditions
that (i) Saint John’s agrees to maintain all street improvements identified in the off-site
improvement plan required by the City Engineer under Section 2.6.5(a) above; (ii) Saint John’s
defends, indemnifies, and holds the City harmless from any third party liability resulting from
public use of the dedicated easement area, including, without limitation, damage to any Saint
John’s subterranean structures, persons and personal property within any such structures; (iii)
Saint John’s releases the City from all claims relating to damage resulting from the public use of
the dedicated easement(s) area; and (iv) Saint John’s obligations to defend, indemnify, hold
harmless, and release City are not applicable to the extent losses and damages are attributable to
the active negligence or willful misconduct of City. If Saint John’s elects to dedicate the
easement(s) without a reservation of subterranean and/or airspace rights below and above the
dedicated easement area, then City shall undertake all maintenance of the dedicated area in the
same manner as other dedicated streets, citywide. City and Saint John’s shall cooperate in good
faith to prepare form dedication easement agreement(s) consistent with City practice and
policies.
Notwithstanding the foregoing, if the 21st Street Vacation is not effectuated in accordance with
Section 2.6.4(a), this Section 2.6.5 shall not apply.
2.6.6 Release of Dedicated Easement Area. In the event that 21st Street is
vacated and then Saint John’s later dedicates the vacated part of 21st Street back to the City and
City accepts such dedication, City shall release all interest in the 20th Place and Saint John’s
Way dedicated easement areas and cooperate with Saint John’s to record a document(s) to
terminate the dedication easement(s).
2.6.7 Development Standards on Phase II Development Sites During Term. For
Phase II Vested Development(s), Saint John’s is required to comply with the Phase II Master
Plan Standards (Exhibit “Q”) in accordance with Section 2.6.1. For Phase II applications that
do not qualify as Phase II Vested Development(s), Saint John’s is required to comply with all
laws then in effect except as provided in Section 2.14.2 of this Third Amendment with respect to
parking. Saint John’s acknowledges, understands, and agrees that notwithstanding Saint John’s
election to develop any Phase II Development Sites after the Phase II Vesting Deadline, Saint
John’s shall still comply with Section 2.8.3 of this Third Amendment.
2.7 Outside Building Permit Issuance Dates
2.7.1 Outside Building Permit Issuance Dates for Phase II. Saint John’s shall
have not more than thirty-six (36) months from the effective date of each respective
Development Review Permit or Administrative Approval to obtain a building permit for the
corresponding Development Review Permit or Administrative Approval (the “Outside Building
Permit Issuance Date(s)”), except if the Phase II Hospital Buildings are governed by other time
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limits to obtain a building permit established by OSHPD, in which event the OSHPD time limits
shall apply. In the event that there are no OSHPD time limits that govern the Phase II Hospital
Buildings, then the Outside Building Permit Issuance Date(s) shall still apply.
2.7.2 Extensions of Outside Building Permit Issuance Dates. The Outside
Building Permit Issuance Date for any Phase II Building may be extended by applicable
Excusable Delays and otherwise in accordance with the remainder of this paragraph. If the
approval by the ARB of the project design is required and does not occur within six (6) months
of the submittal by Saint John’s to the ARB of the project design, then the applicable Outside
Building Permit Issuance Date shall be automatically extended one month for each additional
month greater than four (4) that the final ARB approval is delayed. At any time before the last
day of the applicable Outside Building Permit Issuance Date, Saint John’s may deliver written
notice to the Community Development Director, requesting an extension of the Outside Building
Permit Issuance Date for an additional twelve (12) months. The Community Development
Director may grant such extension if Saint John’s can demonstrate substantial progress has been
made towards obtaining a building permit and show reasonable cause why Saint John’s will not
be able to obtain the building permit for the project by the initial Outside Building Permit
Issuance Date and can demonstrate that: (a) the condition of the Phase II Development Site will
not adversely affect public health or safety, and (b) the continued delay will not create any
unreasonable visual or physical detriment to the neighborhood.
2.7.3 Missed Outside Building Permit Issuance Date. If a building permit for a
Phase II Building (other than a Phase II Hospital Building) is not issued by the Outside Building
Permit Issuance Date set forth in Section 2.7.1 of this Third Amendment above (as such deadline
may be extended pursuant to Section 2.7.2 of this Third Amendment), the Development Review
Permit(s) or Administrative Approval, as applicable, for the applicable Phase II Building shall be
deemed expired/terminated and the following shall apply:
(a) If the Phase II Vesting Deadline (as it may be extended pursuant to
Section 2.6.1(b) of this Third Amendment) has not expired, Saint John’s shall retain its vested
rights for Phase II so long as Saint John’s timely files for a new Development Review Permit(s)
or Administrative Approval, as applicable.
(b) If the Phase II Vesting Deadline (as it may be extended pursuant to
Section 2.6.1(b) of this Third Amendment) above has expired, Saint John’s shall no longer have
vested rights for the Phase II Building(s) for which the Outside Building Permit Issuance Date
has expired beyond the Phase II Vesting Deadline. Saint John’s may file for a new Development
Review Permit(s) and/or Administrative Approval for new development on the applicable Phase
II Development Site in accordance with Section 2.6.2 and Section 2.6.7 of this Third
Amendment.
2.7.4 For Phase II Vested Development(s), all Phase II building permits issued
by the City shall be subject to 2022 SMMC Section 8.08.070 as of the Third Amendment
Effective Date, except that Phase II Buildings over which OSHPD has jurisdiction shall be
governed by the time periods, if any, to obtain a building permit established by OSHPD.
Notwithstanding the foregoing, if the City amends 2022 SMMC Section 8.08.070 to provide for
more time to complete or commence work under a building permit or if State law allows for
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more time to complete or commence work under a building permit, Saint John’s shall be
provided with the additional time allowed for in the then-existing Santa Monica Municipal Code
and/or State law.
2.8 No Obligation to Develop Phase II.
2.8.1 Except as specifically provided herein:
(a) Nothing in the Development Agreement, including this Third
Amendment, shall be construed to require Saint John’s to proceed with construction of Phase II
or any portion thereof.
(b) The decision to proceed or to forbear or delay in proceeding with
construction of Phase II or any portion thereof shall be in Saint John’s sole discretion.
(c) Failure by Saint John’s to proceed with construction of Phase II or
any portion thereof shall not give rise to any liability, claim for damages or cause of action
against Saint John’s, except as may arise pursuant to a nuisance abatement proceeding under
2022 SMMC Chapter 8.96, or any successor legislation.
(d) Failure by Saint John’s to proceed with construction of Phase II or
any portion thereof shall not result in any loss or diminution of development rights, except upon
expiration of Saint John’s vested rights pursuant to this Third Amendment, or the termination of
this Development Agreement.
2.8.2 [Intentionally left blank.]
2.8.3 Notwithstanding any provision of this Third Amendment to the contrary,
in accordance with Article 3 of this Third Amendment, Saint John’s shall be required to
implement the applicable community benefits, mitigation measures and conditions of approval in
accordance with and at the time specified in Exhibit “R-1” and Exhibit “S”, regardless of
whether Saint John’s proceeds with any Phase II Vested Development(s), or any portion thereof,
and may be subject to all remedies specified in this Third Amendment for the failure to
implement the applicable community benefits, mitigation measures and conditions of approval.
2.9 Damage or Destruction. If any Phase II Building, or any part thereof, is damaged
or destroyed during the Term of this Third Amendment, Saint John’s shall be entitled to
reconstruct that building in accordance with the development standards and uses allowed at the
time of issuance of the original building permit issued for that Phase II Building if: (a) Saint
John’s obtains a building permit for this reconstruction prior to the expiration of this Third
Amendment and (b) Saint John’s is not in Breach of this Third Amendment. For the avoidance of
doubt, if the damaged/destroyed building was subject to the Phase II Master Plan Standards
(Exhibit “Q”), then those same standards shall apply to the reconstruction. Alternatively, Saint
John’s shall be entitled to reconstruct Phase II in accordance with 2022 SMMC Section 9.27.040.
On the other hand, if the damaged/destroyed building was not built in accordance with the Phase
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II Master Plan Standards (Exhibit “Q”), then Saint Johns shall be entitled to reconstruct in
accordance with the damage/reconstruction codes then in effect.
2.10 Enhanced Transportation Demand Management. Notwithstanding anything to the
contrary herein, including the vested development rights granted under this Third Amendment,
upon issuance of the final certificate of occupancy for the first Phase II Building, other than the
Phase II Multifamily Housing building, Saint John’s and any employer with Employees working
in Phase I or Phase II buildings shall be subject to the enhanced Transportation Demand
Management Plan Upon Phase II Implementation set forth in Exhibit “R-2”. Once the
Transportation Demand Management Plan Upon Phase II Implementation is effective, all
Transportation Demand Management requirements required by the Original Development
Agreement, as amended by the First Amendment (including Exhibit “M” to the First
Amendment), shall be superseded by the Transportation Demand Management Plan Upon Phase
II Implementation for both Phase I and Phase II development.
2.11 Open Space.
2.11.1 Saint John’s shall provide a minimum of thirty-five percent (35%) open
space as part of the South Campus Phase II developments, in accordance with the Open Space
Standards in Section D of the Phase II Master Plan Standards (Exhibit “Q”). This requirement
can be achieved on each South Campus Phase II Development Site or through open space
banking (i.e. any excess open space above 35% on a South Campus Phase II Development Site
may be banked and used as a credit for other South Campus Phase II Development Sites). In
calculating the amount of open space on the South Campus, the ground level footprint of new
Phase II Buildings, paved vehicle parking areas, vehicle driveways and internal roadways for
vehicular access (i.e. curb-to-curb area) shall not be included, but the sidewalk and landscaping
areas associated with any such driveways or roadways shall be included. Saint John’s
Development Review Permit applications for each South Campus Phase II development shall
document that 35% open space will be provided on the subject South Campus Phase II
Development Site or through open space banking. Prior to final certificate of occupancy for each
South Campus Phase II development, Saint John’s shall verify to the City’s Community
Development Director that 35% open space is either provided on the subject South Campus
Phase II Development Site or cumulatively on the then-developed South Campus sites. For
purposes herein, a “then-developed” South Campus site means a Phase II Development Site that
has been issued a certificate of occupancy after the Third Amendment Effective Date.
2.11.2 Section D of the Phase II Master Plan Standards (Exhibit “Q”) identifies
the Phase II Development Sites where publicly-accessible open space is to be provided
(“Publicly-Accessible Open Space”). For Phase II Vested Developments(s), Saint John’s shall
develop the Phase II publicly-accessible open space in accordance with the minimum areas,
timing, and other standards (if any) specified in the Phase II Master Plan Standards and Exhibit
“R-1”. Once developed, the Publicly-Accessible Open Space shall be governed by the Phase II
Publicly-Accessible Open Space Regulations included in Exhibit “R-3”.
2.11.3 Subject to approval of the location and design by the Community
Development Director, Planning Commission or ARB, as applicable, outdoor dining, outdoor
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seating, bicycle parking, mechanical equipment, transformers, intake vents for subterranean
garages and other items that are allowed to project into setbacks pursuant to the Phase II Master
Plan Standards or 2022 SMMC Section 9.21.110 may be located in the South Campus open
space required by Section 2.11.1 of this Third Amendment above and the Publicly-Accessible
Open Space pursuant to Section 2.11.2 of this Third Amendment above.
2.11.4 Section D of the Phase II Master Plan Standards (Exhibit “Q”) identifies
three pedestrian walkways through the South Campus connecting Santa Monica Boulevard and
Broadway (or 21st Street) (the “24/7 Pedestrian Connections”).
(a) The middle 24/7 Pedestrian Connection is located within the Street
Vacation area connecting the new northern terminus of 21st Street to Santa Monica Boulevard
(“Middle 24/7 Pedestrian Connection”) and shall be provided prior to closure of vehicular
access through the Street Vacation area in accordance with Section 2.6.4(a) and 2.11.5 of this
Third Amendment.
(i) From the time period between Street Vacation effectuation
(all conditions in Third Amendment Section 2.6.4(a) are satisfied) and development of the S4
site, the Middle 24/7 Connection shall comply with the interim conditions in Section D.2.2 of the
Phase II Master Plan Standards (Exhibit “Q”).
(ii) The Middle 24/7 Pedestrian Connection may be
reconfigured/relocated within the Street Vacation area, including as part of the S4 development,
in accordance with the terms of the easement pursuant to Third Amendment Section 2.11.5(a).
(iii) The Middle 24/7 Pedestrian Connection shall be completed
and accepted by the City Engineer prior to issuance of a certificate of occupancy for any Phase II
Building on the S4 site.
(b) The “West 24/7 Pedestrian Connection” consists of the
following:
(i) The portion of the West 24/7 Pedestrian Connection located
along the surface of the sidewalk on the east side of 20th Place on the S1 site in accordance with
Exhibit “Q” and the easement pursuant to Third Amendment Section 2.11.5(b). This portion of
the West 24/7 Pedestrian Connection shall be completed and accepted by the City Engineer prior
to issuance of a certificate of occupancy for any Phase II Building on the S1 site.
(ii) The portion of the West 24/7 Pedestrian Connection located
along the surface of the sidewalk on the east side of South Campus West Driveway on the S3 site
in accordance with Exhibit “Q” and the easement pursuant to Third Amendment Section
2.11.5(b). This portion of the West 24/7 Pedestrian Connection shall be completed prior to
issuance of a certificate of occupancy any Phase II Building on the S3 site.
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Once accepted by the City Engineer, the easement for the West 24/7 Pedestrian
Connection required by Third Amendment Section 2.11.5(b) shall spring into effect allowing for
general public use of the applicable portion(s) of the West 24/7 Pedestrian Connection.
(c) Notwithstanding the foregoing, if the 21st Street Vacation is not
effectuated in accordance with Third Amendment Section 2.6.4(a), Third Amendment Sections
2.11.4(a)-(b) above shall not apply.
(d) For Phase II Vested Development(s), an “East 24/7 Pedestrian
Connection” shall be provided in accordance with the Phase II Master Plan Standards (Exhibit
“Q”) and as follows:
(i) The portion of the East 24/7 Pedestrian Connection located
along the surface of the sidewalk of the new Southeast Driveway on the S4 site shall be
completed prior to issuance of a certificate of occupancy for any Phase II Building on the S4 site,
and
(ii) The portion of the East 24/7 Pedestrian Connection located
along the surface of the sidewalk of the Service Access and South Campus East Driveway shall
be completed prior to issuance of a certificate of occupancy for any Phase II Building on the S5
site
(iii) The East 24/7 Pedestrian Connection shall be governed by
the 24/7 Pedestrian Connections Regulations included in Exhibit “R-4”.
2.11.5 Dedication of West and Middle 24/7 Pedestrian Connection. Prior to the
closure of the northern portion of 21st Street in accordance with Section 2.6.4(a) above, Saint
John’s shall dedicate to City easements for public use of the Middle 24/7 Pedestrian Connection
and West 24/7 Pedestrian Connection as follows:
(a) An easement for the provision of the Middle 24/7 Pedestrian
Connection, as further described in Third Amendment Section 2.11.4, accepted by the City
Engineer and recorded in the Office of the Los Angeles County Recorder. This easement shall
provide that, as part of the Phase II development on the S4 site, the Middle 24/7 Pedestrian
Connection may be reconfigured/relocated within the Street Vacation Area in accordance with
the Phase II Master Plan Standards (Exhibit “Q”) and subject to City Engineer approval.
(b) A springing easement that would become effective once the West
24/7 Pedestrian Connection is developed in accordance with Third Amendment Section
2.11.4(a).
(c) The dedication easements shall be in a form approved by the City
Attorney, which shall not be unreasonably withheld, and shall contain conditions that (i) Saint
John’s agrees to maintain the Middle 24/7 Pedestrian Connection and West 24/7 Pedestrian
Connection; (ii) Saint John’s defends, indemnifies, and holds the City harmless from any third
party liability resulting from public use of the Middle 24/7 Pedestrian Connection and West 24/7
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Pedestrian Connections; (iii) Saint John’s releases the City from all claims relating to damage
resulting from the public use of the Middle 24/7 Pedestrian Connection and West 24/7 Pedestrian
Connection; and (iv) Saint John’s obligations to defend, indemnify, hold harmless, and release
City are not applicable to the extent losses and damages are attributable to the active negligence
or willful misconduct of City. City and Saint John’s shall cooperate in good faith to prepare form
dedication easement agreement(s) consistent with City practice and policies.
Notwithstanding the foregoing, if the 21st Street Vacation is not effectuated in accordance
with Section 2.6.4(a), this Section 2.11.5 shall not apply.
2.12 Community Benefits. Upon the Third Amendment Effective Date, Saint John’s
shall provide the applicable significant project features and community benefits in accordance
with and at the time periods set forth in Exhibit “R-1”. Saint John’s and City each
acknowledges, understands, and agrees that upon the Third Amendment Effective Date, all
community benefits required by the Original Development Agreement and First Amendment,
including Exhibit “E” to the Original Development Agreement and all exhibits to the First
Amendment, shall be superseded by the community benefits set forth in Exhibit “R-1”.
2.13 Application Process for Phase II Buildings.
2.13.1 For Phase II Vested Development(s), Saint John’s shall submit to the City
Community Development Department or any successor department (“Planning Department”)
either (a) a new application for a Development Review Permit or (b) for the Phase II Multifamily
Housing building or buildings that are less than 2,000 square feet, an application for an
Administrative Approval (collectively the “Planning Applications” or each a “Planning
Application”). A Development Review Permit application may include one or more Phase II
Buildings.
2.13.2 In addition to the information typically required for each Planning
Application, each Planning Application shall include (a) such information which the Community
Development Director determines to be reasonably necessary for the City’s review of the
Planning Application, which information shall include, without limitation, a report on Phase II
Buildings constructed as of the date of the Planning Application summarizing aggregate square
footage, open space, lot coverage, uses, parking analysis as required by the Phase II Master Plan
Standards (Exhibit “Q”) and mitigation measures completed for Phase II, and (b) a processing
fee equal to the fee then currently in effect throughout the City for such Planning Application, or
if the Development Review Permit or Administrative Approval, as applicable, is no longer
utilized in the City, the application fee for the land use approval or permit which the Community
Development Director reasonably determines in his or her discretion to be the most comparable
to the applicable application, less the One Hundred Thirty-One Thousand, Five Hundred Eighty-
Six Dollars and Seventy-Six Cents ($131,586.76) paid by Saint John’s for the eight (8)
Development Review Permits and the Reduced Parking Permit withdrawn upon the Third
Amendment Effective Date. The form for the Planning Application shall be the form then in use
by the City for a Development Review Permit or Administrative Approval, as applicable. If the
Development Review Permit or Administrative Approval, as applicable, is no longer utilized in
the City, the application for the land use approval or permit which the Community Development
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Director determines in his or her discretion to be the most comparable to the Development
Review Permit or Administrative Approval, as applicable, shall be utilized.
2.13.3 The Planning Application shall be deemed complete when all materials
and fees required by Section 2.13.2 of this Third Amendment have been submitted to the City.
2.13.4 Before the City takes action on a Planning Application for a proposed
Phase II Building, City staff shall diligently evaluate whether any further environmental review
of the Planning Application is legally required by either CEQA, the State CEQA Guidelines or
any other applicable environmental laws then in effect. If such additional environmental review
is required, it shall be diligently undertaken and pursued by the City. Saint John’s shall pay the
cost of any such further environmental review. The City and Saint John’s acknowledge and
agree that the Phase II FEIR covers all Phase II development and that, unless CEQA requires
otherwise at the time of filing of the Planning Application, additional environmental review shall
only be required in the circumstances outlined in CEQA Section 21166 and State CEQA
Guidelines Section 15162(a).
2.13.5 The public hearing and appeal procedures for any Development Review
Permit application under this Section 2.13 shall be those procedures in effect as of the Third
Amendment Effective Date, except as provided in this Third Amendment.
2.13.6 With respect to Administrative Approval applications that have been filed
on or before the Phase II Vesting Deadline, the Community Development Director shall issue an
Administrative Approval if the proposed development conforms precisely to the applicable
development standards in this Third Amendment and the Phase II Master Plan and shall only
deny or conditionally approve the development if it is not in compliance with the applicable
development standards as provided in this Third Amendment and the Phase II Master Plan.
2.13.7 The Planning Commission or Community Development Director, as
appropriate, shall diligently and in good faith review each Planning Application in accordance
with this Section 2.13 of this Third Amendment.
2.13.8 Subject to the vested rights of Saint John’s pursuant to Sections 2.5 and
2.6 of this Third Amendment, the Planning Commission, or the City Council on appeal, shall
have discretion to approve, conditionally approve or deny a Development Review Permit
application for a particular Phase II Building. Subject to the vested rights of Saint John’s
provided under Sections 2.5 and 2.6 of this Third Amendment, the Planning Commission, or the
City Council on appeal, shall approve a Development Review Permit application for a Phase II
Building(s) if:
(a) Saint John’s is not in Breach of this Third Amendment or Default
of the Development Agreement; and
(b) In lieu of the findings of fact for a Development Review Permit
listed in 2022 Municipal Code Section 9.40.050 or any successor ordinance, the Planning
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Commission (or the City Council on appeal) makes the following findings of fact for a pending
Development Review Permit application, as follows:
1. The physical location, size, height, density (floor area or number of units), massing,
setbacks, pedestrian orientation, open space, parking requirements, and placement of
proposed structures on the site and the location of proposed uses within the project are
consistent with the Phase II Master Plan Standards (Exhibit “Q”);
2. The rights-of-way can accommodate autos, bicycles, pedestrians, and multi-modal
transportation methods, including adequate parking and access in accordance with the
Phase II Master Plan Standards (Exhibit “Q”);
3. The health and safety services (police, fire etc.) are sufficient to accommodate the new
development;
4. The project is generally consistent with the Phase II Master Plan Standards (Exhibit
“Q”);
5. Based on environmental review in accordance with Section 2.13.4 of the Third
Amendment, the proposed project has no potentially significant environmental impacts
or any potentially significant environmental impacts have been reduced to less than
significant levels because of mitigation measures incorporated in the project or a
Statement of Overriding Considerations has been adopted;
6. The project has no unacceptable adverse effects on public health or safety;
7. The project complies with all applicable mitigation measures and conditions of
approval established in Exhibit “S” of the Third Amendment.
8. The project provides all applicable significant project features and community benefits
consistent with Exhibit “R-1” of this Third Amendment.
9. Saint John’s has met and conferred with the City Engineer and City Traffic Engineer, as
applicable, to determine the off-site infrastructure (for utilities, traffic infrastructure,
and public right-of-way) that will be required by the City Engineer and City Traffic
Engineer as conditions to issuance of a building permit to be completed prior to
issuance of the Certificate of Occupancy for the Phase II Building(s), and the
information necessary for the City Engineer and City Traffic Engineer to make his or
her determination has been provided by Saint John’s. Without limiting the City Traffic
Engineer’s or the City’s Engineer’s authority under Article 7 of 2022 SMMC, as
amended from time to time after the Third Amendment Effective Date, the City Traffic
Engineer’s and City Engineer’s determinations are generally consistent with the Phase
II Master Plan.
(c) Conditions. In granting a Development Review Permit, and in
addition to any standard conditions of approval, permit fees, and regulations authorized under
Article 3 and Section 5.2.1, herein, the Planning Commission (or City Council on appeal) shall
require that the use and development of the property conform with the site plan, architectural
drawing, or statements submitted in support of the Development Review Permit application, or
in such modifications thereof, as may be deemed necessary to protect the public health, safety,
and general welfare and secure the objectives of the 2022 General Plan, the Third Amendment
and the Phase II Master Plan and may also impose such other conditions pursuant to Section
3.3.2 of this Third Amendment.
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2.13.9 Subject to the Phase II Vesting Deadline, Saint John’s shall have the right
to submit Planning Applications to the City for development of proposed buildings in Phase II in
such order and at such times as Saint John’s deems appropriate.
2.14 Phase I and Phase II Parking.
2.14.1 Until issuance of the first building permit for the first Phase II Building,
parking for Phase I (including any parking located on Phase II Development Sites) shall be
governed by the parking requirements included in the Original Development Agreement as
amended by the First Amendment, including First Amendment Exhibit “L”.
2.14.2 Upon issuance of the first building permit for the first Phase II Building,
Saint John’s parking requirements for both Phase I and Phase II shall be governed by the Phase
II Parking Management Plan set forth in Exhibit “U” and the Phase II Master Plan Standards
(Exhibit “Q”). At that time, all parking requirements included in the Original Development
Agreement, as amended by the First Amendment including Exhibit “L” to the First Amendment,
shall be superseded by the Phase II Parking Management Plan set forth in Exhibit “U” and the
Phase II Master Plan Standards (Exhibit “Q”). Notwithstanding any provision of this Third
Amendment to the contrary, Section F.3 (On-Site Parking Capacity) and Section F.4 (Parking
Management Plan Upon Phase II Implementation) of the Phase II Master Plan Standards
(Exhibit “Q”) shall continue to apply to any Phase II Planning Applications filed after the Phase
II Vesting Deadline through the Term of this Agreement.
2.14.3 The Phase II Parking Management Plan in Exhibit “U”, including annual
reporting and monitoring, shall terminate and be no longer effective upon the earlier of: (i) July
9, 2053 or (ii) Saint John’s demonstration to the City Community Development Director’s
satisfaction that it has sufficient parking on its Campus Property to satisfy its peak parking
demand.
2.15 Access and Circulation.
2.15.1 For Phase II Vested Development(s), Saint John’s shall comply with the
access and circulation requirements in the Phase II Master Plan Standards (Exhibit “Q”). To the
extent the Phase II Master Plan Standards conflict with any requirements in the Original
Development Agreement, as amended by the First Amendment, the Phase II Master Plan
Standards (Exhibit “Q”) shall prevail.
2.15.2 Notwithstanding Section 2.15.1 of this Third Amendment, any
Development Review Permits (or Administrative Approvals) for Phase II Buildings may
authorize modifications to any Phase I access and circulation requirements in order to comply
with the Phase II Master Plan Standards (Exhibit “Q”) and no amendment to the Development
Agreement shall be required with respect to such modifications to Phase I.
2.16 Removal of Surface Parking and Related Requirements. Once the surface parking
on Phase II Development Site S5 is permanently removed, the noise reduction parking policy
included in Section 4.1 of Exhibit “R-1” shall be terminated and no longer be effective.
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2.17 Utility Easements. Prior to issuance of a Certificate of Occupancy for any Phase
II Building whereby Saint John’s is required to construct utilities lines on its Campus Property in
accordance with the Phase II Master Plan Standards (Exhibit “Q”), the Phase II Mitigation
Measures in Exhibit “S” and/or the Development Review Permit, Saint John’s shall dedicate to
the City all areas (“Utility Easement Areas”) in which such utilities are located, excepting
private sewer laterals, as utility easements with access rights to the City (“Utility Easements”).
Saint John’s may reserve from the Utility Easements rights for Saint John’s and others (including
utility companies) to use the Utility Easement Areas for their utility services and other purposes
provided such use(s) does not violate any co-location requirements or otherwise unreasonably
interfere with the City’s utilities in the Utility Easement Areas.
2.18 Fire Access Easements. Prior to issuance of a Certificate of Occupancy for the
Phase II development on the S3 Site, Saint John’s shall grant the City an easement for fire
department access across the portion of 21st Street that is to be vacated and generally reserved for
pedestrian access and Publicly-Accessible Open Space in accordance with Third Amendment
Sections 2.6.4 and 2.11 and the Phase II Master Plan Standards (Exhibit “Q”).
2.19 Water Neutrality During the Term of the Development Agreement. 2022 SMMC
7.16.050 (Water consumption limits and in-lieu fees for new development) shall apply to all
Phase II Development Sites; provided, however, the “Baseline Water Demand” in 2022 SMMC
7.16.050(c)(2) shall be replaced with the following definition:
Baseline Water Demand. Baseline water demand for a Phase II Development
Site equals the Water Intensity Baseline multiplied by the land area (square
footage) of the Phase II Development Site. Baseline Water Demand shall be
determined at the time of the City Building Official’s acceptance of the building
permit application for that particular Phase II Development Site. “Water
Intensity Baseline” means the following formula:
[5- year historical average water use for all Phase II Development Sites measured from the
Third Amendment Effective Date]
Divided by
[the total land area square footage of all Phase II Development Sites based on the final
tract map referenced in Third Amendment Section 2.3.1 above]
2.20 Recycled Water Ordinance.
2.20.1 For Phase II Vested Development(s), and subject to Section 4.2, herein,
Saint John’s shall comply with the water recycling ordinance in effect as of the Third
Amendment Effective Date (“2022 Water Recycling Ordinance”). Saint John’s may elect to
utilize/comply with any future revision to the 2022 Water Recycling Ordinance, or successor
thereto.
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2.20.2 Notwithstanding Third Amendment Section 2.20.1 above, the following
exceptions shall apply:
(a) If the City’s recycled water supply line is on Broadway, between
20th and 23rd Streets, but not on Santa Monica Boulevard, between 20th and 23rd Streets or in
the public right-of-way adjacent to the North Campus, at the time that a building permit is pulled
for the Phase II Vested Development(s) on the North Campus, then Saint John’s shall not be
required to use recycled water for the North Campus Phase II Vested Development(s) until one
of the South Campus Phase II Vested Development(s) (other than the S2 site) is developed.
(b) If the City’s recycled water supply line is on Santa Monica
Boulevard, between 20th and 23rd Streets, but not on Broadway, between 20th and 23rd Streets,
at the time that any building permit is pulled for a Phase II Vested Development, then Saint
John’s shall be required to use recycled water for all Phase II Vested Development(s) on the
North and South Campus; provided, however, that the S2 Phase II Vested Development shall not
be required to use recycled water until the S4 or S5 site is developed or a City recycled water
supply line is installed in the public right-of-way adjacent to the S2 site.
(c) If the City’s recycled water line is not on either Santa Monica
Boulevard or Broadway, between 20th and 23rd Streets or in the public right-of-way adjacent to
the Phase II Vested Development, at the time that a building permit is pulled for a Phase II
Vested Development, then Saint John’s shall not be required to use recycled water for that Phase
II Vested Development.
2.20.3 Planning Applications for Phase II development filed after the Phase II
Vesting Deadline shall be subject to applicable codes then in effect.
2.21 Urban Runoff Reduction. Phase II Vested Development(s) shall comply with the
runoff reduction requirements included in 2022 SMMC Chapter 7.10 (Runoff conservation and
sustainable management) except to the extent such requirements are in conflict with or infeasible
to achieve due to OSHPD requirements for Phase II Hospital Buildings. Applications for Phase
II development filed after the Phase II Vesting Deadline shall be subject to applicable codes then
in effect.
ARTICLE 3
PHASE II FEES, EXACTIONS, MITIGATION MEASURES AND CONDITIONS
3.1 Phase II Fees, Exactions, Conditions and Mitigation Measures. Except as
expressly set forth in Section 2.12 (relating to community benefits), Section 2.13.8 (relating to
Development Review Permit applications), Section 3.2 (relating to modifications), Section 3.3.2
(relating to future mitigation measures and conditions) and Section 5.2 (relating to Phase II
Subsequent Code Changes), the City shall charge and impose only those fees, exactions,
conditions, mitigation measures and standards of construction set forth in this Third Amendment
and no others. If any of the conditions and mitigation measures set forth on Exhibit “S” are
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satisfied by others, Saint John’s shall be deemed to have satisfied such conditions and measures.
Notwithstanding the foregoing, except to the extent specifically provided otherwise, this Third
Amendment does not require Saint John’s to pay any exactions nor implement any mitigation
measures nor satisfy any conditions of approval if Saint John’s does not obtain a building permit
for the Phase II Building associated with the applicable exaction/mitigation measure/condition of
approval prior to expiration of the applicable Outside Building Permit Issuance Date including
any extensions thereof or any tolling thereof in accordance with Section 2.7.2 of this Third
Amendment.
3.2 Conditions on Modifications. The City may impose fees, exactions, mitigation
measures and conditions in connection with its approval of Minor Modifications or Major
Modifications, provided that all fees, exactions, mitigation measures and conditions shall be in
accordance with any applicable law at the time of imposition.
3.3 Implementation of Mitigation Measures and Conditions of Approval.
3.3.1 Compliance with Mitigation Measures and Conditions of Approval. The
City and Saint John's mutually agree that the mitigations specified in Exhibit “S” bear a
reasonable relationship to the impacts caused by Phase II Vested Development(s). Saint John’s
shall be responsible for implementing the mitigation measures and conditions of approval
required under this Third Amendment in accordance with and at the times specified in Exhibit
“S”, which may be modified by the City pursuant to Section 3.3.2 and may be subject to all
remedies specified in this Third Amendment for the failure to implement the applicable
mitigation measures and conditions of approval.
3.3.2 Future Mitigation Measures and Conditions of Approval. The City and
Saint John’s mutually acknowledge and agree that, as of the Third Amendment Effective Date,
all of the City’s standard conditions of approval, permit fees, and regulations applicable to other
similar development in the City which are appropriate for imposition as a condition of
development of buildings and improvements in Phase II could not be specified in this Third
Amendment particularly because additional environmental review may be required for certain
Phase II Buildings in accordance with Section 2.13.4 of this Third Amendment. As a result,
when the Development Review Permit applications for Phase II are reviewed by the City, in
addition to any Community Benefits required by Section 2.12, the City may impose standard
City conditions of approval applicable to other similar development in the City and appropriate
to mitigate the impacts of such proposed development, including mitigation measures related to
any future required environmental review. In the course of such review and in accordance with
CEQA, the City may modify or eliminate the mitigations for Phase II specified in Exhibit “S” or
impose new mitigations not specified in Exhibit “S” without amending this Third Amendment.
Without negating the foregoing, except as to any Community Benefits required by Section 2.12,
the City and Saint John’s further mutually agree that nothing in this Section 3.3.2 is intended to
waive the requirements of the Mitigation Fee Act (Government Code section 66000 et seq.) as to
any standard conditions of approval imposed during the Development Review Permit process.
3.3.3 Survival of Phase II Conditions of Approval and Mitigation Measures. If
Saint John’s proceeds with the construction of Phase II or any portion thereof, except as
otherwise expressly limited in this Third Amendment, the community benefits required by
Section 2.12 applicable to the Phase II Building being constructed and obligations and
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requirements imposed by the Phase II conditions of approval and mitigation measures applicable
to the Phase II Building being constructed and set forth in the attached Exhibit “S” shall survive
the expiration of the Term of this Development Agreement and shall remain binding on Saint
John’s, its successors and assigns, and shall continue in effect for the Life of the Phase II
Building and for any reconstruction authorized by Section 2.9. Notice of the community
benefits, conditions of approval and mitigation measures shall be recorded by the City separately
and concurrently with this Third Amendment.
3.4 On-Site Affordable Fee Waivers and Reductions. Notwithstanding the foregoing,
on-site affordable housing shall be entitled to all fee waivers and fee reductions available for
projects involving on-site affordable housing under the Santa Monica Municipal Code then in
effect.
ARTICLE 4
OSHPD
4.1 Phase II OSHPD Regulations.
4.1.1 The City and Saint John’s mutually acknowledge and agree that Part 7 of
Division 107 of the California Health and Safety Code and Part 1, Chapter 7 of Title 24 of the
California Code of Regulations, (collectively, the “Phase II OSHPD Regulations”) grant
exclusive authority to OSHPD over the construction of any Phase II Hospital Building.
Notwithstanding the foregoing:
(a) OSHPD may require limited review of any Phase II Hospital
Building by local agencies including the City (e.g. Fire Department, LA County Department of
Public Health, etc.), and
(b) If Phase II Hospital Buildings require any off-site
construction/improvements in the City’s public rights-of-way, applicable City permits/approvals
shall be required for such improvements. To ensure early City review of plans for any
improvements in the City’s public rights-of-way, Saint John’s shall submit plans for off-site
improvements associated with any Phase II Hospital Building to the City prior to or concurrently
with submittal of plans for the Phase II Hospital Building to OSHPD for OSHPD plan check
review.
4.1.2 The City and Saint John’s further mutually acknowledge and agree that
the Phase II OSHPD Regulations mandate, in pertinent part, the following requirements:
(a) Before constructing any Phase II Hospital Building, Saint John’s
must (i) submit to OSHPD detailed drawings and specifications and other specified
documentation regarding the proposed Phase II Hospital Building, including interior floor plans,
for review by OSHPD, the State Fire Marshal and the State Department of General Services and
(ii) obtain written approval for construction of the Phase II Hospital Building from OSHPD.
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(b) Saint John’s must pay fees to OSHPD to cover the cost of the plan
review and field inspection activity for the Phase II Hospital Building.
(c) OSHPD and the State Department of General Services must
continuously inspect and monitor the performance of the construction of the Phase II Hospital
Building.
(d) Saint John’s must obtain OSHPD’s approval for any changes in the
approved plans and specifications and any construction contract documents related to the Phase
II Hospital Building.
(e) Saint John’s must obtain OSHPD’s final approval of the
construction of the Phase II Hospital Building before it is occupied.
4.2 Preemption.
4.2.1 The City and Saint John’s also mutually acknowledge and agree that, in
regard to the construction of Phase II Hospital Buildings and modifications to Phase I Hospital
Buildings resulting from Phase II development, California Health and Safety Code Section
129680 preempts local jurisdictions such as the City from enforcing building standards as
published in the California Building Standards Code. In regard to the construction of Phase II
Hospital Buildings, local jurisdictions such as the City are also preempted from enforcing all
other applicable state and local laws, including plan checking and inspection of the design and
details of the architectural, structural, mechanical, plumbing, electrical, and fire and panic safety
systems and the observation, monitoring and inspection of construction. Saint John’s
acknowledges and agrees that if the City has more restrictive requirements for the enforcement
of building standards, other building regulations, and construction supervision, these
requirements shall be enforced by OSHPD in accordance with Health and Safety Code Section
129680(c). Notwithstanding the foregoing, if OSHPD requires City sign-off, no objection or
other technical review of the City for specified disciplines (e.g. fire access), the City shall
cooperate with Saint John’s and OSHPD in providing the necessary review and approvals.
4.2.2 Accordingly, in connection with any Phase II Hospital Buildings and/or
modifications to Phase I Hospital Buildings resulting from Phase II development, Saint John’s
shall be required to:
(a) Obtain all approvals from OSHPD that are legally required to
construct the Phase II Hospital Building under the Phase II OSHPD Regulations;
(b) Obtain all approvals from OSHPD that are legally required to
occupy the Phase II Hospital Building under the Phase II OSHPD Regulations;
(c) At least sixty (60) days prior to filing application(s) with OSHPD
for any Phase II Hospital Building, notify the City that Saint John’s will be filing such
applications and that it is the City’s obligation pursuant to California Health and Safety Code
Section 129680(d) to notify OSHPD of any City regulations that are more restrictive for the
enforcement of building standards, other building regulations, and construction supervision; and
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(d) Otherwise fully comply with the requirements of the Phase II
OSHPD Regulations.
4.2.3 In the event of a conflict or inconsistency between this Article 4 and
Article 3 of this Third Amendment, this Article 4 shall prevail.
4.2.4 This Third Amendment is not intended and should not be construed or
applied to negate or alter the exclusive authority of OSHPD to review and approve all Phase II
Hospital Buildings in Phase II and modifications to Phase I Hospital Buildings resulting from
Phase II development in accordance with the Phase II OSHPD Regulations. With respect to any
elements of any Phase II Hospital Buildings and modifications to Phase I Hospital Buildings
resulting from Phase II development which are specifically subject to review and approval of the
ARB, the Planning Commission, or the City Council pursuant to this Third Amendment, in the
event of any conflict between the requirements established by OSHPD for such Phase I or Phase
II Hospital Buildings and any conditions established by ARB, the Planning Commission, or the
City Council, the requirements established by OSHPD shall prevail.
4.2.5 Notwithstanding Sections 4.2.1 through 4.2.4 of this Third Amendment,
for the buildings over which OSHPD has jurisdiction, all monetary and/or non-monetary
obligations which would otherwise be due to the City under this Development Agreement at the
time of issuance of a building permit or Certificate of Occupancy by the City shall be paid to
City and/or implemented for the City’s benefit at the time that OSHPD issues a building permit
or Certificate of Occupancy, as applicable.
4.3 Phase II Technical City Permit for Phase II Hospital Buildings.
For Phase II Hospital Buildings and modifications to Phase I Hospital Buildings resulting
from Phase II development, unless required by OSHPD, Saint John’s shall not be required to
apply for, or obtain, any Phase II Technical City Permits or Certificates of Occupancy from the
City for any Phase II Hospital Buildings to the extent preempted by Phase II OSHPD
Regulations. Notwithstanding the foregoing, any improvements in the public right-of-way will
require City review and approval in accordance with Section 4.1.1(b) of this Third Amendment.
ARTICLE 5
EFFECT OF THIRD AMENDMENT ON CITY LAWS AND REGULATIONS
5.1 Development Standards for Phase II; Phase II Existing Regulations. For Phase II
Vested Development(s) subject to the Phase II Master Plan Standards (Exhibit “Q”) in
accordance with Section 2.6 of this Third Amendment, the following development standards and
restrictions set forth in this Section 5.1 of this Third Amendment govern the use and
development of Phase II Vested Development(s), and shall constitute the Phase II Existing
Regulations, except as otherwise expressly required by this Third Amendment.
5.1.1 Defined Terms. The following terms shall have the meanings set forth
below:
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(a) “Phase II Existing Regulations” collectively means all of the
following which are in force and effect as of the Third Amendment Effective Date: (i) the 2022
General Plan (including, without limitation, the 2022 LUCE, as amended by the 2022 LUCE
Amendment); (ii) the 2022 Zoning Code except as modified herein; (iii) any and all ordinances,
rules, regulations, standards, specifications and official policies of the City governing, regulating
or affecting the demolition, grading, design, development, building, construction, occupancy or
use of building and improvements or any exactions therefore, except as amended by this Third
Amendment; and (iv) the development standards and procedures in Article 2 of this Third
Amendment, including the Phase II Master Plan Standards (Exhibit “Q”).
(b) “Phase II Subsequent Code Changes” collectively means all of
the following which are adopted or approved subsequent to the Third Amendment Effective
Date, whether such adoption or approval is by the City Council, any department, division, office,
board, commission or other agency of the City, by the people of the City through charter
amendment, referendum, initiative or other ballot measure, or by any other method or procedure:
(i) any amendments, revisions, additions or deletions to the Phase II Existing Regulations; or (ii)
new codes, ordinances, rules, regulations, standards, specifications and official policies of the
City governing or affecting the grading, design, development, construction, occupancy or use of
building or improvements or any exactions therefor. Phase II Subsequent Code Changes
includes, without limitation, any amendments, revisions or additions to the Phase II Existing
Regulations imposing or requiring the payment of any fee, special assessment or tax.
5.1.2 Phase II Existing Regulations. For Phase II Vested Development(s)
subject to the Phase II Master Plan Standards (Exhibit “Q”) in accordance with Section 2.6 of
this Third Amendment, except as provided in Section 5.2 of this Third Amendment, development
of the Phase II Buildings and improvements that will comprise Phase II, including without
limitation, the development standards for the demolition, grading, design, development,
construction, occupancy or use of such Phase II Buildings and improvements, and any exactions
therefor, shall be governed by the Phase II Existing Regulations. The City agrees that this Third
Amendment is consistent with the 2022 General Plan, including the 2022 LUCE, as amended by
the 2022 LUCE Amendment, as more fully described in the Recitals. Any provisions of the
Phase II Existing Regulations inconsistent with the provisions of this Third Amendment, to the
extent of such inconsistencies and not further, are hereby deemed modified to that extent
necessary to effectuate the provisions of this Third Amendment. Except as provided in this
Third Amendment, Phase II Vested Development(s) subject to the Phase II Master Plan
Standards (Exhibit “Q”) in accordance with Section 2.6 of this Third Amendment shall be
exempt from: (a) all Discretionary Approvals or review by the City or any agency or body
thereof, other than the matters of architectural review by the ARB as specified in Section 6.1 of
this Third Amendment; (b) the application of any subsequent local development or building
moratoria, development or building rationing systems or other restrictions on development which
would adversely affect the rate, timing, or phasing of construction of Phase II, and (c) Phase II
Subsequent Code Changes which are inconsistent with this Third Amendment.
5.2 Permitted Phase II Subsequent Code Changes.
5.2.1 Applicable Phase II Subsequent Code Changes. Notwithstanding the
terms of Section 5.1 of this Third Amendment, this Third Amendment shall not prevent the City
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from applying to Phase II the following Phase II Subsequent Code Changes set forth in this
Section 5.2.1 of this Third Amendment.
(a) Processing fees and charges imposed by the City to cover the
estimated actual costs to City of processing applications for development approvals including:
(i) all Phase II application, permit, and processing fees incurred for the processing of this Third
Amendment, any Administrative Approval or Discretionary Approval authorized by this Third
Amendment, or any amendment to this Third Amendment; (ii) all building plan check and
building inspection fees for work on any Phase II Development Site in effect at the time an
application for a grading permit or building permit is applied for; (iii) the public works plan
check fee and public works inspection fee for public improvements constructed and installed by
Saint John’s as part of Phase II; (iv) fees for monitoring compliance with any Phase II
development approvals, (v) utility charges, (vi) fees that may be paid in-lieu of satisfying water
neutrality (for the avoidance of doubt, this Section 5.2.1(a)(vi) does not preclude Saint John’s
from seeking City approval of an undue hardship application in accordance with the terms and
conditions in 2022 SMMC 7.16.050(k) or successor thereto), (vii) any environmental impact
mitigation measures; provided that such fees and charges are uniformly imposed by the City at
similar stages of project development on all similar applications and for all similar monitoring.
(b) General or special taxes, including, but not limited to, property
taxes, sales taxes, parcel taxes, transient occupancy taxes, business taxes, which may be applied
to Phase II or to businesses occupying the Phase II Development Sites; provided that, (i) the tax
is of general applicability City-wide and does not burden Phase II disproportionately to other
similar developments within the City; and (ii) the tax is not a levy, assessment, fee or tax
imposed for the purpose of funding public or private improvements on other property located
within the Healthcare Mixed Use and Mixed Use Boulevard Low districts (as defined in the
City’s 2022 General Plan as of the Third Amendment Effective Date).
(c) Procedural regulations relating to hearing bodies, petitions,
applications, notices, findings, documentation of findings, records, manner in which hearings are
conducted, reports, recommendations, initiation of appeals, and any other matters of procedure;
provided such regulations are uniformly imposed by the City on all matters, do not result in any
unreasonable decision-making delays and do not affect the substantive findings by the City in
approving this Third Amendment or as otherwise established in this Third Amendment.
(d) Regulations governing construction standards and specifications
which are of general application that establish standards for the construction and installation of
structures and associated improvements, including, without limitation, the City’s Building Code,
Plumbing Code, Mechanical Code, Electrical Code and Fire Code; provided that such
construction standards and specifications are applied on a City-wide basis and do not otherwise
limit or impair the Phase II approvals granted in this Third Amendment unless adopted to meet
health and safety concerns.
(e) Any City regulations to which Saint John’s has consented in
writing, which consent may be withheld by Saint John’s in its sole discretion.
(f) Collection of such fees or exactions as are imposed and set by
governmental entities not controlled by City but which are required to be collected by City.
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(g) Wastewater/water connection fees, including capital facility and
construction fees, which are adopted by City Council and apply generally throughout the City.
(h) Regulations which do not impair the rights and approvals granted
to Saint John’s under this Third Amendment. For the purposes of this Section 5.2.1(h),
regulations which impair Saint John’s rights or approvals include, but are not limited to,
regulations which (i) materially increase the cost of Phase II (except as provided in Section
5.2.1(a)-(g) to this Third Amendment), (ii) would materially delay development of Phase II as
provided in this Third Amendment, or (iii) would cause a material change in the uses of Phase II.
(i) Generally applicable codes or actions necessary to comply with a
declaration of Water Shortage Emergency pursuant to the California Water Code.
5.2.2 New Rules and Regulations. This Third Amendment shall not be
construed to prevent the City from applying new rules, regulations and policies in those
circumstances specified in Government Code Section 65866.
5.2.3 State or Federal Laws. In the event that state or federal laws or
regulations, enacted after the Third Amendment Effective Date, prevent or preclude compliance
with one or more of the provisions of this Third Amendment, such provisions of this Third
Amendment shall be modified or suspended as may be necessary to comply with such state or
federal laws or regulations; provided that this Third Amendment shall remain in full force and
effect to the extent it is not inconsistent with such laws or regulations and to the extent such laws
or regulations do not render such remaining provisions impractical to enforce.
5.3 Common Set of Phase II Existing Regulations. Prior to the Third Amendment
Effective Date, the City and Saint John’s shall use reasonable efforts to identify, assemble and
copy three identical sets of the Phase II Existing Regulations, to be retained by the City and Saint
John’s, so that if it becomes necessary in the future to refer to any of the Phase II Existing
Regulations, there will be a common set of the Phase II Existing Regulations available to all
Parties.
5.4 Conflicting Enactments. Except as provided in Section 5.2 of this Third
Amendment:
5.4.1 Phase II Subsequent Code Changes Prior to Phase II Vesting Deadline.
Any Phase II Subsequent Code Change which would conflict in any way with or be more
restrictive than the Phase II Existing Regulations shall not be applied by the City to any Phase II
Vested Development(s) subject to the Phase II Master Plan Standards (Exhibit “Q”) in
accordance with Section 2.6 of this Third Amendment. Saint John’s may, in its sole discretion,
give the City written notice of its election to have any Phase II Subsequent Code Change applied
to such portion of Phase II as it may have an interest in, in which case such Phase II Subsequent
Code Change shall be deemed to be a Phase II Existing Regulation insofar as that portion of
Phase II is concerned. If there is any conflict or inconsistency between the terms and conditions
of this Third Amendment and the Phase II Existing Regulations, the terms and conditions of this
Third Amendment shall control.
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5.4.2 Phase II Subsequent Code Changes After the Phase II Vesting Deadline.
Any development on a Phase II Development Site that does not qualify as Phase II Vested
Development(s) shall be subject to all codes then in effect.
5.5 Timing of Development. The California Supreme Court held in Pardee
Construction Co. v. City of Camarillo, 37 Cal.3d 465 (1984), that failure of the parties in that
case to provide for the timing of development resulted in a later adopted initiative restricting the
timing of development to prevail over the parties’ agreement. It is the intent of Saint John’s and
the City to cure that deficiency by expressly acknowledging and providing that any Phase II
Subsequent Code Change that purports to limit over time the rate or timing of development or to
alter the sequencing of development phases (whether adopted or imposed by the City Council or
through the initiative or referendum process) shall not apply to Phase II Vested Development(s),
and shall not prevail over this Third Amendment. In particular, but without limiting any of the
foregoing, no numerical restriction shall be placed by the City on the amount of total square feet
or the number of buildings, structures, residential units that can be built each year on the Phase II
Development Sites except as expressly provided in this Third Amendment.
ARTICLE 6
ARCHITECTURAL REVIEW BOARD, SIGNAGE AND LANDMARKS COMMISSION
REVIEW FOR PHASE II DEVELOPMENT SITES PROCEEDING WITHIN THE PHASE II
VESTING DEADLINE ESTABLISHED BY SECTION 2.6 OF THIS THIRD AMENDMENT
6.1 Architectural Review Board Approval. To the extent required by the Santa
Monica Municipal Code in effect at the time of design review, Phase II may be subject to review
and approval or conditional approval by the ARB. If subject to review and approval by the ARB,
the ARB or its designee as specified by the Community Development Director, cannot require
modifications to the building design which negate the fundamental development standards
established by this Third Amendment. For example, the ARB cannot require reduction in the
overall height of any Phase II Building, reduction in the number of stories in any Phase II
Building, reduction in density (i.e., number of dwelling units), or reduction in Floor Area.
Decisions of the ARB are appealable to the Planning Commission in accordance with the Phase
II Existing Regulations.
6.1.1 Expiration of ARB Approval. Notwithstanding any provisions of the
Phase II Existing Regulations, no ARB approval granted with respect to a Phase II
Building/development shall expire prior to expiration of the Outside Building Permit Issuance
Date for such Phase II Building, including any extensions thereof.
6.2 Phase II Signage. The City and Saint John’s mutually agree that pursuant to
Section 9.61.130 of the 2022 Sign Code, sign adjustments are available to vary the terms set
forth in 2022 Sign Code Section 9.61.170 (Permitted Signs), Section 9.61.180 (Prohibited Signs),
and Section 9.61.190 (Total Sign Area Permitted by District). Signage proposed by Saint John’s
for Phase II Development Sites may, without limitation: (i) identify various buildings and
services on Phase II and provide for reasonable directional information within the Phase II
Development Sites, and (ii) appropriately recognize those persons and organizations that provide
financial support for the redevelopment of the Phase II Development Sites. Directional signs for
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vehicles shall be located at approaches to driveways as required by the City’s Mobility Division
or successor thereto.
6.2.1 The City and Saint John’s shall cooperate to establish off-site directional
signs in public rights-of-way in the City to assist vehicle access to Phase II Buildings
(collectively, the “Phase II Directional Signs”). The Phase II Directional Signs shall be
designed to direct traffic to the Phase II Buildings and away from neighborhood streets. The
City retains full discretion with respect to the number, placement, size, location and design of the
Phase II Directional Signs, and will exercise such discretion reasonably and in accordance with
the purpose of this Section 6.2. Phase II Directional Signs are not included in calculating the
permitted signage for Phase II under Section 6.2 of this Third Amendment.
6.3 Landmarks Commission Review. In accordance with Section 8.2 of the Original
Development Agreement, none of the existing buildings on Phase II Development Sites that
existed at the time of adoption of the Original Development Agreement shall be classified or
treated as “Landmarks” within the meaning of 2022 SMMC Section 9.56.100. These “1998
Existing Improvements” are the (a) Saint John’s Cancer Institute building located at 2200 Santa
Monica Boulevard, (b) vacant multifamily apartment building located at 1417-1423 21st Street,
(c) Child and Family Development Center building located at 1339 20th Street, and (d) Saint
John’s Foundation (former bank) building located at 2221 Santa Monica Boulevard. Demolition
of the 1998 Existing Improvements are exempt from any further Landmarks Commission review.
This Section 6.3 does not modify or eliminate Saint John’s obligation to comply with the
Mitigation Measures HIST-1, HIST-2 and HIST-3 included in the Phase II FEIR and also in
Exhibit “S” to this Third Amendment.
6.4 Concurrent Processing of Foundation Only Permit. Saint John’s may
concurrently process plan check for a foundation only permit (2022 SMMC Section 8.08.060)
with ARB design review (2022 SMMC Chapter 9.55) for each Phase II Building; provided,
however, that Saint John’s hereby agrees to accept the risk of plan check revisions if necessitated
by the outcome of the ARB design review.
6.5 Sections in Effect Prior to the Phase II Vesting Deadline. Sections 6.1 through
6.5 of this Third Amendment shall only be applicable to Phase II Vested Development(s). For
development on Phase II Development Sites that does not qualify as Phase II Vested
Development(s), Architectural Review Board Approvals, signage approvals, and Landmarks
Commission Review shall be applied in accordance with the laws then in effect.
ARTICLE 7
PHASE II TECHNICAL PERMITS
7.1 Definitions. For purposes of this Third Amendment, the following terms shall
have the meanings set forth below:
7.1.1 “Phase II Technical City Permits” means any Ministerial Approvals,
consents or permits from the City or any office, board, commission, department, division or
agency of the City, which are necessary for the actual construction of any Phase II Building or
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any portion thereof in accordance with this Third Amendment. Technical City Permits include,
without limitation, (a) building permits, (b) related mechanical, electrical, plumbing and other
technical permits, (c) demolition, excavation and grading permits, (d) off-site improvement
permits, (e) encroachment permits, (f) tieback and shoring permits, and (g) temporary and final
Certificates of Occupancy.
7.1.2 “Phase II Technical Permit Applications” means any applications
required to be filed by Saint John’s for any Phase II Technical City Permits.
7.2 Diligent Action by City.
7.2.1 Upon satisfaction of the conditions set forth in Section 7.3 of this Third
Amendment, the City shall accept the Phase II Technical Permit Applications filed by Saint
John’s with the City and shall diligently proceed to process such Phase II Technical Permit
Applications to completion.
7.2.2 Upon satisfaction of the conditions set forth in Section 7.3 of this Third
Amendment, the City shall diligently issue the Phase II Technical City Permits which are the
subject of the Phase II Technical Permit Applications.
7.2.3 In accordance with 2022 SMMC Chapter 9.64, the Phase II Multifamily
Housing building (S2) shall receive priority building department plan check processing by which
housing developments shall have plan check review in advance of other pending developments
to the extent authorized by law.
7.3 Conditions for Diligent Action by the City.
7.3.1 Acceptance and Processing of Phase II Technical Permit Applications.
The obligation of the City to accept and diligently process the Phase II Technical Permit
Applications which are filed by Saint John’s, and then issue the Phase II Technical City Permits,
is subject to the satisfaction of the following conditions:
a) Saint John’s shall have completed and filed all Phase II Technical
Permit Applications which are required under the administrative procedures and policies of the
City which are in effect on the date when the Phase II Technical Permit Application is filed;
provided that such procedures and policies are uniformly in force and effect throughout the City;
b) Saint John’s shall have paid all processing and permit fees
established by the City in connection with the filing and processing of any Phase II Technical
Permit Application which are in effect on the date when the Phase II Technical Permit
Application is filed; provided that such fees are uniformly in force and effect throughout the
City; and
c) If required for the particular Phase II Technical Permit
Application, Saint John’s shall have obtained the approval of the ARB referred to in Section 6.1
of this Third Amendment or, if Section 6.1 is no longer appliable, the then-required design
review approval.
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7.3.2 Issuance of a Phase II Technical City Permit. The obligation of the City to
issue a Phase II Technical City Permit which is the subject of a Phase II Technical Permit
Application filed by Saint John’s is subject to the satisfaction of the following conditions (and
only such conditions and no others):
a) Saint John’s shall have complied with all of its obligations under
this Third Amendment which are required to be performed prior to or concurrent with the
issuance of the Phase II Technical City Permits for the proposed Phase II Building;
b) Saint John’s shall have received any permits or approvals from
other governmental agencies which are required by law to be issued prior to or concurrent with
the issuance of the Phase II Technical City Permits for the proposed Phase II Building;
c) The proposed Phase II Building conforms to the development
standards for such building established in this Third Amendment, the Phase II Master Plan
Standards (Exhibit “Q”) and/or Phase II Subsequent Code Changes, as applicable. In the event
that a proposed Phase II Building is not in conformance with the applicable development
standards, Saint John’s shall have the right to seek any relief from such standards under the
procedures then generally available to other applicants in the City; and
d) The proposed Phase II Building conforms to the Administrative
and Technical Construction Codes of the City (Article 8 of the 2022 SMMC) (the “Technical
Codes”) in effect on the date that the Phase II Technical Permit Application is filed.
7.3.3 New Technical Requirements. From time to time, the City’s Technical
Codes are amended to meet new technical requirements related to techniques of building and
construction. If the sole means of achieving compliance for Phase II with such revisions to the
Technical Codes made after the Third Amendment Effective Date (“Phase II New Technical
Requirements”) would require an increase from the allowable building height established in this
Third Amendment for a Phase II Building, then the Community Development Director is hereby
authorized to grant Saint John’s limited relief from the allowable building height without
amending this Third Amendment if the requested relief is in compliance with the City’s 2022
General Plan. Any such approval shall be granted only after the Community Development
Director’s receipt of a written request for such relief from Saint John’s. Saint John’s is required
to supply the Community Development Director with written documentation of the fact that
compliance with the Phase II New Technical Requirements cannot be achieved by some other
method. Any such relief shall only be granted to the extent necessary in the Community
Development Director’s determination for Saint John’s to comply with the Phase II New
Technical Requirements.
7.4 Duration of Phase II Technical City Permits. The duration of Phase II Technical
City Permits issued by the City, and any extensions of the time period during which such Phase
II Technical City Permits remain valid, shall be established in accordance with the Phase II
Technical Codes in effect at the time that the Phase II Technical City Permits are issued. The
lapse or expiration of a Phase II Technical City Permit shall not preclude or impair Saint John’s
from subsequently filing another Phase II Technical Permit Application for the same matter
during the Term of this Development Agreement, which shall be processed by the City in
accordance with the provisions of this Article 7.
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ARTICLE 8
AMENDMENT AND MODIFICATION OF DEVELOPMENT AGREEMENT
This Article 8 replaces and supersedes Article 10 of the Original Development Agreement, as
amended by the First Amendment, in its entirety.
8.1 Amendment and Modification. Subject to the notice and hearing requirements of
the applicable Development Agreement Statutes, the Development Agreement may be modified
or amended from time to time only with the written consent of Saint John’s and the City or their
successors and assigns in accordance with the provisions of the 2022 SMMC and Section 65868
of the California Government Code and this Article 8.
8.2 Minor Modifications. Notwithstanding Section 8.1 of this Third Amendment,
except as to any Major Modifications (defined, below), Saint John’s with the approval of the
Community Development Director, may make minor changes to the Development Agreement
and the Phase II Master Plan Standards (Exhibit “Q”) (“Minor Modifications”) without
amending the Development Agreement or the Phase II Master Plan; provided that the
Community Development Director makes the following specific findings that the Minor
Modifications (i) are consistent with the general intent of this Development Agreement and/or
the Phase II Master Plan, as applicable, as approved by the City Council; (ii) are consistent with
the provisions, purposes and goals of this Development Agreement and/or the Phase II Master
Plan, as applicable; (iii) are not detrimental to the public health, safety, convenience or general
welfare; and (iv) will not significantly and adversely affect the public benefits associated with
this Development Agreement and/or the Phase II Master Plan, as applicable. The Phase II
Master Plan Standards (Exhibit “Q”) identify certain standards that may be modified through a
Minor Modification pursuant to this Section 8.2; however, except as to any Major Modifications,
the City may consider and approve Minor Modifications for other Phase II Master Plan
Standards so long as the potential modification meets the criteria for Minor Modification
outlined in this Section 8.2 and does not require a Major Modification pursuant to Section 8.3 of
this Third Amendment.
8.3 Major Modifications. For Phase II Vested Development(s), the following shall
constitute Major Modifications (“Major Modifications”):
8.3.1 Reduction of any ground floor setback or upper level stepback specified in
the Phase II Master Plan Standards (Exhibit “Q”),
8.3.2 Any change in use not consistent with the permitted uses specified in the
Phase II Master Plan Standards (Exhibit “Q”) and Section 2.4 of this Third Amendment, or not
otherwise permitted under the then applicable Santa Monica Municipal Code,
8.3.3 Any reduction in the number of multifamily housing units specified in the
Phase II Master Plan Standards (Exhibit “Q”),
8.3.4 Any reduction in the amount of open space on the South Campus that
would cause the cumulative open space on then-developed South Campus sites to be below 35%,
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8.3.5 Any increase or decrease in the vehicle parking requirements in the Phase
II Master Plan Standards (Exhibit “Q”) by more than 10%,
8.3.6 Any change that would substantially reduce or alter the community
benefits specified in Exhibit “R-1”, and
8.3.7 Any other change to the Phase II Master Plan Standards (Exhibit “Q”)
which the Community Development Director, in his or her discretion, or the Planning
Commission in considering a Development Review Permit application for a Phase II Building
determines to be a Major Modification.
ARTICLE 9
TERM OF DEVELOPMENT AGREEMENT
9.1 Third Amendment Effective Date. This Third Amendment shall be dated, and the
obligations of the Parties hereunder shall be effective as of the date upon which all of the
following events have occurred (the “Third Amendment Effective Date”):
(a) The ordinance approving this Third Amendment becomes effective; and
(b) The Phase II Master Plan is approved.
9.2 Term. This Section 9.2 replaces and supersedes Section 12.2 of the Original
Development Agreement, as amended by the First Amendment, in its entirety.
9.2.1 Term of Agreement. The term of the Development Agreement, including
this Third Amendment, shall continue until July 9, 2053 (“Term”) unless the Term is otherwise
terminated pursuant to Section 11.4 of this Third Amendment after the satisfaction of all
applicable public hearing and related procedural requirements.
9.2.2 Termination Certificate. Upon termination of this Development
Agreement, the Parties hereto shall execute an appropriate certificate of termination in
recordable form (a “Termination Certificate”), which shall be recorded in the official records
of Los Angeles County.
9.2.3 Effect of Termination. Except as expressly provided herein (e.g.,
Section 3.3.3 of this Third Amendment), none of the Parties’ respective rights and obligations
under the Development Agreement, including this Third Amendment, shall survive the Term.
ARTICLE 10
PERIODIC REVIEW OF COMPLIANCE
This Article 10 replaces and supersedes Article 13 of the Original Development Agreement, as
amended by the First Amendment, in its entirety.
10.1 City Review. The City shall review compliance with the Development
Agreement, as amended by this Third Amendment, once each year (each, a “Periodic Review”),
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in accordance with this Article 10 in order to determine whether or not Saint John’s is out-of-
compliance with any specific term or provision of this Third Amendment.
10.2 Evidence of Good Faith Compliance. On or before July 1st of each year, Saint
John’s shall deliver to the City a written report demonstrating that Saint John’s has been in good
faith compliance with the Development Agreement, as amended by this Third Amendment
during the prior calendar year. The written report shall be provided in form similar to Saint
John’s June 28, 2019 compliance report. For purposes of the Development Agreement, the
phrase “good faith compliance” shall mean the following: compliance by Saint John’s with the
terms and conditions of this Development Agreement, as amended by this Third Amendment,
subject to the existence of any specified Excusable Delays (as defined in Section 15.8 of this
Third Amendment) which prevented or delayed the timely performance by Saint John’s of any of
its obligations under the Development Agreement, as amended by this Third Amendment.
10.3 Information to be Provided to Saint John’s. Prior to any public hearing
concerning the Periodic Review of the Development Agreement, as amended by this Third
Amendment, the City shall deliver to Saint John’s a copy of all staff reports prepared in
connection with a Periodic Review, written comments from the public and, to the extent
practical, all related exhibits concerning such Periodic Review. If the City delivers to Saint
John’s a Notice of Breach pursuant to Section 11.1 of this Third Amendment, the City shall
concurrently deliver to Saint John’s a copy of all staff reports prepared in connection with such
Notice of Breach, all written comments from the public and all related exhibits concerning such
Notice of Breach.
10.4 Notice of Breach; Cure Rights. If during any Periodic Review, the City
reasonably concludes on the basis of substantial evidence that Saint John’s has not demonstrated
that it is in good faith compliance with the Development Agreement, as amended by this Third
Amendment, then the City may issue and deliver to Saint John’s a written Notice of Breach
pursuant to Section 11.1, of this Third Amendment, and Saint John’s shall have the opportunity
to cure the default identified in the Notice of Breach during the cure periods and in the manner
provided by Section 11.1.2 and Section 11.1.3 of this Third Amendment, as applicable.
10.5 Failure of Periodic Review. The City’s failure to review at least annually
compliance by Saint John’s with the terms and conditions of the Development Agreement, as
amended by this Third Amendment, shall not constitute or be asserted by any Party as a Breach
by any other Party of the Development Agreement, as amended by this Third Amendment.
10.6 Termination of Development Agreement. If Saint John’s fails to timely cure any
material item(s) of non-compliance set forth in a Notice of Breach, then the City shall have the
right, but not the obligation, to initiate proceedings for the purpose of terminating the
Development Agreement pursuant to Section 11.4 of this Third Amendment.
10.7 City Cost Recovery. Following completion of each Periodic Review, Saint John’s
shall reimburse the City for its actual and reasonable costs incurred in connection with such
review after provision of an invoice by the City.
ARTICLE 11
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DEFAULT
This Article 11 replaces and supersedes Article 14 of the Original Development Agreement, as
amended by the First Amendment, in its entirety.
11.1 Notice and Cure.
11.1.1 Breach. If either Party fails to substantially perform any term, covenant or
condition of the Development Agreement which is required on its part to be performed (a
“Breach”), the non-defaulting Party shall have those rights and remedies provided in the
Development Agreement; provided that such non-defaulting Party has first sent a written notice
of Breach (a “Notice of Breach”), in the manner required by Section 15.1 of this Third
Amendment, specifying the precise nature of the alleged Breach (including references to
pertinent sections of this Development Agreement and the Phase II Existing Regulations or
Phase II Subsequent Code Changes alleged to have been breached), and the manner in which the
alleged Breach may satisfactorily be cured. If the City alleges a Breach by Saint John’s, the City
shall also deliver a copy of the Notice of Breach to any Secured Lender of Saint John’s which
has delivered a Request for Notice to the City in accordance with Article 12 of this Third
Amendment.
11.1.2 Monetary Breach. In the case of a monetary Breach by Saint John’s, Saint
John’s shall promptly commence to cure the identified Breach and shall complete the cure of
such Breach within sixty (60) days after receipt by Saint John’s of the Notice of Breach;
provided that if such monetary Breach is the result of an Excusable Delay or the cure of the same
is delayed as a result of an Excusable Delay, Saint John’s shall deliver to the City reasonable
evidence of the Excusable Delay.
11.1.3 Non-Monetary Breach. In the case of a non-monetary Breach by either
Party, the alleged defaulting Party shall promptly commence to cure the identified Breach and
shall diligently prosecute such cure to completion; provided that the defaulting Party shall
complete such cure within thirty (30) days after receipt of the Notice of Breach or provide
evidence of Excusable Delay that prevents or delays the completion of such cure. The thirty (30)
day cure period for a non-monetary Breach shall be extended as is reasonably necessary to
remedy such Breach; provided that the alleged defaulting Party commences such cure promptly
after receiving the Notice of Breach and continuously and diligently pursues such remedy at all
times until such Breach is cured.
11.1.4 Excusable Delay. Notwithstanding anything to the contrary contained in
the Development Agreement, the City’s exercise of any of its rights or remedies under this
Article 11 shall be subject to the provisions regarding Excusable Delay in Section 15.8 of this
Third Amendment.
11.2 Remedies for Monetary Default. If there is a Breach by Saint John’s in the
performance of any of its monetary obligations under this Development Agreement which
remains uncured (a) sixty (60) days after receipt by Saint John’s of a Notice of Breach from the
City, and (b) after expiration of Secured Lender’s Cure Period under Section 12.1.3(b) of this
Third Amendment (if a Secured Lender of Saint John’s has delivered a Request for Notice to the
City in accordance with Section 12.1.3(a) of this Third Amendment), then an “Event of
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Monetary Default” shall have occurred by Saint John’s and the City shall have available any
right or remedy provided in this Development Agreement, at law or in equity. All of said
remedies shall be cumulative and not exclusive of one another, and the exercise of any one or
more of said remedies shall not constitute a waiver or election in respect to any other available
remedy.
11.3 Remedies for Non-Monetary Default.
11.3.1 Remedies of Parties. If any Party receives a Notice of Breach from the
other Party regarding a non-monetary Breach, and the non-monetary Breach remains uncured:
(a) after expiration of all applicable notice and cure periods, and (b) in the case of a Breach by
Saint John’s, after the expiration of Secured Lender’s Cure Period under Section 12.1.3(b) of this
Third Amendment (if a Secured Lender of Saint John’s has delivered a Request for Notice to the
City in accordance with Section 12.1.3(a) of this Third Amendment), then an “Event of Non-
Monetary Default” shall have occurred and the non-defaulting Party shall have available any
right or remedy provided in this Development Agreement, or provided at law or in equity except
as prohibited by this Development Agreement. All of said remedies shall be cumulative and not
exclusive of one another, and the exercise of any one or more of said remedies shall not
constitute a waiver or election in respect to any other available remedy.
11.3.2 Specific Performance. The City and Saint John’s acknowledge that
monetary damages and remedies at law generally are inadequate and that specific performance is
an appropriate remedy for the enforcement of this Development Agreement. Therefore, unless
otherwise expressly provided herein, the remedy of specific performance shall be available to the
non-defaulting Party if the other Party causes an Event of Non-Monetary Default to occur.
11.3.3 Writ of Mandate. The City and Saint John’s hereby stipulate that Saint
John’s shall be entitled to obtain relief in the form of a writ of mandate in accordance with Code
of Civil Procedure Section 1085 or Section 1094.5, as appropriate, to remedy any Event of Non-
Monetary Default by the City of its obligations and duties under this Development Agreement.
Nothing in this Section 11.3.3, however, is intended to alter the evidentiary standard or the
standard of review applicable to any action of, or approval by, the City pursuant to this
Development Agreement or with respect to the Project.
11.3.4 No Damages Relief Against City. It is acknowledged by Saint John’s that
the City would not have entered into this Development Agreement if the City were to be liable in
damages under or with respect to this Development Agreement or the application thereof.
Consequently, and except for the payment of attorneys’ fees and court costs, the City shall not be
liable in damages to Saint John’s and Saint John’s covenants on behalf of itself and its successors
in interest not to sue for or claim any damages:
a) for any default under the Development Agreement;
b) for the regulatory taking, impairment or restriction of any right or
interest conveyed or provided hereunder or pursuant hereto; or
c) arising out of or connected with any dispute, controversy or issue
regarding the application or interpretation or effect of the provisions of this Development
Agreement.
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The City and Saint John’s agree that the provisions of this Section 11.3.4 do not apply
for damages which:
(a) do not arise under this Development Agreement;
(b) are not with respect to any right or interest conveyed or provided
under this Development Agreement or pursuant to this Development Agreement; or
(c) do not arise out of or which are not connected to any dispute,
controversy, or issue regarding the application, interpretation, or effect of the provisions of this
Development Agreement or the application of any City rules, regulations, or official policies.
11.3.5 Enforcement by the City. The City, at its discretion, shall be entitled to
apply the remedies set forth in Chapters 1.09 and 1.10 of the 2022 SMMC as the same may be
amended from time to time and shall follow the notice procedures of Chapter 1.09 and 1.10 of
the 2022 SMMC respectively, in lieu of Section 11.1 of this Third Amendment if these remedies
are applied.
11.3.6 No Damages Against Saint John’s. It is acknowledged by the City that
Saint John’s would not have entered into this Development Agreement if Saint John’s were to be
liable in damages in connection with any non-monetary default hereunder. Consequently, and
except for the payment of attorneys’ fees and court costs, Saint John’s shall not be liable in
damages to the City for any nonmonetary default and the City covenants on behalf of itself not to
sue for or claim any damages:
(a) for any non-monetary default hereunder; or
(b) arising out of or connected with any dispute, controversy or issue
regarding the application or interpretation or effect of the provisions of this Development
Agreement.
The City and Saint John’s agree that the provisions of this Section 11.3.6 do not apply
for damages which:
(a) are for a monetary default; or
(b) do not arise out of or which are not connected with any dispute,
controversy or issue regarding the application, interpretation, or effect of the provisions of this
Development Agreement to or the application of, any City rules, regulations, or official policies;
or
(c) constitute Damages which arise under Section 14.1 of this Third
Amendment.
11.3.7 No Other Limitations. Except as expressly set forth in this Section 11.3,
the provisions of this Section 11.3 shall not otherwise limit any other rights, remedies, or causes
of action that either the City or Saint John’s may have at law or equity after the occurrence of
any Event of Non-Monetary Default.
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11.4 Modification or Termination of Agreement by City.
11.4.1 Default by Saint John’s. If Saint John’s causes either an Event of
Monetary Default or an Event of Non-Monetary Default, then the City may commence
proceedings to modify or terminate this Development Agreement pursuant to this Section 11.4.
11.4.2 Procedure for Modification or Termination. The procedures for
modification or termination of this Development Agreement by the City for the grounds set forth
in Section 11.4.1 of this Third Amendment are as follows:
a) The City shall provide a written notice to Saint John’s (and to any
Secured Lender of Saint John’s which has delivered a Request for Notice to the City in
accordance of Section 12.1.3(a) of this Third Amendment) of its intention to modify or terminate
this Development Agreement unless Saint John’s (or the Secured Lender) cures or corrects the
acts or omissions that constitute the basis of such determinations by the City (a “Hearing
Notice”). The Hearing Notice shall be delivered by the City to Saint John’s in accordance with
Section 15.1 of this Third Amendment and shall contain the time and place of a public hearing to
be held by the City Council on the determination of the City to proceed with modification or
termination of this Development Agreement. The public hearing shall not be held earlier than (i)
thirty-one (31) days after delivery of the Hearing Notice to Saint John’s or (ii) if a Secured
Lender has delivered a Request for Notice in accordance with Section 12.1.3(a) of this Third
Amendment, the day following the expiration of the Secured Lender Cure Period (as defined in
Section 12.1.3(b) of this Third Amendment).
b) If, following the conclusion of the public hearing, the City
Council: (i) determines that an Event of Non-Monetary Default has occurred or Saint John’s has
not been in good faith compliance with this Development Agreement pursuant to Section 10.1 of
this Third Amendment and (ii) further determines that Saint John’s (or the Secured Lender, if
applicable) has not cured (within the applicable cure periods) the acts or omissions that constitute
the basis of the determination under clause (i) above, or if those acts or omissions could not be
reasonably remedied prior to the public hearing that Saint John’s (or the Secured Lender) has not
in good faith commenced to cure or correct such acts or omissions prior to the public hearing or
is not diligently and continuously proceeding therewith to completion, then upon making such
conclusions, the City Council may modify or terminate this Development Agreement. The City
cannot unilaterally modify the provisions of this Development Agreement pursuant to this
Section 11.4. Any such modification requires the written consent of Saint John’s. If the City
Council does not terminate this Development Agreement, but proposes a modification to this
Development Agreement as a result of the public hearing and Saint John’s does not (within five
(5) days of receipt) execute and deliver to the City the form of modification of this Third
Amendment submitted to Saint John’s by the City, then the City Council may elect to terminate
this Development Agreement at any time after the sixth (6th) day after Saint John’s receipt of
such proposed modification.
11.5 Cessation of Rights and Obligations. If this Development Agreement is
terminated by the City pursuant to and in accordance with Section 11.4 of this Third
Amendment, the rights, duties and obligations of the Parties under this Development Agreement
shall cease as of the date of such termination, except only for those rights and obligations that
expressly survive the termination of this Development Agreement. In such event, any and all
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benefits, including money received by the City prior to the date of termination, shall be retained
by the City.
11.6 Completion of Improvements. Notwithstanding the provisions of Sections 11.2,
11.3, 11.4, and 11.5 of this Third Amendment, if prior to termination of this Development
Agreement, Saint John’s has satisfied the community benefits owed to the City under this
Agreement as a condition to issuance of a building permit and performed substantial work and
incurred substantial liabilities in good faith reliance upon a building permit issued by the City,
then Saint John’s shall have acquired a vested right to (a) complete construction of the applicable
Phase II Vested Development(s) in accordance with the terms of the building permit and this
Development Agreement, subject to its continuing obligations to construct Phase II Vested
Development(s) with all significant project features and satisfy all outstanding community
benefits pursuant to Section 2.12, and (b) occupy or use each such Phase II Building(s) that are
part of a Phase II Vested Development upon completion for the uses permitted for that Phase II
Building(s) as provided in this Development Agreement. Any Phase II Building completed or
occupied pursuant to this Section 11.6 shall be considered legal non-conforming subject to all
City ordinances standards and policies as they then exist governing legal non-conforming
buildings and uses unless the Phase II Building otherwise complies with the property
development standards for the district in which it is located and the use is otherwise permitted or
conditionally permitted in the district.
ARTICLE 12
MORTGAGEES
This Article 12 replaces and supersedes Article 15 of the Original Development Agreement, as
amended by the First Amendment, in its entirety.
12.1 Encumbrances on the Campus Property. This Development Agreement shall not
prevent or limit Saint John’s (in its sole discretion), from encumbering the Campus Property (in
any manner) or any portion thereof or any improvement thereon by any mortgage, deed of trust,
assignment of rents or other security device securing financing with respect to the Campus
Property (a “Mortgage”). Each mortgagee of a mortgage or a beneficiary of a deed of trust
(each, a “Secured Lender”) on the Campus Property shall be entitled to the rights and privileges
set forth in this Article 12. Any Secured Lender may require from the City certain
interpretations of this Development Agreement. The City shall from time to time, upon request
made by Saint John’s, meet with Saint John’s and representatives of each of its Secured Lenders
to negotiate in good faith any Secured Lender’s request for interpretation of any part of this
Development Agreement. The City will not unreasonably withhold, condition or delay the
delivery to a Secured Lender of the City’s written response to any such requested interpretation.
12.1.1 Mortgage Not Rendered Invalid. Except as provided in Section 12.1.2 of
this Third Amendment, neither entering into this Development Agreement nor a Breach of this
Development Agreement, nor any Event of Monetary Default nor any Event of Non-Monetary
Default shall defeat, render invalid, diminish, or impair the lien of any Mortgage made in good
faith and for value.
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12.1.2 Priority of Third Amendment. This Development Agreement shall be
superior and senior to the lien of any Mortgage. Any acquisition or acceptance of title or any
right or interest in or with respect to the Campus Property or any portion thereof by a Secured
Lender or its successor in interest (whether pursuant to foreclosure, trustee’s sale, deed in lieu of
foreclosure, lease termination or otherwise) shall be subject to all of the terms and conditions of
this Development Agreement.
12.1.3 Right of Secured Lender to Cure Default.
a) A Secured Lender may give notice to the City, specifying the name
and address of such Secured Lender and attaching thereto a true and complete copy of the
Mortgage held by such Secured Lender, specifying the portion of the Campus Property that is
encumbered by the Secured Lender’s lien (a “Request for Notice”). If the Request for Notice
has been given, at the same time the City sends to Saint John’s any Notice of Breach or Hearing
Notice under this Development Agreement, then if such Notice of Breach or Hearing Notice
affects the portion of the Campus Property encumbered by the Secured Lender’s lien, the City
shall send to such Secured Lender a copy of each such Notice of Breach and each such Hearing
Notice from the City to Saint John’s. The copy of the Notice of Breach or the Hearing Notice
sent to the Secured Lender pursuant to this Section 12.1.3(a) shall be addressed to such Secured
Lender at its address last furnished to the City. The period within which a Secured Lender may
cure a particular Event of Monetary Default or Event of Non-Monetary Default shall not
commence until three (3) days after the City has sent to the Secured Lender such copy of the
applicable Notice of Breach or Hearing Notice.
b) After a Secured Lender has received a copy of such Notice of
Breach or Hearing Notice, such Secured Lender shall thereafter have a period of time (in
addition to any notice and/or cure period afforded to Saint John’s under this Development
Agreement) equal to: (a) twenty (20) days in the case of any Event of Monetary Default, and (b)
thirty (30) days in the case of any Event of Non-Monetary Default, during which period the
Secured Lender may provide a remedy or cure of the applicable Event of Monetary Default or
may provide a remedy or cure of the applicable Event of Non-Monetary Default; provided that if
the cure of the Event of Non-Monetary Default cannot reasonably be completed within thirty
(30) days, Secured Lender may, within such thirty (30)-day period, commence to cure the same
and thereafter diligently prosecute such cure to completion (a “Secured Lender’s Cure
Period”). If Saint John’s has caused an Event of Monetary Default or an Event of Non-
Monetary Default, then each Secured Lender shall have the right to remedy such Event of
Monetary Default or an Event of Non-Monetary Default, as applicable, or to cause the same to
be remedied prior to the conclusion of the Secured Lender’s Cure Period and otherwise as herein
provided. The City shall accept performance by any Secured Lender of any covenant, condition,
or agreement on Saint John’s part to be performed hereunder with the same force and effect as
though performed by Saint John’s.
c) The period of time given to the Secured Lender to cure any Event
of Monetary Default or an Event of Non-Monetary Default by Saint John’s which reasonably
requires that said Secured Lender be in possession of the Campus Property to do so, shall be
deemed extended to include the period of time reasonably required by said Secured Lender to
obtain such possession (by foreclosure, the appointment of a receiver or otherwise) promptly and
with due diligence; provided that during such period all other obligations of Saint John’s under
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this Development Agreement, including, without limitation, payment of all amounts due, are
being duly and promptly performed.
12.1.4 Secured Lender Not Obligated Under this Development Agreement.
a) No Secured Lender shall have any obligation or duty under this
Development Agreement to perform the obligations of Saint John’s or the affirmative covenants
of Saint John’s hereunder or to guarantee such performance unless and until such time as a
Secured Lender takes possession or becomes the owner of the estate covered by its Mortgage. If
the Secured Lender takes possession or becomes the owner of any portion of the Campus
Property, then from and after that date, the Secured Lender shall be obligated to comply with all
provisions of this Development Agreement; provided that the Secured Lender shall not be
responsible to the City for any unpaid monetary obligations of Saint John’s that accrued prior to
the date the Secured Lender became the fee owner of the applicable portion of the Campus
Property.
b) Nothing in Section 12.1.4(a) of this Third Amendment is intended,
nor should be construed or applied, to limit or restrict in any way the City’s authority to
terminate this Development Agreement, as against any Secured Lender as well as against Saint
John’s if any curable Event of Monetary Default or an Event of Non-Monetary Default is not
completely cured within the Secured Lender’s Cure Period.
ARTICLE 13
TRANSFERS AND ASSIGNMENTS
This Article 13 replaces and supersedes Article 16 of the Original Development Agreement, as
amended by the First Amendment, in its entirety.
13.1 Transfers and Assignments.
13.1.1 Not Severable from Ownership Interest in Campus Property. The
Development Agreement shall not be severable from Saint John’s interest in any of the Campus
Property and any transfer of the Campus Property or any portion thereof shall automatically
operate to transfer the benefits and burdens of the Development Agreement with respect to the
transferred property or transferred portions, as applicable.
13.1.2 Transfer Rights. Saint John’s may freely sell, transfer, exchange,
hypothecate, encumber or otherwise dispose of its interest in the Campus Property or any parcels
thereof, without the consent of the City. Saint John’s shall, however, give written notice to the
City, in accordance with Section 15.1 of this Third Amendment, of any transfer of the Campus
Property, disclosing in such notice, (a) the identity of the transferee of the property (the
“Property Transferee”) and (b) the address of the Property Transferee, as applicable.
13.2 Release Upon Transfer. Upon the sale, transfer, exchange or hypothecation of the
rights and interests of Saint John’s in any of the Campus Property, Saint John’s shall be released
from its obligations under the Development Agreement to the extent of such sale, transfer or
exchange with respect to the Campus Property if: (a) Saint John’s has provided no less than
thirty (30) days written notice of such transfer to City; (b) the Property Transferee executes and
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delivers to City a written agreement in which the Property Transferee expressly and
unconditionally assumes all of the obligations of Saint John’s under this Development
Agreement with respect to the Campus Property in the form of Exhibit “T” attached hereto (the
“Assignment and Assumption Agreement”); and (c) there is no outstanding Notice of Breach
from the City to Saint John’s that has not been cured at the time of sale, transfer, exchange or
hypothecation. Upon such transfer of the Campus Property and the express assumption of Saint
John’s obligations under the Development Agreement by the Property Transferee, the City
agrees to look solely to the Property Transferee for compliance with the provisions of the
Development Agreement. Any such Property Transferee shall be entitled to the benefits of this
Development Agreement as “Saint John’s” hereunder and shall be subject to the obligations of
this Development Agreement. Failure to deliver a written Assignment and Assumption
Agreement hereunder shall not affect the transfer of the benefits and burdens as provided in
Section 13.1 of this Third Amendment, provided that the transferor shall not be released from its
obligations hereunder unless and until the executed Assignment and Assumption Agreement is
delivered to the City. Notwithstanding any transfer contemplated in this Section 13.2, if Saint
John’s transfers a portion of the Campus Property and retains ownership of other portions of the
Campus Property, Saint John’s shall retain responsibility for performance of the Community
Benefits required in Exhibit “R-1”.
ARTICLE 14
INDEMNITY TO CITY
This Article 14 replaces and supersedes Article 17 of the Original Development Agreement, as
amended by the First Amendment, in its entirety.
14.1 Indemnity. Saint John’s agrees to and shall defend, indemnify and hold harmless
the City, its City Council, boards and commissions, officers, agents, employees, volunteers and
other representatives (collectively referred to as “City Indemnified Parties”) from and against
any and all loss, liability, damages, cost, expense, claims, demands, suits, attorney’s fees and
judgments (collectively referred to as “Damages”), including but not limited to claims for
damage for personal injury (including death) and claims for property damage arising directly or
indirectly from the following: (1) for any act or omission of Saint John’s or of its officers, board
members, agents, employees, volunteers, contractors, subcontractors or other persons acting on
its behalf (collectively referred to as the “Saint John’s Parties”) which occurs during the Term
and relates to this Development Agreement; and (2) for any act or omission related to the
operations of Saint John’s Parties, including but not limited to the maintenance and operation of
areas on the Campus Property accessible to the public. Saint John’s obligation to defend,
indemnify and hold harmless applies to all actions and omissions of Saint John’s Parties as
described above caused or alleged to have been caused in connection with the Development
Agreement, except to the extent any Damages are caused by the active negligence or willful
misconduct of any City Indemnified Parties. This Section 14.1 applies to all Damages suffered
or alleged to have been suffered by the City Indemnified Parties regardless of whether or not the
City prepared, supplied or approved plans or specifications or both for the Project.
14.2 City’s Right to Defense. The City shall have the right to approve legal counsel
retained by Saint John’s to defend any claim, action or proceeding which Saint John’s is
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obligated to defend pursuant to Section 14.1 of this Third Amendment, which approval shall not
be unreasonably withheld, conditioned or delayed. If any conflict of interest results during the
mutual representation of the City and Saint John’s in defense of any such action, or if the City is
reasonably dissatisfied with legal counsel retained by Saint John’s, the City shall have the right,
at Saint John’s costs and expense, (a) to have the City Attorney undertake and continue the
City’s defense, or (b) with Saint John’s approval, which shall not be reasonably withheld or
delayed, to select separate outside legal counsel to undertake and continue the City’s defense.
ARTICLE 15
GENERAL PROVISIONS
Except as provided in this Article 15, this Article 15 replaces and supersedes Article 18 of the
Original Development Agreement, as amended by the First Amendment and Second
Amendment.
15.1 Notices. Formal notices, demands and communications between the Parties shall
be deemed sufficiently given if delivered to the principal offices of the City or Saint John’s, as
applicable, by (i) personal service, or (ii) express mail, Federal Express, or other similar
overnight mail or courier service, regularly providing proof of delivery, or (iii) registered or
certified mail, postage prepaid, return receipt requested, or (iv) facsimile (provided that any
notice delivered by facsimile is followed by a separate notice sent within twenty-four (24) hours
after the transmission by facsimile delivered in one of the other manners specified above). Such
notice shall be addressed as follows:
To City:
City of Santa Monica
1685 Main Street, Room 204
Santa Monica, CA 90401
Attention: City Manager
Fax: 310-917-6640
With a Copy to:
City of Santa Monica
1685 Main Street, Room 212
Santa Monica, CA 90401
Attn: Community Development Director
Fax: 310-458-3380
To Saint John’s:
Providence Saint John’s Health Center
2121 Santa Monica Boulevard
Santa Monica, California 90404
Attn: Chief Executive Officer
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With a Copy to:
Providence St. Joseph Health
Senior Corporate Counsel - Real Estate
1801 Lind Avenue SW
Renton, Washington 98057
With a Copy to:
Harding, Larmore, Kutcher & Kozal, LLP
1250 Sixth Street, Suite 200
Santa Monica, California 90401
Attn: Paula J. Larmore
Notice given in any other manner shall be effective when received by the addressee. Any
Party may change the addresses for delivery of notices to such Party by delivering notice to the
other Party in accordance with this provision.
15.2 Entire Development Agreement; Conflicts. The Development Agreement,
including the Original Development Agreement as amended by the First Amendment, Second
Amendment, and this Third Amendment, represents the entire agreement of the Parties. The
Development Agreement, including the Original Development Agreement as amended by the
First Amendment, Second Amendment, and this Third Amendment, integrates all of the terms
and conditions mentioned herein or incidental hereto, and supersedes all negotiations or previous
agreements between the Parties or their predecessors in interest with respect to all or any part of
the subject matter hereof. Should any or all of the provisions of this Third Amendment be found
to be in conflict with any other provision or provisions found in the Phase II Existing
Regulations, then the provisions of this Third Amendment shall prevail.
15.3 Binding Effect. The Parties intend that the provisions of this Development
Agreement shall constitute covenants which shall run with the land comprising the Campus
Property during the Term for the benefit thereof and that the burdens and benefits thereof shall
bind and inure to the benefit of all successors-in-interest to the Parties hereto in accordance with
Article 13. Every Party who now or hereafter owns or acquires any right, title, or interest in or to
any portion of the Campus Property during the Term is and shall be conclusively deemed to have
consented and agreed to every provision contained herein, to the extent relevant to said right,
title or interest, whether or not any reference to this Development Agreement is contained in the
instrument by which such person acquired an interest in the Campus Property.
15.4 Development Agreement Not for Benefit of Third Parties. The Development
Agreement is made and entered into for the sole protection and benefit of Saint John’s and the
City and their respective successors and assigns. No other person shall have any right of action
based upon any provision of this Development Agreement.
15.5 No Partnership or Joint Venture. Nothing in the Development Agreement shall be
deemed to create a partnership or joint venture between the City and Saint John’s or to render
either Party liable in any manner for the debts or obligations of the other.
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15.6 Estoppel Certificates. Either Party and any Secured Lender may, at any time, and
from time to time, deliver written notice to the other Party requesting such Party to certify in
writing (each, an “Estoppel Certificate”): (a) that this Development Agreement is in full force
and effect, (b) that this Development Agreement has not been amended or modified either orally
or in writing, or if so amended, identifying the amendments, (c) whether or not, to the knowledge
of the responding Party, the requesting Party is in Breach or claimed Breach in the performance
of its obligations under this Development Agreement , and, if so, describing the nature and
amount of any such Breach or claimed Breach, and (d) whether or not, to the knowledge of the
responding Party, any event has occurred or failed to occur which, with the passage of time or
the giving of notice, or both, would constitute an Event of Monetary Default or an Event of Non-
Monetary Default and, if so, specifying each such event. A Party receiving a request for an
Estoppel Certificate shall execute and return such Estoppel Certificate within thirty (30) days
following the receipt of the request therefor. If the party receiving the request hereunder does
not execute and return the Estoppel Certificate in such thirty (30)-day period and if
circumstances are such that the Party requesting the notice requires such notice as a matter of
reasonable business necessity, the Party requesting the notice may seek a second request which
conspicuously states “FAILURE TO EXECUTE THE REQUESTED ESTOPPEL
CERTIFICATE WITHIN FIFTEEN (15) DAYS SHALL BE DEEMED WAIVER PURSUANT
TO SECTIONS 15.6 AND 15.13 OF THE THIRD AMENDMENT TO THE DEVELOPMENT
AGREEMENT” and which sets forth the business necessity for a timely response to the estoppel
request. If the Party receiving the second request fails to execute the Estoppel Certificate within
such fifteen (15)-day period, it shall be conclusively deemed that the Development Agreement is
in full force and effect and has not been amended or modified orally or in writing, and that there
are no uncured Defaults under this Development Agreement or any events which, with passage
of time of giving of notice, of both, would constitute a Default under the Development
Agreement. The City Manager shall have the right to execute any Estoppel Certificate requested
by Saint John’s under this Development Agreement. The City acknowledges that an Estoppel
Certificate may be relied upon by any Property Transferee, Secured Lender or other party. The
Estoppel Certificate shall be provided in lieu of zoning compliance letters authorized pursuant to
2022 SMMC Section 9.38.020(E), or any successor thereto.
15.7 Time. Time is of the essence for each provision of this Development Agreement
of which time is an element.
15.8 Excusable Delays.
15.8.1 In addition to any specific provisions of this Development Agreement,
non-performance by Saint John’s of its obligations under this Development Agreement shall be
excused when it has been prevented or delayed in such performance by reason of any act, event
or condition beyond the reasonable control of Saint John’s (collectively, “Excusable Delays”)
for any of the following reasons:
a) War, insurrection, walk-outs, riots, acts of terrorism, floods,
earthquakes, fires, casualties, acts of God, or similar grounds for excused performances;
b) Governmental restrictions or moratoria imposed by the City or by
other governmental entities or the enactment of conflicting State or Federal laws or regulations;
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c) The imposition of injunctive relief, restraining orders, restrictions
or moratoria by judicial decisions or by litigation, contesting the validity, or seeking the
enforcement or clarification of, this Development Agreement or the Phase II FEIR related to the
Project whether instituted by Saint John’s, the City or any other person or entity, or the filing of a
lawsuit by any Party arising out of this Development Agreement, the Phase II FEIR, the
corresponding Mitigation Monitoring Program, the Statement of Overriding Considerations or
any permit or approval Saint John’s deems necessary or desirable for the implementation of the
Project;
d) The institution of a referendum pursuant to Government Code
Section 65867.5 or a similar public action seeking to in any way invalidate, alter, modify or
amend the ordinance adopted by the City Council approving and implementing this Development
Agreement;
e) Inability to secure necessary labor, materials or tools, due to
strikes, lockouts, or similar labor disputes, or due to a global pandemic; and
f) Failure of the City to timely perform its obligations hereunder,
including its obligations under Section 7.2 of this Third Amendment
15.8.2 Under no circumstances shall the inability of Saint John’s to secure
financing be an Excusable Delay to the obligations of Saint John’s except to the extent the
inability to secure financing is directly associated with war, insurrection, walk-outs, riots, acts of
terrorism, floods, earthquakes, fires, casualties, acts of God, or similar grounds beyond the
control of Saint John’s.
15.8.3 In order for an extension of time to be granted for any Excusable Delay,
Saint John’s must deliver to the City written notice of the commencement of the Excusable
Delay within sixty (60) days after the date on which Saint John’s becomes aware of the existence
of the Excusable Delay. The extension of time for an Excusable Delay shall be for the actual
period of the delay.
15.8.4 Nothing contained in this Section 15.8 is intended to modify the terms of
either Section 5.1.2 or Section 5.5 of this Third Amendment.
15.9 Governing Law. This Development Agreement shall be governed exclusively by
the provisions hereof and by the laws of the State of California, without regard to any choice of
law provisions thereof.
15.10 Cooperation in Event of Legal Challenge to Development Agreement. If there is
any court action or other proceeding commenced that includes any challenge to the validity,
enforceability or any term or provision of this Development Agreement, the Phase II FEIR,
and/or any other City approvals contemplated by this Agreement, then Saint John’s shall
indemnify, hold harmless, pay all costs actually incurred, and provide defense in said action or
proceeding, with counsel reasonably satisfactory to both the City and Saint John’s. The City
shall cooperate with Saint John’s in any such defense as Saint John’s may reasonably request.
15.11 Attorneys’ Fees. If any Party commences any action for the interpretation,
enforcement, termination, cancellation or rescission of this Development Agreement or for
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specific performance for the Breach of this Development Agreement, the prevailing Party shall
be entitled to its reasonable attorneys’ fees, litigation expenses and costs. Attorneys’ fees shall
include attorneys’ fees on any appeal as well as any attorneys’ fees incurred in any post-
judgment proceedings to collect or enforce the judgment. Such attorneys’ fees shall be paid
whether or not such action is prosecuted to judgment. In any case where this Development
Agreement provides that the City or Saint John’s is entitled to recover attorneys’ fees from the
other, the Party so entitled to recover shall be entitled to an amount equal to the fair market value
of services provided by attorneys employed by it as well as any attorneys’ fees actually paid by it
to third Parties. The fair market value of the legal services for public attorneys shall be
determined by utilizing the prevailing billing rates of comparable private attorneys.
15.12 Recordation. The Parties shall cause this Third Amendment to be recorded
against title to all of the parcels that comprise the Campus Property in the Official Records of the
County of Los Angeles. The cost, if any, of recording this Third Amendment shall be borne by
Saint John’s.
15.13 No Waiver. No waiver of any provision of this Development Agreement shall be
effective unless in writing and signed by a duly authorized representative of the Party against
whom enforcement of a waiver is sought and referring expressly to this Section 15.13. No delay
or omission by either Party in exercising any right or power accruing upon non-compliance or
failure to perform by the other Party under any of the provisions of this Development Agreement
shall impair any such right or power or be construed to be a waiver thereof, except as expressly
provided herein. No waiver by either Party of any of the covenants or conditions to be
performed by the other Party shall be construed or deemed a waiver of any succeeding Breach or
nonperformance of the same or other covenants and conditions hereof of this Development
Agreement.
15.14 Construction of this Development Agreement. The Parties agree that each Party
and its legal counsel have reviewed and revised this Development Agreement and that any rule
of construction to the effect that ambiguities are to be resolved against the drafting Party shall
not apply in the interpretation of this Development Agreement or any amendments or exhibits
thereto.
15.15 Other Governmental Approvals. Saint John’s may apply for such other permits
and approvals as may be required for development of the Project in accordance with this
Development Agreement from other governmental or quasi-governmental agencies having
jurisdiction over the Campus Property. The City shall reasonably cooperate with Saint John’s in
its endeavors to obtain such permits and approvals.
15.15.1 Further Assurances; Covenant to Sign Documents. Each Party shall take
all actions and do all things, and execute, with acknowledgment or affidavit, if required, any and
all documents and writings, which may be necessary or proper to achieve the purposes and
objectives of this Development Agreement.
15.15.2 Processing. Upon satisfactory completion by Saint John’s of all required
preliminary actions and payments of appropriate processing fees, if any, the City shall, subject to
all legal requirements, promptly initiate, diligently process, and complete at the earliest possible
time all required steps, and expeditiously act upon any approvals and permits necessary for the
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development by Saint John’s of the Project in accordance with this Development Agreement,
including, but not limited to, the following:
a) the processing of applications for and issuing of all Discretionary
Approvals and Administrative Approvals requiring the exercise of judgment and deliberation by
City;
b) the holding of any required public hearings; and
c) the processing of applications for and issuing of all Phase II City
Technical Permits requiring the determination of conformance with the Phase II Existing
Regulations.
15.15.3 No Revocation. The City shall not revoke or subsequently disapprove any
approval or future approval for the development of the Project or the Campus Property once
issued by the City provided that the development of the Project or the Campus Property is in
accordance with such approval. Any revocation or subsequent disapproval by the City shall state
in writing the reasons why the development of the Project or the Property is not deemed to be in
accordance with such approval and the suggested actions to be taken in order for approval to be
granted.
15.15.4 Processing During Third Party Litigation. If any third-party lawsuit is
filed against the City or Saint John’s relating to this Development Agreement, the Phase II FEIR,
Phase II Development Applications, or to other development issues affecting the Campus
Property, the City shall not delay or stop the processing, approval or Saint John’s construction on
the Campus Property, or issuance of the Technical City Permits or Phase II City Technical
Permits, unless and until the third party obtains a valid court order preventing the activity. The
City shall not stipulate to or fail to oppose the issuance of any such order. Notwithstanding the
foregoing and without prejudice to the provisions of Section 15.8.1(c) of this Third Amendment,
at any time after service on the City or Saint John’s of any petition or complaint challenging this
Development Agreement, the Project or the Phase II FEIR, Saint John’s may apply to the
Community Development Director for a tolling of the applicable deadlines with which Saint
John’s would otherwise have to comply as specified in this Development Agreement. The
Community Development Director may approve such tolling, consistent with the standard in
Section 15.26, for up to five years during the pendency of the litigation and shall provide Saint
John’s with notice of his or her decision on the tolling request within forty (40) days of receiving
Saint John’s request. Notwithstanding the foregoing, (a) both (i) Saint John’s obligation as
described in Section 3.1.1(a) of Exhibit “R-1” to make any monetary payment to the City and
(ii) Saint John’s obligation as described in Sections 1.1.2(b) and 1.1.3 of Exhibit “R-1” to
provide cash grants to community partners shall be automatically tolled during the pendency of
any litigation filed relating to this Development Agreement, the Phase II FEIR or any of the
other Phase II development applications, including Planning Applications, and the obligation to
make such a payment shall be extinguished if a final judgment is entered in favor of the third
party; provided however if Saint John’s moves forward with Phase II during the pendency of the
litigation, Saint John’s shall make such payment and applicable cash grants prior to issuance of a
building permit for the first Phase II Building (excluding the Phase II Multifamily Housing
building (S2)); and (b) Saint John’s obligation as described in Section 3.1.1(b) of Exhibit “R-1”
to make any monetary payment to the City shall be automatically tolled during the pendency of
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any litigation filed relating to City approval of the applicable Planning Application (i.e.
Administrative Approval or Development Review Permit) or concurrently approved related
approvals for the Phase II Building and shall be extinguished if a final judgment is entered in
favor of the third party; provided however if Saint John’s moves forward with such Phase II
Building during the pendency of the litigation, Saint John’s shall make such payment prior to
issuance of a building permit for such Phase II Building.
15.15.5 State, Federal or Case Law. Where any state, federal or case law allows
the City to exercise any discretion or take any act with respect to that law, the City shall, in an
expeditious and timely manner, at the earliest possible time, (i) exercise its discretion in such a
way as to be consistent with, and carry out the terms of, this Development Agreement, and (ii)
take such other actions as may be necessary to carry out in good faith the terms of this
Development Agreement.
15.16 Jurisdiction and Venue. Any legal action or proceeding among the Parties arising
out of this Development Agreement shall be instituted in the Superior Court of the County of Los
Angeles, State of California, in any other appropriate court in that County, or in the Federal
District Court in the Central District of California. The parties agree that venue exists in either
court, and each party expressly waives any right to transfer to another venue. The parties further
agree that either court will have personal jurisdiction over the parties to this Agreement.
15.17 Exhibits. The following exhibits which are part of this Third Amendment are
attached hereto and each of which is incorporated herein by this reference as though set forth in
full:
Exhibit “N” Campus Property Legal Description
Exhibit “O” 2022 Zoning Code
Exhibit “P” Phase II Development Sites
Exhibit “Q” Phase II Master Plan Standards
Exhibit “R-1” Community Benefits (amended and restated)
Exhibit “R-2” Transportation Demand Management Plan Upon Phase II
Implementation
Exhibit “R-3” Phase II Publicly-Accessible Open Space Regulations
Exhibit “R-4” 24/7 Pedestrian Connections Regulations
Exhibit “R-5” Local Hiring as to Construction
Exhibit “R-6” Local Hiring as to Permanent Employees for Neighborhood
Commercial Uses
Exhibit “S” Phase II Mitigation Measures and Project Design Features
Exhibit “T” Form of Assignment and Assumption Agreement
Exhibit “U” Phase II Parking Management Plan
Exhibit “V” Anticipated Lot Tie Agreements Diagram
15.18 Counterpart Signatures. The Parties may execute this Third Amendment on
separate signature pages which, when attached hereto, shall constitute one complete agreement.
15.19 Certificate of Performance. Upon the completion of the Project, or any phase
thereof, or upon performance of this Development Agreement or its earlier revocation and
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termination, the City shall provide Saint John’s, upon Saint John’s request, with a statement
(“Certificate of Performance”) evidencing said completion, termination or revocation and the
release of Saint John’s from further obligations hereunder, except for any further obligations
which survive such completion, termination or revocation. The Certificate of Performance shall
be signed by the appropriate agents of Saint John’s and the City and shall be recorded against
title to the Campus Property in the official records of Los Angeles County, California. Such
Certificate of Performance is not a notice of completion as referred to in California Civil Code
Section 3093.
15.20 Interests of Saint John’s. Saint John’s represents to the City that, as of the Third
Amendment Effective Date, it is the owner of the entire Campus Property, subject to
encumbrances, easements, covenants, conditions, restrictions, and other matters of record.
15.21 Operating Memoranda. The provisions of this Development Agreement require a
close degree of cooperation between the City and Saint John’s. During the Term of this
Development Agreement, clarifications to this Development Agreement and the Existing
Regulations and Phase II Existing Regulations may be appropriate with respect to the details of
performance of the City and Saint John’s. If and when, from time to time, during the Term of
this Development Agreement, the City and Saint John’s agree that such clarifications are
necessary or appropriate, they shall effectuate such clarification through operating memoranda
approved in writing by the City and Saint John’s, which, after execution, shall be attached hereto
and become part of this Development Agreement and the same may be further clarified from
time to time as necessary with future written approval by the City and Saint John’s. Operating
memoranda are not intended to and cannot constitute an amendment to this Development
Agreement but mere ministerial clarifications, therefore public notices and hearings shall not be
required for any operating memorandum. The City Attorney shall be authorized, upon
consultation with, and approval of, Saint John’s, to determine whether a requested clarification
may be effectuated pursuant to the execution and delivery of an operating memorandum or
whether the requested clarification is of such character to constitute an amendment of this
Development Agreement which requires compliance with the provisions of Section 8.1. The
authority to enter into such operating memoranda is hereby delegated to the City Manager and
the City Manager is hereby authorized to execute any operating memoranda hereunder without
further action by the City Council.
15.22 Acknowledgments, Agreements and Assurance on the Part of Saint John’s.
15.22.1 Saint John’s Faithful Performance. The Parties acknowledge and agree
that Saint John’s faithful performance in developing Phase II and in constructing and installing
certain public improvements pursuant to this Third Amendment and complying with the Phase II
Existing Regulations will fulfill substantial public needs. The City acknowledges and agrees that
there is good and valuable consideration to the City resulting from Saint John’s assurances and
faithful performance thereof and that same is in balance with the benefits conferred by the City
on Phase II Development Sites. The Parties further acknowledge and agree that the exchanged
consideration hereunder is fair, just and reasonable. Saint John’s acknowledges that the
consideration is reasonably related to the type and extent of the impacts of Phase II on the
community and the Phase II Development Sites, and further acknowledges that the consideration
is necessary to mitigate the direct and indirect impacts caused by Saint John’s on the Phase II
Development Sites.
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15.22.2 Obligations to be Non-Recourse. As a material element of this
Development Agreement, and in partial consideration for Saint John’s execution of this Third
Amendment, the Parties each understand and agree that the City’s remedies for breach of the
obligations of Saint John’s under this Development Agreement shall be limited as described in
Sections 11.2 through 11.4 of this Third Amendment.
15.22.3 Waiver of Protest. Saint John’s acknowledges and agrees that by
executing this Third Amendment, Saint John’s waives any and all claims and rights, if any, under
Government Code Section 66020 to protest fees, dedications, reservations, or exactions required
by this Third Amendment (hereinafter “exactions”), including the City’s right to request and
receive the exaction pursuant to this Third Amendment, the total exaction amount if specified by
the Third Amendment, and the formula for subsequently calculating exactions if the formula is
established by the Phase II Existing Regulations. Notwithstanding the above, if the amount of
any exaction is not expressly set forth in this Third Amendment, Saint John’s reserves the right
to protest the subsequent calculation of this amount.
15.23 Not a Public Dedication. Except as expressly provided in this Third Amendment,
herein, nothing in this Third Amendment shall be deemed to be a gift or dedication of the
Campus Property, or any portion thereof, to the general public, for the general public, or for any
public use or purpose whatsoever, it being the intention and understanding of the Parties that this
Third Amendment be strictly limited to and for the purposes herein expressed for the
development of the Project as private property. Saint John’s shall have the right to prevent or
prohibit the use of the Campus Property, or any portion thereof, including common areas and
buildings and improvements located thereon, by any person for any purpose inimical to the
development of the Project, including without limitation to prevent any person or entity from
obtaining or accruing any prescriptive or other right to use the Campus Property. Any portion of
the Campus Property to be conveyed to the City by Saint John’s as provided in this Third
Amendment, shall be held and used by the City only for the purposes contemplated herein or
otherwise provided in such conveyance, and the City shall not take or permit to be taken (if
within the power or authority of the City) any action or activity with respect to such portion of
the Campus Property that would deprive Saint John’s of the material benefits of this Third
Amendment or would materially and unreasonably interfere with the development of the Project
as contemplated by this Third Amendment.
15.24 Other Agreements. The City acknowledges that certain additional agreements
may be necessary to effectuate the intent of this Third Amendment and facilitate development of
the Project. The City Manager or his/her designee is hereby authorized to prepare, execute, and
record those additional agreements.
15.25 Severability and Termination. If any provision of this Third Amendment is
determined by a court of competent jurisdiction to be invalid or unenforceable, or if any
provision of this Third Amendment is superseded or rendered unenforceable according to any
law which becomes effective after the Third Amendment Effective Date, the remainder of this
Third Amendment shall be effective to the extent the remaining provisions are not rendered
impractical to perform, taking into consideration the purposes of this Third Amendment.
15.26 Community Development Director Approval. Whenever this Third Amendment
requires Community Development Director review and approval, such review and approval shall
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66
be undertaken in good faith and with due diligence and shall not be unreasonably withheld,
conditioned or delayed.
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This Third Amendment is executed by the Parties on the date first set forth above and is
made effective on and as of the Third Amendment Effective Date.
PROVIDENCE:
PROVIDENCE HEALTH SYSTEMS SOUTHERN
CALIFORNIA, a California nonprofit religious corporation
By: _______________________
Name:
Title:
SAINT JOHN’S:
PROVIDENCE SAINT JOHN’S HEALTH CENTER, a California
nonprofit religious corporation
By: _______________________
Name:
Title:
CITY:
CITY OF SANTA MONICA,
a municipal corporation
By: _______________________________
Name: David White
Title: City Manager
ATTEST:
By: ________________________________
Name: Denise Anderson-Warren
Title: City Clerk
APPROVED AS TO FORM:
By: ________________________________
Name: Joseph P. Lawrence
Title: Interim City Attorney
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Exhibit “N”
Page 1
EXHIBIT “N”
CAMPUS PROPERTY LEGAL DESCRIPTION
PARCEL 1:
LOT 1 OF TRACT NO. 7764, IN THE CITY OF SANTA MONICA, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 108 PAGE 50
OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 2:
LOT 2 OF TRACT NO. 7764, IN THE CITY OF SANTA MONICA, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 108 PAGE 50
OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 3:
LOT 3 OF TRACT NO. 7764, IN THE CITY OF SANTA MONICA, COUNTY OF LOS
ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 108 PAGE 50
OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 4:
THE NORTHEASTERLY HALF OF LOT 4 OF TRACT NO. 4618, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 49 PAGE 80 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
PARCEL 5:
LOTS 5, 6 AND 7 OF TRACT NO. 4618, IN THE CITY OF SANTA MONICA, COUNTY OF
LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 49 PAGE
80 OF MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
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Page 2
PARCEL 6:
LOTS 8 THROUGH 29, INCLUSIVE, OF TRACT NO. 4618, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 49 PAGE 80 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
ALONG WITH LOT 13, IN BLOCK 3 OF THE ORCHARD TRACT, IN THE CITY OF
SANTA MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 60 PAGES 15 AND 16 OF MISCELLANEOUS RECORDS, IN THE
OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 7:
THE SOUTHEASTERLY 100 FEET OF LOTS 1, 2 AND 3 OF TRACT 5379, IN THE CITY
OF SANTA MONICA, AS PER MAP RECORDED IN BOOK 59 PAGE 46 OF MAPS, IN
THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPTING THEREFROM ALL BUILDINGS AND IMPROVEMENTS NOW OR
HEREAFTER SITUATED ON SAID LAND, AS GRANTED TO MEDICAL ASSOCIATES, A
CALIFORNIA LIMITED PARTNERSHIP, IN DEED RECORDED NOVEMBER 21, 1975 AS
INSTRUMENT NO. 3346.
ALONG WITH THAT PORTION OF THAT CERTAIN 20 FOOT ALLEY, INCLUDED
WITHIN THE LINES OF BLOCK 129 OF TOWN OF SANTA MONICA, IN THE CITY OF
SANTA MONICA, AS PER MAP RECORDED IN BOOK 39 PAGES 45, ET SEQ., OF
MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY, BOUNDED AS FOLLOWS:
BOUNDED NORTHEASTERLY BY THE SOUTHWESTERLY LINE OF LOT 14, IN
BLOCK 3 OF THE ORCHARD TRACT, AS PER MAP RECORDED IN BOOK 60 PAGES 15
AND 16 OF MISCELLANEOUS RECORDS OF SAID COUNTY, BOUNDED
SOUTHEASTERLY BY THE SOUTHWESTERLY PROLONGATION OF THE
SOUTHEASTERLY LINE OF SAID LOT 14, BOUNDED SOUTHWESTERLY BY THE
NORTHEASTERLY LINE OF LOTS M, N, O, P, Q, R, S, T, U, V, W AND X, ALL IN SAID
BLOCK 129, AND BOUNDED NORTHWESTERLY BY THE NORTHEASTERLY
PROLONGATION OF THE NORTHWESTERLY LINE OF SAID LOT X.
THE ABOVE DESCRIBED LAND WAS VACATED BY RESOLUTION NO. 4658 OF THE
CITY OF SANTA MONICA, A CERTIFIED COPY THEREOF BEING RECORDED JULY
25, 1975 AS INSTRUMENT NO. 4115, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
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Exhibit “N”
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PARCEL 8:
LOTS "P", "Q", "R", "S" AND "T" IN BLOCK 129 OF THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 3 PAGES 80 AND 81, AND IN BOOK 39 PAGE 45 ET SEQ., OF MISCELLANEOUS
RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
TOGETHER WITH THAT 20 FOOT ALLEY LYING BETWEEN AND BEING
CONTIGUOUS TO LOTS 1, 2 AND 3 OF TRACT 5379 ON THE SOUTHEASTERLY SIDE
AND LOT "P", BLOCK 129 OF THE TOWN OF SANTA MONICA ON THE
NORTHWESTERLY SIDE, VACATED BY SPECIAL ORDINANCE NOS. 564 AND 580.
AND ALSO TOGETHER WITH THE NORTHWESTERLY 30 FEET OF LOTS 1, 2 AND 3
AS SHOWN ON TRACT 5379, IN THE CITY OF SANTA MONICA, AS PER MAP
RECORDED IN BOOK 59 PAGE 46 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
PARCEL 9:
LOTS "U", "V", "W" AND "X", IN BLOCK 129 OF THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 3 PAGES 80 AND 81, AND IN BOOK 39 PAGE 45 ET SEQ., OF MISCELLANEOUS
RECORDS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 10:
PARCEL B AS DESCRIBED ON CERTIFICATE OF COMPLIANCE NO. 1992-001
RECORDED ON JUNE 30, 1993 AS INSTRUMENT NO. 93-1258200, OF OFFICIAL
RECORDS:
LOT 5 IN BLOCK 1 OF THE GOLDEN STATE TRACT IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA RECORDED IN BOOK
6, PAGE 28 OF MAPS AND PARCEL 2 OF PARCEL MAP NO. 17501 IN THE CITY OF
SANTA MONICA FILED IN BOOK 201 PAGES 1 AND 2 OF PARCEL MAPS ALL IN THE
OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
EXCEPT THAT PORTION OF PARCEL 2 OF PARCEL MAP NO. 17501 LYING
SOUTHWEST OF THE SOUTHWESTERLY LINE OF LOTS 1 THROUGH 13, BLOCK 1 OF
GOLDEN STATE TRACT AS PER MAP RECORDED IN BOOK 6, PAGE 28 OF MAPS.
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PARCEL 11:
LOTS 1 AND 2 IN BLOCK 1 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 6 PAGE 28 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
PARCEL 12:
LOTS 3 AND 4 IN BLOCK 1 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 6 PAGE 28 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
PARCEL 13:
LOTS 1, 2 AND 3 IN BLOCK 2 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 6, PAGE 28, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
ALONG WITH THE SOUTHWESTERLY 136 FEET, FRONT AND REAR, OF LOT 3 IN
BLOCK 4 OF THE ORCHARD TRACT, IN THE CITY OF SANTA MONICA, COUNTY OF
LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 60
PAGES 15 AND 16 OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
EXCEPT THEREFROM THE SOUTHEAST 40 FEET AS CONDEMNED TO THE CITY OF
SANTA MONICA BY INSTRUMENT RECORDED IN BOOK 9914 PAGE 220 OF
OFFICIAL RECORDS.
PARCEL 14:
LOTS 4 AND 5 IN BLOCK 2 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 6, PAGE 28, IN THE OFFICE OF THE COUNTY RECORDER OF
SAID COUNTY.
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PARCEL 15:
LOT 12 IN BLOCK 2 OF GOLDEN STATE TRACT, IN THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 6 PAGE 28, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY.
PARCEL 16:
LOTS 9 AND 10 IN BLOCK 3 OF SCHADER'S ADDITION, IN THE CITY OF SANTA
MONICA, COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP
RECORDED IN BOOK 6, PAGE 67 OF MAPS, IN THE OFFICE OF THE COUNTY
RECORDER OF SAID COUNTY.
PARCEL 17:
LOT 14, IN BLOCK 3 OF THE ORCHARD TRACT, IN THE CITY OF SANTA MONICA,
COUNTY OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP RECORDED IN
BOOK 60 PAGES 15 AND 16 OF MISCELLANEOUS RECORDS, IN THE OFFICE OF THE
COUNTY RECORDER OF SAID COUNTY.
EXCEPTING THEREFROM ALL BUILDINGS AND IMPROVEMENTS NOW OR
HEREAFTER SITUATED ON SAID LAND, AS GRANTED TO MEDICAL ASSOCIATES, A
CALIFORNIA LIMITED PARTNERSHIP, IN DEED RECORDED NOVEMBER 21, 1975 AS
INSTRUMENT NO. 3346.
PARCEL 18:
PARCEL 1 OF PARCEL MAP NO. 17501, IN THE CITY OF SANTA MONICA, COUNTY
OF LOS ANGELES, STATE OF CALIFORNIA, AS PER MAP FILED IN BOOK 201 PAGES
1 AND 2 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID
COUNTY.
EXCEPT THEREFROM, ALL BUILDINGS, STRUCTURES, AND OTHER
IMPROVEMENTS, LOCATED ON SAID LAND, AS PROVIDED IN THE DEED DATED
OCTOBER 27, 1987' EXECUTED BY KOLL SANTA MONICA ASSOCIATES ONE, A
CALIFORNIA LIMITED PARTNERSHIP, RECORDED OCTOBER 30, 1987 AS
INSTRUMENT NO. 87-1741816.
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Exhibit “O”
Page 1
EXHIBIT “O”
2022 ZONING CODE
[Behind this page.]
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Exhibit “P”
Page 1
EXHIBIT “P”
PHASE II DEVELOPMENT SITES
[Behind this page.]
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Exhibit “P”
Phase II Development Sites
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Exhibit “Q”
Page 1
EXHIBIT “Q”
PHASE II MASTER PLAN STANDARDS
[See separate PDF.]
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Exhibit “R-1”
Page 1
EXHIBIT “R-1”
COMMUNITY BENEFITS (AMENDED AND RESTATED)
Upon the Third Amendment Effective Date, this Exhibit “R-1” shall govern all
community benefits, childcare requirements, and neighborhood protection provisions in the
Development Agreement including for Phase I and Phase II. Evidence of good faith compliance
with the terms of the Community Benefits Program shall be demonstrated in accordance with
Section 10.2 of this Third Amendment.
1. Community Benefits Program.
1.1 Saint John’s Community Benefit Program. The City seeks to ensure through the
implementation of this Exhibit “R-1” that the availability and the accessibility of health care
provided by Saint John’s is maintained and expanded in accordance with the Third Amendment
and the Phase II Master Plan. This Exhibit “R-1” replaces and supersedes Section 1.7 of the
Original Development Agreement, as amended by the First Amendment, in its entirety, and
contains all of the community benefit requirements in the Development Agreement. Evidence of
good faith compliance with the terms of this Community Benefits Program shall be demonstrated
in accordance with Section 10.2 of this Third Amendment.
1.1.1 Community Health Needs Assessment. As part of Saint John’s triennial
comprehensive needs assessment pursuant to Health and Safety Code § 127350 et seq., Saint
John’s shall include a comprehensive assessment of social determinants of health in the Santa
Monica community. The City Manager shall designate a staff representative to serve on the
Community Health Needs Assessment Oversight Committee. The assessment process shall
engage a broad representation of the Santa Monica community including residents, the business
community, other local hospitals, nonprofits, faith-based organizations and consumers of local
social services. Opportunities for involvement shall be broadly advertised in local media. Saint
John’s shall factor in results of this assessment when developing its annual community benefit
plan. To the extent feasible, Saint John’s will share with the City data for the Santa Monica-
specific subsection of Saint John’s comprehensive community needs assessment to better inform
both parties’ work in the community.
1.1.2 Homelessness Services & Services to Other Vulnerable Populations.
1.1.2(a) Total Value. From the Third Amendment Effective Date
through the Term of the Development Agreement, Saint John’s shall provide cash grants to non-
profit community partners and in-kind support for homeless services and prevention, services to
other vulnerable populations, and/or behavioral health programs in the community consisting of:
(i) a minimum of Five Hundred Eighty-Three Thousand,
Three Hundred Thirty-Three Dollars ($583,333.00) provided by December 31, 2022 in
accordance with Section 1.1.3 of Exhibit “R-1” below;
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(ii) a minimum of One Million Dollars ($1,000,000)
provided annually by December 31st of each year for twenty (20) years, commencing in calendar
year 2023 through calendar year 2042; and
(iii) commencing December 31, 2043, a minimum of Five
Hundred Thousand Dollars ($500,000) annually through December 31, 2052.
(iv) To account for inflation, the annual amounts required in
this Section 1.1.2(a) of Exhibit “R-1” shall be adjusted annually as shown in Table 1.1.2 below.
TABLE 1.1.2
CASH GRANTS
(Min 80% of Total) TOTAL VALUE
2022 $ 425,000.00 $ 583,333.00
2023 $ 812,000.00 $ 1,015,000.00
2024 $ 824,180.00 $ 1,030,225.00
2025 $ 836,542.70 $ 1,045,678.38
2026 $ 849,090.84 $ 1,061,363.55
2027 $ 861,827.20 $ 1,077,284.00
2028 $ 874,754.61 $ 1,093,443.26
2029 $ 887,875.93 $ 1,109,844.91
2030 $ 901,194.07 $ 1,126,492.59
2031 $ 914,711.98 $ 1,143,389.98
2032 $ 928,432.66 $ 1,160,540.83
2033 $ 942,359.15 $ 1,177,948.94
2034 $ 956,494.54 $ 1,195,618.17
2035 $ 970,841.96 $ 1,213,552.44
2036 $ 985,404.58 $ 1,231,755.73
2037 $ 1,000,185.65 $ 1,250,232.07
2038 $ 1,015,188.44 $ 1,268,985.55
2039 $ 1,030,416.26 $ 1,288,020.33
2040 $ 1,045,872.51 $ 1,307,340.64
2041 $ 1,061,560.60 $ 1,326,950.75
2042 $ 1,077,484.01 $ 1,346,855.01
2043 $ 400,000.00 $ 500,000.00
2044 $ 406,000.00 $ 507,500.00
2045 $ 412,090.00 $ 515,112.50
2046 $ 418,271.35 $ 522,839.19
2047 $ 424,545.42 $ 530,681.78
2048 $ 430,913.60 $ 538,642.00
2049 $ 437,377.31 $ 546,721.63
2050 $ 443,937.97 $ 554,922.46
2051 $ 450,597.03 $ 563,246.29
2052 $ 457,355.99 $ 571,694.99
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(iv) For the avoidance of doubt, cash grants from
Providence Saint John’s Health Center Affiliation Fund shall count toward the minimum value
required in this Section 1.1.2(a) of Exhibit “R-1” so long as the grants are to
organizations/programs meeting the criteria set forth in Section 1.1.2(b) or Section 1.1.3 of this
Exhibit “R-1” as applicable.
1.1.2(b) Cash Grants. A minimum of 80% of the applicable annual
value required in Section 1.1.2(a)(ii)-(iv) of this Exhibit “R-1” shall be cash grants to non-profit
organizations/programs that serve populations consistent with the requirements of the City’s
Human Services Grants Program, or any successor thereto. Saint John’s shall consult with
subject matter experts, community stakeholders and co-funders in the grantmaking process.
Organizations/programs that are then funded by or have been funded by the City of Santa
Monica’s Human Services Grant Program within the three (3) fiscal years prior to the year in
which Saint John’s is making the grant are deemed as satisfying the criteria in this Section
1.1.2(b) of this Exhibit “R-1” provided that Saint John’s demonstrates that funds awarded by
Saint John’s in accordance with this Section 1.1.2 shall be used by the grantee to support
homelessness services and services to other vulnerable populations that are also funded by the
City’s Human Services Grant Program, or any successor thereto. For other
organizations/programs, Saint John’s may submit a written request to the City Council for
approval that a cash grant to such organization/program would count toward the requirement in
this Section 1.1.2(b) of this Exhibit “R-1”. Such request shall include documentation that the
organization/program meets the criteria in this Section 1.1.2. The City Council may approve,
deny or conditionally approve (e.g. specify a maximum amount or number of years for the
approval) such request. If the City Council does not deny Saint John’s request for approval at a
public hearing(s) within ninety (90) days, the organization/program shall be deemed approved.
1.1.2(c) Collaboration Regarding In-Kind Services. Saint John’s will
meet and confer with the City Manager, or his or her designee, annually regarding any in-kind
support/programs it plans to provide in satisfaction of the remaining applicable annual value
required in Section 1.1.2(a)(ii)-(iv) of this Exhibit “R-1” (i.e. up to 20% of the applicable annual
value). Any in-kind funding shall be limited to clearly measurable capital and/or operational
contributions. If the City Manager, or his or her designee, does not respond to Saint John’s
request for a meeting within thirty (30) days and/or does not schedule a meeting with Saint
John’s within sixty (60) days of Saint John’s written request to meet, Saint John’s shall have no
obligation to meet and confer with the City regarding its in-kind services/programs for that
upcoming year.
1.1.3 2022 Community Benefits Program.
1.1.3(a) 2022 Cash Grants. By December 31, 2022, Saint John’s shall
provide a minimum of Four Hundred Twenty-Five Thousand Dollars ($425,000.00) consisting of
(i) cash grants to non-profit organizations/programs consistent with the requirements (other than
the minimum applicable annual value) for such grants in Section 1.1.2(a) of this Exhibit “R-1”
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and (ii) up to Fifty Thousand Dollars ($50,000.00) in cash grants to Saint Anne’s school for
school nurses and operations.
1.1.3(b) 2022 In-Kind Services. Saint John’s has provided or shall
provide any remaining annual value required in Section 1.1.2(a)(i) of this Exhibit “R-1” (i.e. up
to $158,333.00 of the 2022 total value requirement) through in-kind services provided in
calendar year 2022 in the areas of (a) lab and radiology services at no cost to patients referred by
local nonprofits (e.g. Venice Family Clinic and Westside Family Health Center) and/or (b) the
Child and Family Development Center.
2. Saint John’s Child Care Program.
This Section 2 of Exhibit “R-1” replaces and supersedes Section 1.8 of the Original
Development Agreement, as amended by the First Amendment, in its entirety.
2.1 Phase I. During the entire Term, Saint John’s shall provide childcare services for
Phase I in accordance with the following requirements:
2.1.1 Phase I Program Capacity.
2.1.1(a) Saint John’s shall continue to provide forty-nine
(49) spaces of full-day childcare for its employees and the community (“required level of
service”), or as further specified in Section 2.1.2, (the “Phase I Child Care”).
2.1.1(b) Within the required level of service, Saint John’s
shall provide a minimum of twenty-one (21) full-day infant/toddler spaces.
2.1.1(c) Saint John’s may continue to provide the Phase I
Child Care in its current building and location on Phase II Site 2I or may move it to the South
Campus once the new building on Phase II Site S1 obtains its Certificate of Occupancy and is
licensed for childcare.
2.1.2 Phase I Program Operations.
2.1.2(a) Saint John’s shall offer full-day programming for all required
spaces.
2.1.2(b) The minimum full day program shall be eleven (11) hours per
day, five (5) days per week. Saint John’s shall consider the coverage needs of its employees
when establishing hours of operation.
2.1.2(c) Saint John’s childcare program shall operate at a minimum
annual capacity of 85%, based on an average occupancy rate for each 12-month period.
2.1.2(d) Saint John’s childcare program shall meet all State childcare
and early education rules and regulations. In addition, Saint John’s childcare program shall be in
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compliance with the National Association for the Education of Young Children accreditation
standards for center-based programs, or comparable successor standards.
2.1.3 Phase I Enrollment Priorities.
For any available space, enrollment priority shall be given to: (1) children
of Saint John’s employees desiring full-time childcare, (2) children of Saint John’s employees
desiring part-time care as long as that full-time space will be shared by that employee with
another Saint John’s employee desiring care for the remaining time for that space, (3) children of
Santa Monica residents desiring full-time childcare, and (4) children of those working in Santa
Monica.
2.1.4 Phase I Community Access and Affordability.
2.1.4(a) Saint John’s shall conduct ongoing outreach to inform
employees and the community about Saint John’s childcare program. At the request of the City,
outreach activities shall be in multiple languages to ensure the broadest possible outreach.
2.1.4(b) Saint John’s shall maintain a waiting list for those interested in
enrolling children in the childcare program.
2.1.4(c) To ensure that childcare spaces are accessible to lower-income
employees and community members, Saint John’s shall provide a minimum level of tuition
subsidies for lower-income families on an annual basis. This minimum annual tuition subsidy
shall not be less than 25% of the total tuition that would be charged for all forty-nine (49) spaces
if each space were billed at the full tuition rate for that year. First priority shall be given to Saint
John’s employees and second priority to Santa Monica residents. Partial or full tuition subsidies
shall be awarded based upon need, using family income, family size, and current financial
circumstances as criteria. The lowest compensated Saint John’s employees shall receive priority
for the tuition subsidy.
2.1.4(d) Childcare tuition shall not exceed the tuition charged by other
full-day non-profit infant/toddler and pre-school programs in the City of Santa Monica with a
comparable level of service and quality of care.
2.1.4(e) If Saint John’s chooses to operate the childcare program
through an outside operator, Saint John’s shall cover the following costs and shall not pass
through these costs to the outside operator: facility rent, facility maintenance, linen service,
children’s meals, and indirect administrative costs.
2.1.5 Phase I Employee Wages and Benefits. Saint John’s, or any contractor
retained to provide the required childcare services, shall provide its childcare employees with
wage and benefit compensation that is comparable to other accredited centers on the Westside of
Los Angeles.
2.2 Phase II Expanded Child Care Program.
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Pursuant to the requirements of this Section 2.2, Saint John’s shall provide an
expanded childcare program to address childcare needs generated by Phase II development. The
Phase I childcare obligations contained in Section 2.1 of Exhibit “R-1” shall continue to govern
except as modified herein or as may be modified by the future Phase II Child Care
Implementation Plan approved by the Community Development Director pursuant to Section
2.2.5 of Exhibit “R-1” below.
2.2.1 Phase II Expanded Program Operations.
2.2.1(a) Saint John’s Phase II childcare program may be provided in the
existing Child and Family Development Center building as part of the Phase I childcare program
located on Phase II Site 2I and/or in a new childcare facility to be developed on Phase II Site S1
once the new building on Phase II Site S1 obtains its Certificate of Occupancy and is licensed for
childcare.
2.2.1(b) The program shall meet all applicable State childcare and early
education rules and regulations and shall be in compliance with accreditation standards of the
National Association for the Education of Young Children for center-based programs or the
National Association for Family Child Care for in-home programs, or comparable successor
standards.
2.2.1(c) Enrollment priorities shall be established in accordance with
Section 2.1.3 of this Exhibit “R-1” except to the extent that any part-time childcare spaces are
provided. For any part-time childcare spaces, enrollment priority shall be established in the
following order for each available space: 1) children of Saint John’s employees, 2) children of
Santa Monica residents, and 3) children of those working in Santa Monica.
2.2.2 Phase II Service Expansion.
Saint John’s shall consider implementing programs that address special
childcare needs, such as care during evening or non-traditional childcare hours, sick childcare
and any other identified need.
2.2.3 Phase II Community Access and Affordability.
2.2.3(a) Saint John’s Phase II childcare program shall be broadly
advertised through a comprehensive community outreach program to its employees and
community members. At the request of the City, outreach activities shall be in multiple
languages to ensure the broadest possible outreach.
2.2.3(b) Saint John’s Phase II childcare program shall include a
fee/scholarship structure targeting those in need of assistance to access quality childcare that
provides access by lower-income employees and lower-income Santa Monica residents with a
first priority for lower-income Santa Monica residents.
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2.2.4 Phase II Child Care Program Licensed and Operational Capacity. Saint
John’s shall provide the following:
2.2.4(a) Operational Capacity. Based on the results of the Child Care
Needs Assessment for Phase II (Recital “M” of the Third Amendment), the Phase II child care
demand shall be accommodated through additional child care spaces that Saint John’s may elect
to phase in over time in accordance with the below schedule which provides the additional
minimum annual operational capacity (number of child care spaces) for Phase II that must be
provided before issuance of the Certificate of Occupancy for the various Phase II Buildings:
Phase II Building
Additional Minimum Operational
Child Care Spaces for Phase II
Development*
The earlier of the Phase II Building on Site
2C, S1, or S3.
3 spaces
Site 2I Phase II Building 3 spaces
Site S4 Phase II Building 3 spaces
Site 2D/E Phase II Building 2 spaces
NOTE:
*The minimum annual operational capacity shall be based on an average occupancy
rate for each 12-month period.
Any Development Review Permit application for one or more
Phase II Buildings shall confirm that the increased operational capacity in accordance with this
Section 2.2.4(a) can be accommodated (either within the existing building on Phase II Site 2I or
the new building on Phase II Site S1) before issuance of the Certificate of Occupancy for the
respective building.
2.2.4(b) New Facility Size. Prior to the demolition of the existing Child
and Family Development Center building on Phase II Site 2I, Saint John’s shall construct a new
building on South Campus Phase II Site S1 that will accommodate the Phase I and Phase II child
care programs and will include five (5) classrooms and an expanded child care program with a
minimum capacity for seventy-one (71) licensed child care spaces; provided however that the
childcare program’s minimum operational capacity shall be in accordance with Section 2.1.2(c)
and Section 2.2.4(a) of Exhibit “R-1” above. The childcare (Day Care use) portion of the
building shall satisfy the space requirements for childcare centers in accordance with the
California Code of Regulations, including the minimum indoor and outdoor activity space
required based on the childcare facility’s licensed capacity.
2.2.4(c) Classroom Types. The Phase I and Phase II childcare program
shall include a total of (3) classrooms for infants/toddlers and two (2) classrooms for preschool
age children. Notwithstanding the foregoing, all classrooms in the new facility on Phase II Site
S1 will be flexible to meet the childcare programming needs and be available for other uses
(indoor playroom, multi-purpose room, etc.). The flexibility is needed to address potential
changes in childcare demand for any age group.
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2.2.4(d) New Facility Parking and Loading. Passenger loading and
parking for the new facility on Phase II Site S1 shall be provided in accordance with the Phase II
Master Plan Standards (Exhibit “Q”).
2.2.4(e) New Facility Design. Prior to filing a Development Review
Permit application for a new childcare facility on Phase II Site S1, Saint John’s shall work
closely with design professionals experienced in the design of childcare facilities to design a
facility that specifically meets childcare needs.
2.2.5 Phase II Child Care Implementation Plan. Prior to or concurrent with
Saint John’s filing an application for a Development Review Permit for the new Child & Family
Development Center (S1), Saint John’s shall submit to the City a proposed Phase II Child Care
Implementation Plan that includes the following programmatic requirements:
- scope of the Phase II childcare program including the numbers and ages of
children to be served, and hours and days of operation;
- staffing plan and general salary schedules and/or ranges;
- employee and community outreach program; and
- fee/scholarship structure to ensure access by lower-income employees and
residents.
2.2.5(a) Prior to the issuance of a Certificate of Occupancy for the new
Child & Family Development Center (S1), the Community Development Director shall review
and approve the proposed Phase II Child Care Implementation Plan. The Community
Development Director’s review shall include, but not be limited to, the extent to which: 1) the
community outreach program adequately informs employees and residents of the program; 2) the
proposed fee/scholarship structure addresses the need for access by lower-income employees and
residents; and 3) ensuring the proposed program and facilities meet the State requirements and
meet or are designed to meet the national accreditation standards.
2.2.6 Child Care Linkage Fee. The childcare requirements in Section 2.2 of this
Exhibit “R-1” shall be required instead of payment of a Child Care Linkage Fee pursuant to 2022
SMMC Chapter 9.65, or successor thereto, and Saint John’s shall not be required to pay any Child
Care Linkage Fee as a condition of approval of any Phase II development. Notwithstanding the
foregoing, if childcare for Phase I or Phase II is not provided on the S1 Site pursuant to Section
2.2.4(b) of this Exhibit “R-1”, Saint John’s shall pay an Early Childhood Initiatives contribution
to the City prior to issuance of the building permit for the S1/S3 development sites in the amount
of Three-Hundred Thousand Dollars ($300,000.00). The City shall utilize this contribution to
support early childhood initiatives including but not limited to infant, toddler and pre-school
tuition subsidies; family support and parent engagement strategies; home visitation programs;
facility and playground improvements and kindergarten readiness models. The City shall deposit
such monies into a separate restricted account to be used exclusively for the early childhood
initiatives as described above through guidelines to be established by the City.
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2.2.7 This Section 2.2 shall apply for the Term of the Development Agreement.
2.3 Reporting and Modification of Phase I and Phase II Child Care Programs.
2.3.1 Annual Report. The below reporting requirements shall continue to apply
to Phase I and will be expanded to cover the increased childcare obligations associated with
Phase II once the Certificate of Occupancy for the first Phase II Building (other than the Phase II
Multifamily Housing building (S2)) is issued.
2.3.1(a) Saint John’s shall submit an annual report to the City
specifying: 1) the number of total licensed spaces available by program component and the
average occupancy rate for the year; 2) the number of infants, toddlers and preschoolers served;
3) the number of children with special needs served by each program component; 4) the number
of children receiving tuition subsidies, including family income and the number of children in
the family; 5) the total dollar amount expended for tuition subsidies; 6) the number of children of
Saint John’s employees served and the number using (a) part-day and part-time and (b) full-day
schedules; 7) the number of Santa Monica residents and employees working in Santa Monica
served; 8) the number and needs of those on the waiting list; 9) a list of in-kind services provided
pursuant to this Development Agreement with certification that these costs were not passed
through to an outside operator, if contracted; 10) the salary schedule and summary of benefits for
employment positions at Saint John’s (or Saint John’s contractor’s employment positions)
working in the child care program; and 11) significant trends or program changes.
2.3.1(b) The annual report shall be submitted to the City’s Community
Development Director by April 30th of each year (covering the prior calendar year). The City’s
Community Development Director shall review the report and respond to any requested program
changes within sixty (60) days of the submittal pursuant to Section 2.3.2 of this Exhibit “R-1”.
2.3.2 Program Changes.
2.3.2(a) Saint John’s may include, in the annual report, requests to
make modifications to the required childcare program based on changing childcare needs and
demand for services. Such requests shall be accompanied by full documentation on the changing
childcare needs and demand for services that led to the request.
2.3.2(b) Saint John’s shall not change the operations of its childcare
services without prior review and written approval by the City’s Community Development
Director if such change would alter or modify the operation of Saint John’s childcare program as
mandated by Section 2 of Exhibit “R-1”. Saint John’s may change features of its childcare
services not required in this Section 2 of Exhibit “R-1” without seeking City approval.
2.3.2(c) The City’s Community Development Director, or his/her
designee, shall review and approve, at his/her reasonable discretion, proposed program changes
based on the following criteria: 1) the proposal will address an unmet child care need for Saint
John’s employees and/or Santa Monica residents, 2) the proposal does not result in a gap in child
care services for infants and toddlers in the community, 3) the proposal does not supplant
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currently utilized community child care resources, 4) the proposal will not result in disruption to
those currently being served, and 5) the proposal meets the required level of service as specified
in the Development Agreement.
3. Phase II Additional Community Benefits.
3.1 Additional Community Benefits – Monetary Contribution for Santa Monica
Behavioral Health Initiatives.
3.1.1 Monetary Contribution. Saint John’s shall make monetary contributions as
described in this section to the City of Santa Monica to help expand community access to Santa
Monica Behavioral Health Initiatives. City may use these funds for capital needs, operational
funding, and in-kind staffing for a behavioral health center and/or for other City sponsored
programs to address the community’s behavioral and/or mental health needs.
3.1.1(a) Within one-hundred eighty (180) days after the
Third Amendment Effective Date, Saint John’s shall pay the sum of Five Million Dollars
($5,000,000) to the City.
3.1.1(b) [CITY STAFF POSITION: Saint John’s shall pay
the additional sum of Five Million Dollars ($5,000,000) to the City upon the earlier of: (a) one-
hundred (100) days after the effective date of the final City approval (including any
reconsideration, appeal, or remand) of the Development Review Permit for the first Phase II
Building (excluding the Phase II Multifamily Housing building (S2)), or (b) eight (8) years after
the Third Amendment Effective Date. Notwithstanding the foregoing, if this additional sum is
not paid within three (3) years after the Third Amendment Effective Date, this sum shall be
adjusted commencing January 1, 2025 and annually thereafter by one and a half percent (1.5%).]
[SAINT JOHN’S POSITION: Saint John’s shall pay
the additional sum of Five Million Dollars ($5,000,000) to the City upon the earlier of: (a) not
later than one-hundred (100) days after the effective date of the final City approval (including
any reconsideration, appeal, or remand) of the Development Review Permit for the first Phase II
Building (excluding the Phase II Multifamily Housing building (S2)), or (b) eight (8) years after
the Third Amendment Effective Date. Notwithstanding the foregoing, if this additional sum is
not paid within three (3) years after the Third Amendment Effective Date, this sum shall be
adjusted commencing January 1, 2025 and annually thereafter by one and a half percent (1.5%) .]
3.1.2 Collaboration Regarding Use of Funds.
3.1.2(a) Within sixty (60) days of the Third Amendment
Effective Date, Saint John’s may request a meeting to confer with the City Manager, or his or her
designee, to discuss and determine the most effective use of the funds required by Section 3.1.1
of Exhibit “R-1”. Notwithstanding the foregoing, the City Council, after a City-led public
engagement process and public hearing on the allocation of these funds, shall have the right to
allocate these funds to expand community access to behavioral health services, including a
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potential behavioral health center, as determined in the sole and absolute discretion of the City
Council.
3.1.2(b) Saint John’s shall support the City’s community
engagement process for the development of Santa Monica Behavioral Health Initiatives by
actively participating in planning meetings and making good faith efforts to provide subject
matter experts and leverage existing partnerships to help advance the City’s behavioral health
goals and priorities.
3.2 Child and Family Development Center Child Youth Development Project.
Beginning on July 1, 2023 through the Term, Saint John’s shall continue its Child Youth
Development Project (or a substantially similar program) without City funding (Saint John’s had
historically received City grants of approximately $315,000 annually to subsidize this program).
The Child Youth Development Project shall provide direct services to children and families who
have been impacted by community violence, familial discord, poverty, substance abuse, and/or
trauma. These services may include, but are not limited to:
3.2.1 individual and family therapy, group therapy, case management, parent
training and teacher consultations;
3.2.2 participation in the Santa Monica-Malibu Unified School District’s
Wellness Center collaborative by serving older youth in Santa Monica and/or Olympic High
School,
3.2.3 monthly programming at Santa Monica-Malibu Unified School District
and/or community locations with clearly defined summer activities,
3.2.4 maintaining a bilingual (Spanish-English) licensed clinician or masters-
level clinician registered for licensure with the California State Board of Behavioral Sciences at
each school site so long as a person with such qualifications is available for hire,
3.2.5 referring families from Santa Monica-Malibu Unified School District in-
school programs to appropriate agencies for services based on individual familial needs,
3.2.6 active participation in Santa Monica Cradle To Career (“smC2C”) impact
meetings and initiatives, including smC2C work groups, Child and Youth Resource Teams,
Early Childhood Task Force, Educational Collaborative and Behavioral Health Work Group to
the extent such programs/groups continue to exist, and
3.2.7 working with youth and family networks of care and the City to provide
support to individuals and families who may require agency expertise in the aftermath of a
serious community crisis. A community crisis includes without limitation traumatic events or
emergency conditions that create distress, hardship, fear or grief that significantly impact the
Santa Monica community.
3.2.8 This Section 3.2 shall apply for the Term of the Development Agreement.
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3.3 Community Access to Phase II Community-Oriented Facilities. Santa Monica
residents shall have access to any Phase II community-oriented facilities as follows:
3.3.1 If and when a new Education & Conference Center on the South Campus
is open, space shall be made available within the Education & Conference Center for use by City
departments, community groups, and local nonprofit organizations for meetings and programs
that are consistent with Saint John’s mission, subject to the following conditions:
3.3.1(a) Saint John’s will make such space available four (4) times per
year for groups of up to 30 people, subject to availability. Reservations must occur a minimum
of 72 hours prior to a proposed use of space. Special larger capacity events including at the fixed
seat auditorium will be considered based on available space.
3.3.1(b) Saint John’s may require a reasonable cleaning deposit for each
use of space, based on the size of the space used, attendance, and nature of the use of that space.
3.3.1(c) Saint John’s may pass through a reasonable staffing cost for
events scheduled at times when the Education & Conference Center is otherwise closed, similar
to costs charged by the City for City meeting facilities.
3.3.1(d) Saint John’s may require users of space to provide proof of
insurance for events prior to confirming a reservation.
3.3.2 To the extent that Saint John’s hosts conferences, meetings, or events that
are open to the public at the Education & Conference Center for which admission is charged,
discounted admission pricing will be available for Santa Monica residents.
3.3.3 This Section 3.3 shall apply for the Term of the Development Agreement.
3.4 Phase II Open Space, including Publicly-Accessible Open Space and 24/7
Pedestrian Connections.
3.4.1 For Phase II Vested Development(s), Saint John’s shall provide substantial
open space, including Publicly-Accessible Open Space and 24/7 Pedestrian Connections, in
accordance with Section 2.11 of the Third Amendment and the Phase II Master Plan Standards
(“Exhibit Q”).
3.4.2 For Phase II Vested Development(s), the open space requirements in
Section 3.4.1 of this Exhibit “R-1” shall be required instead of payment of the Parks and
Recreation Development Impact Fee in 2022 SMMC Chapter 9.67 (including any adjustments to
account for inflation in accordance with SMMC Section 9.67.080), and if applicable, 2022
SMMC Section 9.23.030(C) (collectively the “Parks Fee”), and any successors thereto.
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3.5 Phase II Vehicle, Bicycle and Pedestrian Infrastructure Improvements and
Enhanced Transportation Demand Management.
3.5.1 For Phase II Vested Development(s), the Phase II Master Plan Standards
(Exhibit “Q”) require Saint John’s to make certain vehicle, pedestrian and bicycle infrastructure
improvements (“Transportation Infrastructure Improvements”) as part of the Phase II
developments.
(a) For Phase II Vested Development(s) with Planning Application(s)
filed and deemed complete within ten (10) years of the Third Amendment Effective Date, the
Traffic Infrastructure Improvements in Section 3.5.1 of this Exhibit “R-1” shall be required in
addition to the payment of the Transportation Impact Fee (“TIF”) in 2022 SMMC Chapter 9.66
(including any adjustments to account for inflation in accordance with 2022 SMMC Section
9.66.080). For Phase II Vested Development(s) with Planning Application(s) filed after a period
ten (10) years after the Third Amendment Effective Date, the TIF then in effect shall apply.
(b) Saint John’s may request that up to $50,000 of the TIF for each
Phase II development be used by Saint John’s (rather than being paid to the City) for
transportation demand management measures beyond those required by the Phase II
Transportation Demand Management Plan Upon Phase II Implementation (Exhibit “R-2”).
Saint John’s request shall specify the proposed use of the funds and be submitted in writing to
the Community Development Director for approval at least thirty (30) days prior to building
permit issuance for the applicable Phase II development. If the City’s Community Development
Director does not respond within 60 days of Saint John’s submittal of the request, the request
shall be deemed approved.
3.5.2 For the Term of the Development Agreement, for purposes of calculating
the TIF, (a) the hospital rate shall apply to the following uses: Hospital/Healthcare, Health &
Wellness Center, Medical Research Facilities, Education & Conference Center, and Child &
Family Development Center; (b) the lodging rate shall apply to “Visitor Accommodations”; and
(c) the retail rate shall apply to Neighborhood Commercial Uses, Restaurant and Health-Related
Services.
3.5.3 For Phase II Vested Development(s), the Transportation Demand
Management Plan Upon Phase II Implementation (Exhibit “R-2”) shall apply instead of the
Developer TDM requirements in 2022 SMMC Ch. 9.53 and 2022 SMMC Section 9.23.030(D),
or successors thereto. For any Phase II Planning Applications filed after the Phase II Vesting
Deadline, the City’s transportation demand requirements then in effect shall apply.
3.6 Phase II Local Hiring Programs. Saint John’s shall implement and monitor the
Local Hiring Programs for Phase II as set forth in Exhibits “R-5” and “R-6”. At least sixty (60)
days before recruitment is opened up to general circulation for initial hiring in all or part of the
Phase II Neighborhood Commercial areas, Saint John’s or the operator of the Neighborhood
Commercial space shall prepare and submit to the City’s Community Development Director for
review and approval a written local hiring program consistent with the obligations under this
Third Amendment for permanent employment. The approved local hiring plan may be amended
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by Saint John’s or the operator from time to time thereafter, subject to the Community
Development Director’s review and approval. Failure of any Neighborhood Commercial tenant
to comply with the Local Hiring Program requirements shall not constitute a Default by Saint
John’s under the Development Agreement so long as such tenant’s lease requires such
compliance and Saint John’s is actively pursuing reasonable enforcement actions to bring such
tenant into compliance with this lease provision.
3.6.1 This Section 3.6 shall remain applicable to the Phase II Development Sites
through the Term.
4. Neighborhood Protection Provisions.
4.1 Parking Adjacent to 1440 23rd Street. Until the surface parking located in Lot
“H” adjacent to 1440 23rd Street is removed, Saint John’s shall maintain its approved noise
reduction parking policy under which no vehicles shall be permitted to park within the
designated buffer zone adjacent to the residential building located at 1440 23rd Street between the
hours of 9:00 PM and 7:00 AM. Saint John’s shall also maintain the currently existing trees in
the buffer zone adjacent to such residential building to screen the surface parking lot until it is
removed. Once surface parking is no longer located in Lot “H” adjacent to 1440 23rd Street, this
Section 4.1 of Exhibit “R-1” shall automatically expire and no longer be effective.
4.2 Security Escorts. Saint John’s shall maintain its existing program for providing
security escort services for employees walking to their cars and shall not change such program in
any material manner without the prior written approval of the Community Development
Director.
4.3 Ombudsperson.
4.3.1 Saint John’s shall maintain at all times an employee to be Saint John’s
ombudsperson with the responsibility to (i) receive questions and complaints from the
surrounding neighborhood relating to parking and other operational matters affecting the
neighborhood, (ii) refer questions or complaints to the appropriate Saint John’s employee for a
response and/or action, (iii) follow up with the Saint John’s employee responsible for providing
the relevant information or taking the appropriate action, (iv) follow up with the community
individual who raised the matter to ensure that appropriate information has been provided or
appropriate action taken to the extent reasonably feasible, and (v) maintain a written record of all
questions and complaints received and a description of any actions taken or information provided
and the name of the person responsible for doing so.
4.3.2 Saint John’s shall maintain its procedures appropriate for the
ombudsperson to carry out his or her responsibilities. Saint John’s shall continue to publicize the
name and contact information of the ombudsperson on Saint John’s website and in general
announcements to the neighborhood and shall not make any material changes without the prior
written approval of the Community Development Director.
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4.3.3 Saint John’s shall provide the information described in Section 4.3.1(v) of
Exhibit “R-1” to the City as a part of Saint John’s annual development compliance report and
within five (5) days following a request by the City.
4.3.4 The City shall maintain a record of the ombudsperson’s name and contact
information and shall provide this information to any member of the public upon request.
4.4 Special Events Parking. Upon receipt of at least 30 days’ advance notice, Saint
John’s shall make Lot “B” available up to 5 times per month for parking of fifty (50) vehicles
between the hours of 7:00 p.m. to 10:00 p.m. for special events at McKinley Elementary School
or other Santa Monica schools or non-profits, where additional parking may be needed. Saint
John’s may charge for such parking at then-prevailing market rates and may establish reasonable
rules and regulations for the use of and access to and from the parking area. Saint John’s may
exclude any individuals who do not comply with such rules and regulations. Once surface
parking is no longer located in Lot “B”, this Section 4.4 of Exhibit “R-1” shall automatically
expire and no longer be effective.
4.5 Continuing Community Outreach. Saint John’s shall hold an annual community
meeting on the Campus Property with residents in the Campus Property’s vicinity. Saint John’s
shall provide at least 15 days’ prior written notice of such meeting by U.S. Mail to the City and
residents and property owners within a 1,000-foot radius of the Campus Property. The purpose of
the meetings will be to identify and address any issues associated with Saint John’s compliance
under the Development Agreement.
4.6 Discounted Parking Rate for Persons with Disabled Person Parking Placards.
Upon the Third Amendment Effective Date, Saint John’s shall maintain a discounted daily
parking rate for visitors/patients with Disabled Person license plates or placards who are visiting
Saint John’s.
4.7 This Section 4 shall remain applicable through the Term.
5. Phase II South Campus Affordable Housing
5.1 Saint John’s currently has ten (10) vacant residential rental dwelling units located
at 1417-1423 21st Street (“Existing Units”). Saint John’s shall have the following options with
regard to the Existing Units:
5.1.1 Replace the Existing Units by building no less than ten (10) new deed-
restricted residential rental dwelling units affordable to households making up to 80% of area
median income based on the California Tax Credit Allocation Committee’s income and rent
limits (instead of those in 2022 Zoning Code Chapter 9.64) on the South Campus (“Affordable
Replacement Units”) in the location identified in the Phase II Master Plan. All Affordable
Replacement Units shall be subject to a recorded rental deed restriction of not less than 99-years,
in form substantially similar to the form approved by the City’s Housing Division and City
Attorney to generally satisfy the deed restriction requirements in the City’s Affordable Housing
Production Program in the Santa Monica Municipal Code (“AHPP Ordinance”). In the event
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that Saint John’s proposes to build more than ten (10) residential rental dwelling units, such
development shall not require an amendment to this Agreement, provided that such development
qualifies as a new housing development project within the meaning of California Government
Code Section 65589.5(h)(2).
5.1.2 Remove the Existing Units from the rental housing market by obtaining a
removal permit from the Santa Monica Rent Control Board in accordance with the requirements
of the City’s Rent Control Ordinance and/or regulations in effect at the time the removal
application is deemed complete by the City’s Rent Control Board (“Removal Permit”). In the
event that the Removal Permit is granted, Saint John’s agrees to build the Affordable
Replacement Units.
5.1.3 Nothing in this Section 5.1 precludes Saint John’s from partnering with a
housing provider to develop, finance and deliver the Affordable Replacement Units.
5.1.4 Notwithstanding anything to the contrary herein, nothing in this Section
5.1 shall preclude Saint John’s from financing the development of the Affordable Replacement
Units with federal or state tax credit financing, alone or in combination with other sources of
public financing, in which event such units may be deed-restricted in accordance with the
permitted income limits, rent limits, unit sizes, and regulations of the public financing source
without an amendment to this Third Amendment and any conflicting provisions in the then-
existing Santa Monica Municipal Code shall not apply. Tenant applicants for these units shall be
taken from the City-administered affordable housing waitlist.
5.2 Saint John’s may satisfy its housing obligations under this Section 5 at any time
after the Third Amendment Effective Date; provided, however, no other Phase II Building on the
South Campus may obtain its Certificate of Occupancy unless and until the Affordable
Replacement Units have been issued a Certificate of Occupancy by the City provided however,
that Phase II Buildings on the South Campus may commence construction prior to or
concurrently with commencement of construction of the Affordable Replacement Units.
5.3 For Phase II Vested Development(s) with Planning Application(s) filed and
deemed complete within ten (10) years of the Third Amendment Effective Date, Saint John’s
shall pay the Affordable Housing Commercial Linkage Fee pursuant to 2022 Zoning Code
Chapter 9.68 (including any adjustments to account for inflation in accordance with 2022 SMMC
Section 9.68.080) or 2022 SMMC Section 9.23.030(A)(3). For Phase II Vested Development(s)
with Planning Application(s) filed after a period ten (10) years after the Third Amendment
Effective Date, Saint John’s shall pay any Affordable Housing Commercial Linkage Fee then in
effect. For the Term of the Development Agreement, for purposes of calculating the Affordable
Housing Commercial Linkage Fee, (a) the hospital rate shall apply to the following uses:
Hospital/Healthcare, Health & Wellness Center, Medical Research Facilities, Education &
Conference Center, and Child & Family Development Center; (b) the lodging rate shall apply to
“Visitor Accommodations”; and (c) the retail rate shall apply to Neighborhood Commercial
Uses, Restaurant and Health-Related Services.
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5.4 For the avoidance of doubt, the Affordable Housing Production Program (2022
Zoning Code Chapter 9.64, or successor thereto) and/or housing community benefits
requirements in 2022 SMMC Section 9.23.030(A)(1)-(2), or successor thereto, shall not apply to
the Affordable Replacement Units or any Visitor Accommodations.
5.5 Notwithstanding the foregoing, Saint John’s may elect to provide an equivalent
amount of deed-restricted Supportive Housing for households making up to 80% of area median
income based on the California Tax Credit Allocation Committee’s income and rent limits
instead of some or all of the required Affordable Replacement Units (unless objected to by the
Rent Control Board).
5.6 This Section 5 shall remain applicable through the Term.
6. Internship/Nurse Residency Program.
6.1 Commencing in calendar year 2023 through the Term, Saint John’s must make
available at least two (2) internships or nurse residencies during each school year (which for this
purpose includes the following summer) to students who attend a high school in Santa Monica or
Santa Monica College (or attended within three years prior to the relevant year) or are Santa
Monica residents. Two (2) additional internships or nurse residencies shall also be made
available no later than six (6) months after the issuance of the Certificate of Occupancy for the
first Phase II Building, not including the Phase II Multifamily Housing building. All four (4) of
these internships shall be paid at the City’s minimum wage unless a student requests an unpaid
internship in order to obtain school credit(s) (or more school credits) for such internship. Saint
John’s shall select interns in accordance with its normal practice of hiring the most qualified
candidate and shall make a good faith effort to hire residents of the 90404 zip code (Pico
Neighborhood) as the first priority and other Santa Monica residents as the second priority when
most qualified or equally qualified as other applicants who are not residents of the 90404 zip
code or Santa Monica residents, as applicable. Subject to the requirements specified in this
Section 6, Saint John’s retains full discretion to establish selection criteria for, and to select, the
students for the internships.
6.2 Saint John’s shall inform the City’s Director of Community Development, Santa
Monica High School, Santa Monica College, Virginia Avenue Park Advisory Board, and
Virginia Avenue Park Youth Employment Services of the availability of, and selection criteria
for, such internships prior to the start of each school year. Not having filled both internships
during each school year will not constitute a default within the meaning of the Development
Agreement so long as Saint John’s has provided notice to the organizations in this Section 6.2
and advertised the availability of such internships in the Santa Monica Daily Press or similar
local media.
6.3 This Section 6 shall remain applicable through the Term.
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7. Equal Opportunity Subcontracting.
7.1 The following language shall be included in all construction contracts between
Saint John’s and its contractors with respect to Phase II Development Sites:
“The Contractor shall not discriminate on the basis of race, gender, religion,
national origin, ethnicity, sexual orientation, age, or disability in the solicitation,
selection, hiring, or treatment of subcontractors, vendors, or suppliers. The
Contractor shall provide equal opportunity for subcontractors to participate in
subcontracting opportunities. The Contractor understands and agrees that
violation of this clause shall be considered a material breach of the contract and
may result in contract termination or other contract remedies.”
7.2 At least thirty (30) days before recruitment of subcontractors by any of Saint
John’s construction contractors, Saint John’s shall submit documentation to the Community
Development Director, evidencing its construction contractors’ outreach about bid opportunities
to enhance participation by all classes of subcontractors, vendors, or suppliers, including, without
limitation, women business enterprises, minority business enterprises, and local business
enterprises. The scope of documentation shall be reasonably determined by the Community
Development Director.
7.3 This Section 7 shall remain applicable through the Term.
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EXHIBIT R-2
TRANSPORTATION DEMAND MANAGEMENT PLAN
UPON PHASE II IMPLEMENTATION
1.0 Purpose. The Saint John's Transportation Demand Management Plan (the "TDM Plan")
is intended to ensure that Saint John's reduces to the extent reasonably feasible vehicle trips
associated with the operation of its campus, and the parking demand associated with such vehicle
trips.
2.0 Performance Standard.
2.1 Average Vehicle Ridership Standard. Saint John's commits, through its TDM
Plan, to achieve a 2.0 average vehicle ridership ("AVR") during peak periods (AM and PM) by
the first anniversary of the issuance of a Certificate of Occupancy for the first Phase II Building
(other than the Phase II Multifamily Housing building) (“AVR Standard”). Saint John's failure
to achieve the AVR Standard will not constitute a default within the meaning of the
Development Agreement so long as either (a) Saint John’s is continuing to implement additional
measures designed to achieve compliance with its AVR Standard pursuant to Section 2.4(a) of
this TDM Plan, or (b) Saint John’s has paid the alternative compliance fee pursuant to Section
2.4(b) of this TDM Plan.
2.2 Determination of AVR. 2022 SMMC Chapter 9.53 (the “TDM Ordinance”) shall
govern how AVR is calculated for the project.
2.3 AVR Monitoring Requirement. As part of the annual periodic review for the
Term of the Development Agreement, the City shall monitor Saint John's performance in
attaining the AVR Standard based upon cumulative employee surveys for the project undertaken
for one consecutive week each year. The survey will be conducted in accordance with 2022
SMMC Section 9.53.060(B), except that zero emission vehicles shall be counted as vehicles. The
survey week for the AVR monitoring shall be within three weeks of when the annual parking
counts required by Section 5 of Exhibit “U” Phase II Parking Management Plan are conducted
unless and until such parking counts are no longer required. The results of the AVR survey shall
be due to the City on or before December 15th each year. If the AVR survey used to document
Saint John’s AVR achievement pursuant to this section also meets the criteria for the AVR
survey required for Saint John’s as an Employer pursuant to 2022 SMMC Sections 9.53.060 and
9.53.080 or successor thereto, then Saint John’s may use the same AVR survey for both
purposes.
2.4 Modifications to TDM Plan. If the AVR Standard is not achieved, Saint John’s
shall submit a list of modifications to the TDM Plan (physical and/or programmatic elements) to
the Community Development Director for approval within 60 calendar days of the report
submittal. The Community Development Director shall review the list of modifications and may
also recommend modifications to Saint John’s TDM Plan, as appropriate, in order to ensure that
the applicable AVR Standard is achieved. Upon approval of the requested changes, Saint John’s
shall have 30 calendar days to implement the approved measures. Saint John’s shall then submit
a follow-up monitoring report within 6 months. For purposes of the follow-up monitoring report,
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Saint John’s may elect to use one of the following methods to calculate AVR in lieu of a
comprehensive employee survey: (1) Saint John’s may survey a statistically representative
sample of peak period employees (based on the commute modes documented on the prior AVR
survey), so long as at least 10% of all peak period employees respond; or (2) if Saint John’s has
implemented an online or mobile survey tool that allows periodic or automatic reporting of
employee transportation modes, Saint John’s may use some or all of the information from said
tool to calculate AVR so long as the information reflects a statistically representative sample of
peak period employees (based on the commute modes documented on the prior AVR survey) and
includes data from at least 10% of all peak period employees. If the project continues to not
achieve the applicable AVR Standard, Saint John’s, in its sole and absolute discretion, has the
option of (a) continuing to implement additional measures or modifications to the TDM Plan that
are reasonably designed to achieve compliance with its AVR Standard for approval by the
Community Development Director; or (b) bringing the project AVR into alternative compliance
through the payment of an Alternative Compliance Fee as that term is defined in SMMC Section
9.53.140(E).
3.0 TDM Plan Physical Elements.
3.1 Commute Transportation Information Display. Saint John's shall provide a
display (the “Commute Transportation Information Display”) which shall be located where
the greatest number of employees and visitors are likely to see it. The Commute Transportation
Information Display will show:
(a) Current maps, routes and schedules for public transit routes within one
half mile of the Saint John’s Campus Property;
(b) Transportation information including regional ridesharing agency, local
transit operators, and certified transportation management organization (“TMO”) where
available;
(c) Materials publicizing internet and telephone numbers for referrals on
transportation information;
(d) Promotional materials supplied by the Los Angeles County Metropolitan
Transportation Authority (“Metro”), the Big Blue Bus, and/or other publicly supported
transportation organizations;
(e) Bicycle route and facility information, including rental and sales locations,
regional/local bicycle maps, bicycle safety information within one half mile of the Saint John’s
Campus Property, and information on the availability of free lockers and the methods for
obtaining these lockers;
(f) A listing of facilities at the site for carpoolers/vanpoolers, transit riders,
bicyclists, and pedestrians, including information on the availability of preferential
carpool/vanpool parking spaces and the methods for obtaining these spaces;
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(g) Walking and biking maps for employees and visitors, which shall include,
but not be limited to, information about convenient local services and restaurants within walking
distance of the project; and
(h) Information regarding local rental housing agencies.
3.2 Rideshare Bulletin Board. Saint John’s shall keep a rideshare bulletin located
where the greatest number of employees are likely to see it and it shall be updated on an as
needed basis. The Rideshare Bulletin Board may be located in the same location as the Commute
Transportation Information Display provided that said location is where the greatest number of
employees are likely to see it.
3.3 Bicycle Parking And Showers. Saint John's shall:
(a) For Phase I, provide bicycle racks with capacity for 90 bicycles in a
location (or locations) that is at least as conveniently located as the most convenient automobile
spaces, other than those spaces for persons with disabilities, on the North Campus.
(b) For Phase II, provide bicycle parking in accordance with the Phase II
Master Plan Standards (Exhibit “Q”) in addition to continuing to provide bicycle parking for
Phase I in accordance with TDM Plan Section 3.3(a) above.
(c) Provide showers and lockers for use by bicyclists and/or walkers in
accordance with the Phase II Master Plan Standards (Exhibit “Q”).
3.4 Preferential Parking. Saint John’s shall dedicate a portion of the new parking
spaces for carpool/vanpool parking in accordance with the Phase II Master Plan Standards
(Exhibit “Q”).
4.0 TDM Plan Programmatic Elements.
4.1 Project/Employee Transportation Coordinator. A dedicated Project/Employee
Transportation Coordinator ("ETC") shall manage all aspects of this TDM Plan and participate
in City-sponsored workshops and information round tables. The ETC shall actively participate in
the GoSaMo TMO (see Section 4.2(o) of this Exhibit “R-2”). The ETC shall be responsible for
making available informational materials on rideshare options and opportunities, particularly
programs that involve rideshare subsidies. In addition, transit passes will be available through the
ETC to employees and visitors during typical business hours. The ETC will be at the worksite
during normal business hours when the majority of employees are at the worksite and devote a
minimum of thirty-five hours per week to managing the TDM Plan. The ETC will oversee the
development, administration, implementation, and monitoring of all TDM Plan elements. At a
minimum, the ETC and one additional Saint John’s employee will possess SCAQMD's
Employee Transportation Coordinator Training Certificate or its equivalent. The ETC will be
provided with a dedicated and easily accessible workspace and the tools necessary to perform his
or her duties.
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4.2 Programmatic Elements.
(a) New Employee Orientation. New employees shall be provided with a
summary of the TDM Plan, including incentives for using non-single-occupancy-vehicle modes
of transportation to and from work.
(b) Parking Cash Out (Health and Safety Code Section 43845). If Saint John’s
leases parking from a third-party for employees, Saint John’s shall comply with the parking cash
out provisions of California Health and Safety Code Section 43845 if applicable. In determining
the amount of the parking cash out, Saint John’s shall be permitted to use the average subsidy
provided to all employees who lease parking across all of Saint John’s leased employee parking
spaces because more than one employee may use a leased parking space (and therefore the
subsidy to a particular employee is not equal to the difference between the amount Saint John’s
is paying for a leased parking space and the amount Saint John’s is charging a particular
employee for parking). If an employee elects to receive a free mass transit pass from Saint John’s
pursuant to TDM Plan Section 4.2(k) below, the amount of the parking cash out shall be reduced
by the cost Saint John’s incurs for providing the mass transit pass. If an employee is eligible to
receive both (a) the parking cash out described in this section and (b) the Daily Transportation
Allowance described in TDM Plan Section 4.2(i) or the Trial Transportation Allowance descried
in TDM Plan Section 4.2(j) below, Saint John’s shall only be required to offer such employee the
greater of the parking cash out and the applicable Transportation Allowance.
(c) Incentives for employees that live within one half mile of the Saint John’s
Campus Property. Prior to obtaining a Certificate of Occupancy for the first Phase II Building
(other than the Phase II Multifamily Housing building) Saint John’s shall establish incentives for
employees that live within one half mile of the Saint John’s Campus Property and submit such
list of incentives to the Community Development Director for review and approval.
(d) Bike Commute Information. Saint John’s shall provide information
regarding availability of bike commute training offered either on-site or off-site by a third party.
(e) Shared Bicycles/Mobility Devices. If Citywide bikeshare or dockless
mobility devices are not available within a 2-block radius of the project site, Saint John’s shall
provide free on-site shared bicycles intended for guest and employee use during the workday
(e.g. Bike@Work Program).
(f) Rideshare Matching Service. Saint John's shall provide a rideshare
matching service to all employees using a ride matching service (e.g. RideMatch, CommuteSM,
etc.). Employees are matched upon onboarding and on demand.
(g) Compressed Work Week. Saint John's shall provide a written policy
regarding eligibility, participation and administration of its compressed work week program.
Saint John's employees participate in both 3/36 and 4/40 compressed work week schedules.
(h) Telecommuting. Saint John's will explore the feasibility of increasing the
number of its administrative staff who work remotely rather than on-site. Saint John's will
increase the number of its administrative staff working remotely if and to the extent reasonably
feasible.
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(i) Daily Direct Cash Subsidy/Transportation Allowance. Except for
employee commute trips via mass transit (which are fully subsidized pursuant to TDM Plan
Sections 4.2(j) and (k) below), Saint John's shall provide employees who use a non-single-
occupancy-vehicle commute method a daily direct cash subsidy/transportation allowance for
each day that they use a non-single-occupancy-vehicle commute method equal to at least 75% of
the value of a regional transit pass of the employee’s choice divided by 20 (the “Daily
Transportation Allowance”). Saint John’s and City agree that the Metro EZ Pass (or a pass of
no substantially greater geographic coverage in this same region) constitutes a regional transit
pass and that Saint John’s shall not be obligated to pay for any pass that exceeds the cost of the
Metro EZ Pass; provided, however, in the event Saint John’s is obligated to provide the parking
cash out described in Section 4.2(b) above, the value of the Daily Transportation Allowance
must be at least 110% of the value of the parking cash out divided by 20. An employee accepting
the Daily Transportation Allowance shall be required to (i) execute a contract agreeing said
employee will not utilize a single occupancy vehicle for the majority (at least 51%) of their daily
commute distance, and (ii) shall be required to submit a daily commute tracking form agreeing
that said employee utilized an eligible non-single occupancy vehicle commute mode for at least
51% of their daily commute and did not utilize their mass transit pass for such daily commute.
The subsidies will be disbursed quarterly at a minimum. The employee must demonstrate
compliance as reasonably required by Saint John’s. Any employee with an assigned vehicle
parking location is not eligible to receive the Daily Transportation Allowance. If an employee is
eligible to receive both (a) the parking cash out described in TDM Plan Section 4.2(b) above and
(b) the Daily Transportation Allowance described in this section, Saint John’s shall only be
required to offer such employee the Daily Transportation Allowance described in this section
and not both.
(j) Trial Daily Direct Cash Subsidy/Transportation Allowance. For
employees who have an assigned vehicle parking location, Saint John’s shall offer a trial
Transportation Allowance for at least a one month period each year as an incentive for such
employees to try out commute methods other than arriving to/from work in a single-occupancy
vehicle (the “Trial Transportation Allowance”). The Trial Transportation Allowance shall be
the same amount and have the same criteria and requirements as the Daily Transportation
Allowance in Section 4.2(i) above except that employees who have an assigned vehicle parking
location are eligible to receive the Trial Transportation Allowance.
(k) Mass Transit - Free Passes. Upon request, Saint John's shall provide all
employees who commute to/from Saint John’s via mass transit for at least 51% of their daily
commute with a regional public transit pass for commute purposes free of charge. Such pass may
be provided through Metro’s Employer Pass Program (E-Pass) or comparable system. An
employee accepting the free mass transit pass shall be required to execute a contract agreeing
said employee will not utilize a single occupancy vehicle for the majority (at least 51%) of their
daily commute distance. Any employee with an assigned vehicle parking location is not eligible
to receive a mass transit pass. If an employee utilizes mass transit for their commute to/from
Saint John’s, the employee shall not be entitled to the Daily Transportation Allowance described
in Section 4.2(i) above for such days that the employee commutes via mass transit.
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(l) Customer and Visitor Program.
(l) Transportation Information. Saint John’s shall create, maintain,
and distribute information on how patients, customers and visitors access Saint John’s that
highlights the diverse mobility options serving the campus without prioritizing single occupancy
vehicle access. The information should be made readily available to Saint John’s users via all
communication channels used by Saint John’s to connect with customers and visitors. Any user-
specific mobility options for specific user groups (such as seniors, persons with disabilities, low-
income individuals, etc.) should also be included.
(2) Prior to obtaining a certificate of occupancy for the first Phase II
Building (other than the Phase II Multifamily Housing building) Saint John’s shall submit to the
Community Development Director both (a) a proposed method for collecting information about
patient/visitor travel behavior to/from Saint John’s and (b) a plan with measures designed to
incentivize patients and visitors to take a method other than single-occupancy vehicle to/from
Saint John’s when feasible.
(3) Saint John’s shall charge its visitors and patients for parking. The
amount of such parking charges shall be established and evaluated in accordance with Exhibit
“U” Phase II Parking Management Plan.
(m) Guaranteed Emergency Return Trips. Saint John's shall provide employees
who do not commute to/from work via a single-occupancy vehicle with a return trip (or up to the
point of commute origin) with no cost to employees when there is a personal emergency
situation, unplanned overtime, inclement weather (for walkers and bicyclists), or vehicle
mechanical problem (return trip only). The return trips are accomplished by utilizing one or more
of the following modes or options: a company vehicle, taxi, mass transit, rideshare company, or a
supervisor or co-worker.
(n) Personalized Commute Assistance. Saint John's shall provide personalized
assistance upon onboarding and annually as needed, including coordinating the formation of
carpools/vanpools, assisting in identifying park & ride lots, assisting in identifying bicycle and
pedestrian routes, assisting in providing personalized transit routes and schedule information,
and providing personalized follow-up assistance to maintain participation in the commute
program.
(o) Transportation Management Organization. Saint John's (e.g., as
represented by its ETC) shall actively participate in the ongoing activities of the TMO by
attending organizational meetings (at least 75% of the TMO meetings annually), providing
parking and travel demand data to the TMO, and making available information to all employees
and project tenants relative to the services provided by the TMO.
(p) Employee Parking. Saint John’s shall charge its employees for parking.
The amount of such parking charges shall be established and evaluated in accordance with
Exhibit “U” Phase II Parking Management Plan.
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5.0 Lessees and Subleases.
5.1 Notification. Commercial tenants of the Saint John’s Phase I and Phase II
Buildings shall be subject to 2022 SMMC Chapter 9.53, or any successor thereto. Any Saint
John's leases for any portion of the Phase I or Phase II sites will notify the lessee of the Saint
John's TDM Plan and that lessees are required to comply with applicable TDM requirements for
Employers contained in 2022 SMMC Chapter 9.53. Any such leases shall also require the same
terms to be included in any subleases for any portion of the Phase I or Phase II sites.
5.2 Ground Level Commercial Uses. Other than the notice requirements stated in
Section 5.1 of this Exhibit “R-2”, this TDM Plan shall not apply to any of Saint John’s
lessees/sublessees of ground level commercial uses (e.g. restaurants).
5.3 All Other Spaces. With the exception of Section 5.2 of this Exhibit “R-2”, Saint
John’s leases will require compliance with the TDM Plan, and require the lessee to designate a
contact person employed by such lessee to assist the ETC with (a) communications concerning
the TDM Plan, (b) annual employee travel surveys, (c) campaigns to promote use of commute
alternatives, and (d) provide transportation information to the lessee's employees. With respect to
payment of the parking cash out described in Section 4.2(b), the Daily Transportation Allowance
required by Section 4.2(i), the Trial Transportation Allowance required by Section 4.2(j), and
the free mass-transit pass required by Section 4.2(k), failure of tenant to comply with these
requirements shall not constitute a Default by Saint John’s under the Development Agreement so
long as such tenant’s lease requires such compliance with these requirements and Saint John’s is
actively pursuing all necessary enforcement actions to bring such tenant into compliance with
this lease provision.
6.0 Modifications to the TDM Plan. Subject to approval by the Community Development
Director, Saint John's may modify the TDM Plan provided the TDM Plan, as modified, can be
demonstrated to be equal or superior in its effectiveness at mitigating the traffic generating
effects of improvements on the Phase I and Phase II sites.
7.0 Applicability of TDM Plan. This TDM Plan governs Saint John’s transportation demand
management obligations as a “Developer” (as that term is defined in 2022 SMMC Section
9.53.020(J), or any successor thereto) with respect to both Phase I and Phase II and replaces the
TDM obligations for “Developers” set forth in the TDM Ordinance, and any successor ordinance
thereto. Any “Employer” (as defined in 2022 SMMC Section 9.53.020(S), or any successor
thereto) located within the Project, including Saint John’s, will be required to comply with the
Employer requirements set forth in the TDM Ordinance, or any successor thereto, including
2022 SMMC Sections 9.53.050 to 9.53.100 as applicable.
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EXHIBIT “R-3”
PHASE II PUBLICLY-ACCESSIBLE OPEN SPACE REGULATIONS
Upon completion of each Publicly-Accessible Open Space, Saint John’s shall generally make the
Publicly-Accessible Open Space accessible to the public. Saint John’s may limit public access to
the Publicly-Accessible Open Space between the hours of 11:00 p.m. through 6:00 a.m.
Notwithstanding the above, Saint John’s may:
(a) Utilize the Publicly-Accessible Open Space for public events and art or cultural
installations that are programmed by Saint John’s and open to the public.
(b) Utilize, from time to time, the Publicly-Accessible Open Space for Saint John’s events
that are closed to the public.
(c) Subject to review by the Architectural Review Board, if necessary, place informational
wayfinding kiosks and signage within the Publicly-Accessible Open Space that is for the
benefit of Saint John’s patients, visitors, employees and the public.
(d) Limit public access to the Publicly-Accessible Open Space during hours other than 11:00
p.m.-6:00 a.m. for property maintenance/repairs.
(e) Subject to approval by the Community Development Director, limit public access from
time-to-time in any way that the City is authorized to limit use of its public sidewalks.
The Publicly-Accessible Open Space areas shall remain the private property of Saint John’s with
members of the public having only a license to occupy and use the Publicly-Accessible Open
Space in a manner consistent with this Third Amendment and the Phase II Master Plan. The
public use of the Publicly-Accessible Open Spaces shall be: (a) consistent with the terms and
conditions of this Third Amendment and the Phase II Master Plan; (b) solely for pedestrian
access and passive use of the Publicly-Accessible Open Space by the public, including walking,
strolling, and similar activity; and (c) compatible with Saint John’s development of the Phase II
Development Sites and the continuous, orderly, and safe operation of Saint John’s. No use other
than passive use of the Publicly-Accessible Open Space by the public shall be permitted on or in
the Publicly-Accessible Open Space. Nothing in this Third Amendment nor the Phase II Master
Plan shall give members of the public the right, without prior written consent of Saint John’s,
which consent may be conditioned or withheld by Saint John’s in Saint John’s sole discretion, to
engage in any other activity in or on the Publicly-Accessible Open Space, including without
limitation any of the following: (i) cooking, dispensing or preparing food; (ii) selling any item or
engaging in the solicitation of money, signatures, or other goods or services; (iii) sleeping or
staying overnight; (iv) using sound amplifying equipment; or (v) engaging in any illegal,
dangerous, intimidating or other activity that Saint John’s reasonably deems to be inconsistent
with other uses on the Campus Property and with the continuous, orderly, and safe operation of
the health center or with the use of the Publicly-Accessible Open Space by other members of the
public for the permitted purposes, such as excessive noise or boisterous activity, bicycle or
skateboard riding, skating or similar activity, being intoxicated, having offensive bodily hygiene,
having shopping carts or other wheeled conveyances (except for wheelchairs and baby
strollers/carriages), and Saint John’s shall retain the right to cause persons engaging in such
conduct to be removed from the Campus Property. Should any such persons refuse to leave the
Campus Property, they may be deemed by Saint John’s to be trespassing and Saint John’s may
contact local law enforcement to request that appropriate law enforcement actions be taken.
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Saint John’s shall be entitled to establish and post rules and regulations for use of the Publicly-
Accessible Open Space consistent with the foregoing. Nothing in this Third Amendment nor the
Phase II Master Plan or the DRP applications for any Phase II Building shall be deemed to mean
that the Publicly-Accessible Open Space areas are a public park or are subject to legal
requirements applicable to a public park or other public space. Nothing in this Third
Amendment nor the Phase II Master Plan is intended to limit the rights of any member of the
public to use the Publicly-Accessible Open Space for any purpose which, on private land open to
public use during specified hours, is protected by the United States Constitution, the California
Constitution or any other applicable federal or California law that overrides the rights granted to
Saint John’s under this Third Amendment and the Phase II Master Plan (“Exhibit Q”) with
respect to limitations on use of the Publicly-Accessible Open Space.
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EXHIBIT “R-4”
24/7 PEDESTRIAN CONNECTIONS REGULATIONS
Upon completion of each publicly-accessible 24/7 Pedestrian Connection, Saint John’s shall
generally make the 24/7 Pedestrian Connection accessible to the public 24 hours per day, 7 days
per week.
Notwithstanding the above, Saint John’s may:
(f) Subject to review by the Architectural Review Board, if necessary, place informational
wayfinding kiosks and signage within the 24/7 Pedestrian Connections that is for the
benefit of Saint John’s patients, visitors, employees and the public.
(g) Limit public access to the 24/7 Pedestrian Connections for property
maintenance/repairs/construction.
(h) Subject to approval by the Community Development Director, limit public access from
time-to-time in any way that the City is authorized to limit use of its public sidewalks.
The 24/7 Pedestrian Connections shall remain the private property of Saint John’s with members
of the public having only a license to occupy and use the 24/7 Pedestrian Connections in a
manner consistent with this Third Amendment and the Phase II Master Plan. The public use of
the 24/7 Pedestrian Connections shall be: (a) consistent with the terms and conditions of this
Third Amendment and the Phase II Master Plan; (b) solely for pedestrian access and passive use
by the public, including walking, strolling, and similar activity; and (c) compatible with Saint
John’s development of the Phase II Development Sites and the continuous, orderly, and safe
operation of Saint John’s. No use other than passive use of the 24/7 Pedestrian Connections by
the public shall be permitted on or in the 24/7 Pedestrian Connections. Nothing in the Third
Amendment nor the Phase II Master Plan shall give members of the public the right, without
prior written consent of Saint John’s, which consent may be conditioned or withheld by Saint
John’s in Saint John’s sole discretion, to engage in any other activity in or on these 24/7
Pedestrian Connections, including without limitation any of the following: (i) cooking,
dispensing or preparing food; (ii) selling any item or engaging in the solicitation of money,
signatures, or other goods or services; (iii) sleeping or staying overnight; (iv) using sound
amplifying equipment; or (v) engaging in any illegal, dangerous, intimidating or other activity
that Saint John’s reasonably deems to be inconsistent with other uses on the Campus Property
and with the continuous, orderly, and safe operation of the health center or with the use of the
24/7 Pedestrian Connections by other members of the public for the permitted purposes, such as
excessive noise or boisterous activity, bicycle or skateboard riding, skating or similar activity,
being intoxicated, having offensive bodily hygiene, having shopping carts or other wheeled
conveyances (except for wheelchairs and baby strollers/carriages), and Saint John’s shall retain
the right to cause persons engaging in such conduct to be removed from the Campus Property.
Should any such persons refuse to leave the Campus Property, they may be deemed by Saint
John’s to be trespassing and Saint John’s may contact local law enforcement to request that
appropriate law enforcement actions be taken. Saint John’s shall be entitled to establish and post
rules and regulations for use of the 24/7 Pedestrian Connections consistent with the foregoing.
Nothing in this Third Amendment nor the Phase II Master Plan or the DRP applications for any
Phase II Building shall be deemed to mean that the 24/7 Pedestrian Connections areas are a
public park or are subject to legal requirements applicable to a public park or other public space.
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Nothing in this Third Amendment nor the Phase II Master Plan is intended to limit the rights of
any member of the public to use the 24/7 Pedestrian Connections for any purpose which, on
private land open to public use, is protected by the United States Constitution, the California
Constitution or any other applicable federal or California law that overrides the rights granted to
Saint John’s under this Third Amendment and the Phase II Master Plan with respect to
limitations on use of the 24/7 Pedestrian Connections.
9.A.f
Packet Pg. 953 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's
Exhibit “R-5”
Page 1
EXHIBIT “R-5”
LOCAL HIRING AS TO CONSTRUCTION
Local Hiring Policy For Phase II Construction. Saint John’s shall implement a local
hiring policy (the “Local Hiring Policy”) for construction of Phase II, consistent with the
following guidelines:
1. Purpose. The purpose of the Local Hiring Policy is to facilitate the employment by
Saint John’s and its contractors for Phase II of residents of the City of Santa Monica
(the “Targeted Job Applicants”), and in particular, those residents who are “Low-
Income Individuals” (defined below) by ensuring Targeted Job Applicants are aware
of Phase II construction employment opportunities and have a fair opportunity to
apply and compete for such jobs.
2. Findings.
a. Approximately 73,000-74,000 individuals work in the City. The City has a
resident labor force of approximately 57,300. However, only about one- third
(32.2 percent) of the City's resident labor force works at jobs located in the
City, with the balance working outside of the City. Consequently, a
significant portion of the City's resident and non-resident work force is
required to commute long distances to find work, causing increased traffic on
state highways, increased pollution, increased use of gas and other fuels and
other serious environmental impacts.
b. Due to their employment outside of the City, many residents of the City are
forced to leave for work very early in the morning and return late in the
evening, often leaving children and teenagers alone and unsupervised during
the hours between school and the parent’s return from work outside the area.
c. The Pico Neighborhood is Santa Monica’s most culturally diverse and
economically disadvantaged neighborhood. Serving the most vulnerable
members of the Pico Neighborhood has long been a priority for the City of
Santa Monica. Economic recovery and improvement programs, such as local
hire opportunities with prioritization for residents in the Pico Neighborhood,
defined as the 90404 zip code, would be one important step to support these
priorities.
d. Of the approximately 45,000 households in the City, thirty percent are
defined as low-income households or lower, with eleven percent of these
households defined as extremely low income and eight percent very low
income. Approximately 7.6% of the City's residents are unemployed.
e. By ensuring that Targeted Job Applicants are aware of and have a fair
opportunity to compete for Phase II construction jobs, this Local Hiring
Policy will facilitate job opportunities to City residents which would expand
9.A.f
Packet Pg. 954 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's
Exhibit “R-5”
Page 2
the City's employment base and reduce the impacts on the environment
caused by long commuting times to jobs outside the area.
3. Definitions.
a. “Contract” means a contract or other agreement for the providing of any
combination of labor, materials, supplies, and equipment to the construction
of Phase II that will result in On-Site Jobs, directly or indirectly, either
pursuant to the terms of such contract or other agreement or through one or
more subcontracts.
b. “Contractor” means a prime contractor, a sub-contractor, or any other
entity that enters into a Contract with Saint John’s for any portion or
component of the work necessary to construct Phase II Buildings (excluding
architectural, design and other “soft” components of the construction of Phase
II).
c. “Low Income Individual” means a resident of the City of Santa Monica
whose household income is no greater than 80% of the Median Income.
d. “Median Income” means the median family income published from time to
time by HUD for the Los Angeles-Long Beach Metropolitan Statistical
Area.
e. “On-Site Jobs” means all jobs by a Contractor under a Contract for which at
least fifty percent (50%) of the work hours for such job requires the
employee to be at the Phase II Development Sites for the purposes of constructing
Phase II, regardless of whether such job is in the nature of an employee or an
independent contractor. On-Site Jobs shall not include Phase II construction
jobs which will be performed by the Contractor’s established work crew
who have not been hired specifically to work at the Phase II Development
Sites on Phase II.
4. Priority for Targeted Job Applicants. Subject to Section 7 below in this Exhibit
“R-5” the Local Hiring Policy provides that the Targeted Job Applicants shall be
considered for each On-Site Job in the following order of priority:
a. First Priority: Any resident of a household with no greater than 80%
Median Income that resides within the Low and Moderate Income Areas
identified in Map 2-7 of the City of Santa Monica’s Adopted 6th Cycle
2021-2029 Housing Element or any resident who resides in Santa
Monica’s 90404 zip code (Pico Neighborhood).
b. Second Priority: Any resident of a household with no greater than 80%
Median Income that resides within the City; and
c. Third Priority: Any resident of a household with no greater than 80%
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Exhibit “R-5”
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Median Income that resides within a five (5) mile radius of Saint John’s
Campus Property.
For purposes of this Local Hiring Policy, Saint John’s and/or its Contractors are
authorized to rely on the most recent year’s income tax records (W-2) and proof of
residency (e.g. driver’s license, utility bill, voter registration) if voluntarily
submitted by a prospective job applicant for purposes of assessing a Targeted Job
Applicant’s place of residence and income.
5. Coverage. The Local Hiring Policy shall apply to all hiring for On-Site Jobs related
to the construction of Phase II, by Saint John’s and its Contractors.
6. Outreach. So that Targeted Job Applicants are made aware of the availability of
On-Site Jobs, Saint John’s or its Contractors shall advertise available On-Site Jobs
in the Santa Monica Daily Press or similar local media and electronically on a
City-sponsored website, if such a resource exists. In addition, Saint John’s shall
consult with and provide written notice to at least five first source hiring
organizations, which may include but are not limited to the following:
(a) Local first source hiring programs.
(b) Trade unions.
(c) Apprenticeship programs at local colleges.
(d) Santa Monica educational institutions.
(e) Other non-profit organizations involved in referring eligible
applicants for job opportunities.
Saint John’s shall also notify the City’s Community Development Director, or his or
her designee, of the availability of On-Site Jobs and solicit the City’s input as to first
source hiring organizations or other organizations to provide notice of the On-Site
Jobs. If the City’s Community Development Director, or his or her designee, does not
respond to a request for input within thirty (30) days of Saint John’s request, Saint
John’s obligation to solicit the City’s input under this Exhibit “R-5”, Section 6
shall be satisfied.
7. Hiring. Saint John’s and its contractor(s) shall consider in good faith all applications
submitted by Targeted Job Applicants for On-Site Jobs, in accordance with their
normal practice to hire the most qualified candidate for each position and shall make
a good faith effort to hire Targeted Job Applicants when most qualified or equally
qualified as other applicants. The City acknowledges that the Contractors shall
determine in their respective subjective business judgment whether any particular
Targeted Job Applicant is qualified to perform the On-Site Job for which such
Targeted Job Applicant has applied. Contactors are not precluded from advertising
regionally or nationally for employees in addition to its local outreach efforts.
8. Term. The Local Hiring Policy shall apply to the construction of each Phase II Building
until the final certificate of occupancy for each Phase II Building has been issued by the
City.
9.A.f
Packet Pg. 956 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's
Exhibit “R-6”
Page 1
EXHIBIT “R-6”
LOCAL HIRING AS TO PERMANENT EMPLOYEES
FOR NEIGHBORHOOD COMMERCIAL USES
Local Hiring Policy For Phase II Neighborhood Commercial Permanent Employment.
Saint John’s (if an Operator) or Neighborhood Commercial Operator shall implement a
local hiring policy (the “Local Hiring Policy”), consistent with the following guidelines:
1. Purpose. The purpose of the Local Hiring Policy is to facilitate the employment
by the Neighborhood Commercial tenants of the Phase II Development Sites of
residents of the City of Santa Monica (the “Targeted Job Applicants”), and in
particular, those residents who are “Low-Income Individuals” (defined below) by
ensuring Targeted Job Applicants are aware of Phase II Neighborhood
Commercial employment opportunities and have a fair opportunity to apply and
compete for such jobs. The goal of this policy is local hiring.
2. Findings.
a. Approximately 73,000-74,000 individuals work in the City. The City has a
resident labor force of approximately 57,300. However, only about one-
third (32.2 percent) of the City's resident labor force works at jobs located in
the City, with the balance working outside of the City. Consequently, a
significant portion of the City's resident and non-resident work force is
required to commute long distances to find work, causing increased traffic
on state highways, increased pollution, increased use of gas and other fuels
and other serious environmental impacts.
b. Due to their employment outside of the City, many residents of the City are
forced to leave for work very early in the morning and return late in the
evening, often leaving children and teenagers alone and unsupervised
during the hours between school and the parent’s return from work outside
the area.
c. The Pico Neighborhood is Santa Monica’s most culturally diverse and
economically disadvantaged neighborhood. Serving the most vulnerable
members of the Pico Neighborhood has long been a priority for the City of
Santa Monica. Economic recovery and improvement programs, such as
local hire opportunities with prioritization for residents in the Pico
Neighborhood, defined as the 90404 zip code, would be one important step
to support these priorities.
d. Of the approximately 45,000 households in the City, thirty percent are
defined as low-income households or lower, with eleven percent of these
households defined as extremely low income and eight percent very low
income. Approximately 7.6% of the City's residents are unemployed.
9.A.f
Packet Pg. 957 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's
Exhibit “R-6”
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e. By ensuring that Targeted Job Applicants are aware of and have a fair
opportunity to compete for Phase II Neighborhood Commercial jobs, this
Local Hiring Policy will facilitate job opportunities to City residents which
would expand the City's employment base and reduce the impacts on the
environment caused by long commuting times to jobs outside the area.
3. Definitions.
a. “Low Income Individual” means a resident of the City of Santa Monica
whose household income is no greater than 80% of the Median Income.
b. “Median Income” means the median family income published from time to
time by HUD for the Los Angeles-Long Beach Metropolitan Statistical
Area.
c. “On-Site Neighborhood Commercial Jobs” means all jobs on the
Phase II Development Sites within the Neighborhood Commercial uses
of greater than 1,500 gross square feet, regardless of whether such job is
in the nature of an employee or an independent contractor.
d. “Neighborhood Commercial Operator” means the operators of
Neighborhood Commercial uses on the Phase II Development Sites.
4. Priority for Targeted Job Applicants. Subject to Section 7 below in this
Exhibit “R-6,” the Local Hiring Policy provides that the Targeted Job Applicants
shall be considered for each On-Site Neighborhood Commercial Job in the following
order of priority:
a. First Priority: Any resident of a household with no greater than 80%
Median Income that resides within the low and Moderate Income Areas
identified in Map 2-7 of the City of Santa Monica’s Adopted 6th Cycle
2021-2029 Housing Element or any resident who resides in Santa
Monica’s 90404 zip code (Pico Neighborhood);
b. Second Priority: Any resident of a household with no greater than 80%
Median Income that resides within the City; and
c. Third Priority: Any resident of a household with no greater than 80%
Median Income that resides within a five (5) mile radius of the project site.
For purposes of this Local Hiring Policy, the Neighborhood Commercial
Operator is authorized to rely on the most recent year’s income tax records
(W-2) and proof of residency (e.g. driver’s license, utility bill, voter
registration) if voluntarily submitted by a prospective job applicant for
purposes of assessing a Targeted Job Applicant’s place of residence and
income.
5. Coverage. The Local Hiring Policy shall apply to all hiring for On-Site
Neighborhood Commercial Jobs. Notwithstanding the foregoing, the Local
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Packet Pg. 958 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's
Exhibit “R-6”
Page 3
Hiring Policy shall not apply to temporary employees utilized while a
permanent employee is temporarily absent or while a replacement is being
actively sought for a recently-departed permanent employee. Furthermore,
the Local Hiring Policy shall not preclude the re-hiring of a prior employee or
the transfer of an existing employee from another location.
6. Recruitment.
a. Local Hiring Goal – Saint John’s has established a local hiring goal of
30% of the total full and part-time jobs for Phase II Neighborhood Commercial
uses being held by Santa Monica residents. There shall be no penalties to
Saint John’s, nor shall Saint John’s be deemed to be in default under the
Development Agreement, if such goal is not achieved. Saint John’s shall
report its actual local hiring results to the City as part of its annual reports
as mandated by Section 10.2 of the Third Amendment. The annual report
shall include the following information:
(i) First source hiring organizations that were contacted;
(ii) How many referrals from first source hiring organizations were
interviewed;
(iii) How many Targeted Job Applicants were hired;
(iv) Any community activities related to recruitment and local hiring that
took place in the past calendar year, and;
(v) Recruitment initiatives planned for the following calendar year.
b. Advanced Local Recruitment - Initial Hiring for New Business. So that
Targeted Job Applicants are made aware of the availability of On-Site
Neighborhood Commercial Jobs, at least 30 days before recruitment
(“Advanced Recruitment Period”) is opened up to general circulation for
the initial hiring by a new business, the Neighborhood Commercial Operator
shall advertise available On-Site Neighborhood Commercial Jobs in the Santa
Monica Daily Press, or Santa Monica Police Activity League or similar
organization, or similar local media and electronically on a City- sponsored
website, if such a resource exists. In addition, the Neighborhood
Commercial Operator shall consult with and provide written notice to at
least five first source hiring organizations, which may include but are not
limited to the following:
(i) Local first source hiring programs
(ii) Trade unions
(iii) Apprenticeship programs at local colleges
(iv) Santa Monica educational institutions
(v) Other non-profit organizations involved in referring
eligible applicants for job opportunities
9.A.f
Packet Pg. 959 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's
Exhibit “R-6”
Page 4
The Neighborhood Commercial Operator shall also notify the City’s
Community Development Director, or his or her designee, of the
availability of On-Site Neighborhood Commercial Jobs and solicit the City’s
input as to first source hiring organizations or other organizations to provide
notice of the On-Site Neighborhood Commercial Jobs. If the City’s
Community Development Director, or his or her designee, does not respond
to a request for input within thirty (30) days of Neighborhood Commercial
Operator’s request, Neighborhood Commercial Operator’s obligation to
solicit City’s input under this Exhibit “R-6”, Section 6(b) shall be satisfied.
The Neighborhood Commercial Operator shall hold the positions open for
no more than 30 days in order to allow for referrals from the first source
hiring organizations. The Neighborhood Commercial Operator shall review
information provided by the selected organizations with respect to all
applicants referred by such organizations and interview those individuals,
who, following a review of such information, are determined by the
Neighborhood Commercial Operator to meet the Neighborhood Commercial
Operator’s written minimum qualifications for the position. The
Neighborhood Commercial Operator shall maintain a written record
explaining the reasons for not selecting any individual referred to
Neighborhood Commercial Operator by the selected organizations who was
interviewed by Neighborhood Commercial Operator for the position.
c. Advanced Local Recruitment - Subsequent Hiring. For subsequent
employment opportunities, the Advanced Recruitment Period for Targeted
Job Applicants can be reduced to at least 7 days before recruitment is
opened up to general circulation. Alternatively, Neighborhood Commercial
Operator may also use an established list of potential Targeted Job
Applicants of not more than one year old.
d. Obligations After Completion of Advanced Recruitment Period. Once
these advanced local recruitment obligations have been met, the
Neighborhood Commercial Operator is not precluded from advertising
regionally or nationally for employees.
7. Hiring. The Neighborhood Commercial Operator shall consider in good faith all
applications submitted by Targeted Job Applicants for On-Site Neighborhood
Commercial Jobs in accordance with their normal practice to hire the most
qualified candidate for each position and shall make good faith efforts to hire
Targeted Job Applicants when such Applicants are most qualified or equally
qualified as other applicants. The City acknowledges that the Neighborhood
Commercial Operator shall determine in their respective subjective business
judgment whether any particular Targeted Job Applicant is qualified to perform
the On-Site Neighborhood Commercial Job for which such Targeted Job Applicant
has applied.
9.A.f
Packet Pg. 960 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's
Exhibit “R-6”
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8. Proactive Outreach. Saint John’s shall designate a “First-Source Hiring
Coordinator” (FHC) that shall manage all aspects of the Local Hiring Policy.
The FHC shall be responsible for actively seeking partnerships with local first-
source hiring organizations prior to employment opportunities being available
within the Neighborhood Commercial uses. The FHC shall also be responsible for
encouraging and making available information on first-source hiring to respective
Neighborhood Commercial tenants of Phase II. The FHC shall contact new
Neighborhood Commercial Operators on the Phase II Development Sites to
inform them of the available resources on first-source hiring. In addition to
implementation of the Local Hiring Policy, the FHC can have other work duties
unrelated to the Local Hiring Policy.
9. Term. The Local Hiring Policy shall apply for the Term of the Development
Agreement.
10. Condition of Lease. Saint John’s shall write the requirements of this program into
any leases executed with Neighborhood Commercial Operators. The FHC shall reach
out to Neighborhood Commercial Operators not less than once each calendar quarter
to remind them of the programs and policies. Neighborhood Commercial Operators
shall have ultimate responsibility for adherence to the program guidelines. Failure
of a Neighborhood Commercial Operator to comply with the requirements of this
program shall not constitute a Default by Saint John’s under the Development
Agreement so long as such Neighborhood Commercial Operator’s lease requires
such compliance and Saint John’s is actively pursuing all necessary enforcement
actions to bring such Neighborhood Commercial Operator into compliance with this
lease provision.
9.A.f
Packet Pg. 961 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's
Exhibit “S”
Page 1
EXHIBIT “S”
PHASE II MITIGATION MEASURES AND PROJECT DESIGN FEATURES
PDF-AQ-1: Demolition, Grading and Construction Activities.
1. Compliance with provisions of the SCAQMD District Rule 403. The Project
shall comply with all applicable standards of the Southern California Air
Quality Management District, including the following provisions of District
Rule 403:
a. All unpaved demolition and construction areas shall be wetted at least three
times daily during excavation and construction, and temporary dust covers
shall be used to reduce dust emissions and meet SCAQMD District Rule
403. Wetting a minimum of three times daily will reduce fugitive dust by
61 percent.
b. The construction area shall be kept sufficiently dampened to control dust
caused by grading and hauling, and at all times provide reasonable control
of dust caused by wind.
c. All clearing, earth moving, or excavation activities shall be discontinued
during periods of high winds (i.e., greater than 15 mph), so as to prevent
excessive amounts of dust.
d. All dirt/soil loads shall be secured by trimming, watering or other
appropriate means to prevent spillage and dust.
e. All dirt/soil materials transported off-site shall be either sufficiently watered
or securely covered to prevent excessive amount of dust.
f. General contractors shall maintain and operate construction equipment so
as to minimize exhaust emissions.
g. Trucks having no current hauling activity shall not idle and be turned off.
h. Ground cover in disturbed areas shall be replaced as quickly as possible.
i. Cranes would be electric-powered.
2. Anti-Idling Regulation: In accordance with Section 2485 in Title 13 of the
California Code of Regulations, the idling of all diesel fueled commercial
vehicles (weighing over 10,000 pounds) during construction shall be limited to
five minutes at any location.
3. Fuel Requirements: In accordance with Section 93115 in Title 17 of the
California Code of Regulations, operation of any stationary, diesel-fueled,
9.A.f
Packet Pg. 962 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's
Exhibit “S”
Page 2
compression-ignition engines shall meet specified fuel and fuel additive
requirements and emission standards.
4. Architectural Coatings: During construction of Phase II buildings, construction
contractors shall comply with SCAQMD Rule 1113 and utilize architectural
coatings that meet the VOC content requirements.
PDF-AQ-2: Green Building Features: At a minimum, Phase II buildings will be designed and
operated to meet the applicable requirements of the California Green Building
Standards Code (CALGreen) and the City of Santa Monica Green Building Code
at the time of building permit issuance (provided that any Phase II OSHPD-1
building(s) would be permitted by OSHPD and subject to applicable OSHPD
sustainability requirements at the time of OSHPD permitting). Green building
features will include the following:
1. Waste
a. Construction contractors for Phase II development will implement a
construction waste management plan (WMP) to divert a minimum of 70
percent of all mixed construction and demolition (C&D) debris to City
certified construction and demolition waste processors, consistent with the
City of Santa Monica Municipal Code Article 8, Chapter 8.108.
b. The Project will include easily accessible recycling areas dedicated to the
collection and storage of non-hazardous materials such as paper, corrugated
cardboard, glass, plastics, metals, and landscaping debris (trimmings),
consistent with the City of Santa Monica Municipal Code, Section 9.21.130.
2. Energy
a. Phase II buildings will comply at minimum with the California 2019 Title
24 Building Energy Efficiency Standards or the most recent applicable
standards at the time of building permit issuance. Additionally, the Project
will comply with the City of Santa Monica Green Building Code by
incorporating features such as solar water heating, green roofs, high-
performance building envelopes, energy-efficient HVAC and lighting
systems, thereby reducing energy use, air pollutant emissions, and GHG
emissions.
b. Phase II buildings will include the installation of solar electric photovoltaic
(PV) systems, as required by the City of Santa Monica Green Building
Standards Code (provided that any Phase II OSHPD-1 building(s) would be
permitted by OSHPD and subject to applicable OSHPD sustainability
requirements at the time of OSHPD permitting). At minimum, the PV
systems will have a total wattage of 2.0 times the square footage of the
building footprint (2.0 watts per square foot).
9.A.f
Packet Pg. 963 Attachment: Attachment F Ordinance Providence Third Amendment to the Development Agreement.docx (4853 : Providence Saint John's
Exhibit “S”
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c. The design of Phase II buildings will incorporate surface materials with a
high solar-reflectance-index average, coupled with roof assemblies having
insulation factors that meet the 2019 California Title 24 Building Energy
Efficiency Standards or the most recent applicable standards at the time of
building permit issuance, to reduce unwanted heat absorption and minimize
energy consumption. The Project would be designed to reduce energy
consumption by 10 percent as required by the City’s Energy Reach Code.
3. Transportation
a. Providence Saint John’s will implement a Transportation Demand
Management (TDM) Plan with measures to decrease vehicle miles traveled.
The specific TDM strategies to be implemented by the developer shall be
finalized as part of the Development Agreement process. It is anticipated
that the following TDM strategies will be implemented and/or maintained:
a TDM Coordinator; Transportation Management Association (TMO);
transit pass subsidies provided to employees by the Project Applicant;
ridesharing (carpools and vanpools); parking pricing; Guaranteed Ride
Home (GRH); bicycle facilities; carshare service; bicycle sharing areas;
transportation information center and TDM website information; pedestrian
wayfinding signage; and commuter club.
b. To encourage carpooling and the use of electric vehicles by Providence
Saint John’s employees and visitors, designated parking for carpools and
vanpools will be provided throughout the North and South Campuses in
accordance with SMMC Section 9.28.150.
c. Electric Vehicle (EV) Charging Stations will be provided throughout the
North and South Campuses. The total number of electric vehicle charging
stations would be determined as part of the Development Agreement to be
finalized; however, all Phase II Project facilities with more than 50 parking
spaces would include at least two charging stations plus one for each
additional 50 parking spaces consistent with SMMC Section
9.28.160(B)(2).
d. Both long-term and short-term bicycle parking will be provided throughout
the North and South Campuses. The number of parking spaces shall be
provided in accordance with SMMC Table 9.28.140, which requires one
short-term bicycle parking space for every 4,000 square feet of floor area
(depending on the use). Upon full Phase II Project implementation, PSJHC
shall have more than 60 new short-term bicycle parking spaces and 120 new
long-term bicycle parking spaces added to its North Campus and more than
100 new short-term spaces and more than 200 new long-term spaces added
to its South Campus.
Showers and clothes lockers for employees will also be provided throughout
the North and South Campuses. In accordance with SMMC Section
9.28.170(B)(1), a minimum of two showers would be provided in Phase II
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Exhibit “S”
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Buildings 2C, 2D/E, 2I, and S1 while a minimum of four showers would be
provided in Building S4. Consistent with SMMC Section 9.28.170(B)(2),
lockers for clothing and other personal effects would be provided at a ratio
of 75% of the long-term employee bicycle parking spaces required. Upon
full Phase II Project implementation, PSJHC would have more than 90 new
clothes lockers on its North Campus and more than 100 new clothes lockers
on its South Campus.
4. Water
a. The Project would be designed to reduce indoor and outdoor potable water
consumption as required by California 2019 Title 24 standards (provided
that any Phase II OSHPD-1 building(s) would be permitted by OSHPD and
subject to applicable OSHPD sustainability requirements at the time of
OSHPD permitting).
PDF-AQ-3: Control of VOCs. Phase II buildings will utilize low-emitting materials in
accordance with PDF-AQ-1.
PDF-AQ-4: Emergency Generator Maintenance & Testing: The Project shall only conduct
maintenance or testing on one generator per day and for only one hour.
PDF-AQ-5: Emergency Generators. All new standby generators proposed shall be selected
from the South Coast Air-Quality Management District’s certified generators list
and meet the EPA Tier 4 standard for diesel emissions. For after-treatment of
engine exhaust air, a diesel particulate filter shall be provided to meet the emission
level requirements of the South Coast Air Quality Management District. The
Project would have six generators and would need to be tested monthly to ensure
reliability in the case of a power outage.
PDF-NOISE-1 (Construction Noise). The Applicant’s construction contractor shall require
implementation of the following construction best management practices (BMPs)
by all construction contractors and subcontractors working in and around the
Project Site to reduce construction noise levels:
• Project contractor(s) will equip all construction equipment, fixed and mobile,
mobile, with properly operating and maintained noise mufflers, consistent with
manufacturers’ standards;
• On-site construction equipment staging areas will be located as far as feasible
from noise and vibration sensitive uses.
• In accordance with Section 2485 in Title 13 of the California Code of
Regulations, the idling of all diesel fueled commercial vehicles (weighing over
10,000 pounds) during construction shall be limited to five minutes at any
location.
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• As required by SMMC 9.21.140 B Screening, effective noise barriers will be
designed and erected as needed to shield on-site uses from excessive
construction-related noise.
PDF-NOISE-2: Exterior Mechanical Equipment Noise. Exterior mechanical and electrical
equipment such as HVAC equipment would be screened in accordance with Section
9.21.140 of the SMMC. In accordance with Section 4.12.130 of the SMMC, all
outdoor mechanical equipment would be required to comply with noise limitation
requirements provided in Section 4.12.060 of the SMMC.
PDF-TR-1: (Construction Traffic Management Plan): The Applicant shall prepare,
implement, and maintain a Construction Traffic Management Plan (Plan) to address
construction traffic, parking, access and safety impacts during the construction
period. The Plan shall be submitted to the City for review and approval prior to the
issuance of grading permits, and be designed to accomplish the following:
Reduce construction traffic impacts on the surrounding street network;
Minimize construction parking impacts;
Ensure traffic safety and emergency around the Project Site during the
construction period;
Prevent substantial construction truck traffic through residential
neighborhoods; and
Provide for coordination of Project construction activities with those of nearby
construction projects.
The Plan shall include the following at a minimum:
Ongoing Requirements Throughout the Duration of Construction:
Implementation of a detailed work zone plan for temporary lane, sidewalk, and
bicycle lane closures (e.g., flagmen, directional signage, etc.). The Plan shall
include specific information regarding the Project’s construction activities that
may disrupt normal pedestrian and traffic flow, and the measures to address
these disruptions. Further, the Plan shall address construction parking and
impacts to existing parking in adjacent off-site areas. The Plan shall be reviewed
and approved by the Traffic Engineering Division prior to commencement of
construction and implemented in accordance with this approval.
Any work within the public right-of-way (ROW) shall be performed between
9:00 AM and 4:00 PM. This work includes dirt and demolition material hauling
and construction material delivery. Work within the public ROW outside of
these hours shall only be allowed with under an after-hours construction permit.
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Streets and equipment shall be cleaned in accordance with established Public
Works Department requirements.
Trucks shall only travel on a City-approved construction route. Truck
queuing/staging shall not be allowed on Santa Monica streets. Limited queuing
may occur on the construction site itself.
Materials and equipment shall be minimally visible to the public; the preferred
location for materials is to be onsite, with a minimum amount of materials
within a work area in the public ROW, subject to a current Use of Public
Property Permit.
Any requests for work before or after normal construction hours within the
public ROW shall be subject to review and approval through the After Hours
Permit process administered by the Building and Safety Division.
Provision of off-street parking for construction workers, which may include the
use of a remote location with shuttle transport to the site, if determined
necessary by the City of Santa Monica.
Project Coordination Elements That Will Be Implemented Prior to Commencement
of Construction:
The Applicant shall advise the traveling public of impending construction
activities (e.g., information signs, portable message signs, media
listing/notification, and implementation of an approved Plan).
The Applicant shall obtain a Use of Public Property Permit, Excavation Permit,
Sewer Permit, or Oversize Load Permit, as well as any Caltrans permits
required, for any construction work requiring encroachment into public rights-
of-way, detours, or any other work within the public ROW.
The Applicant shall provide timely notification of construction schedules to all
affected agencies (e.g., Metro. Big Blue Bus, Police Department, Fire
Department, Public Works Department, and Planning and Community
Development Department) and to all owners and residential and commercial
tenants of property within a radius of 500 feet.
The Applicant shall coordinate construction work with affected agencies in
advance of start of work. Approvals may take up to two weeks per each
submittal. Coordination with Metro regarding construction activities that may
impact Metro bus lines or result in closures lasting over six months shall be
initiated at least 30 days in advance of construction activities.
The Applicant shall obtain Transportation Engineering Division approval of
any haul routes for earth, concrete, or construction materials and equipment
hauling.
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PDF-TR-2 (TDM): The Applicant shall implement Transportation Demand Management (TDM)
measures so as to not exceed the trip generation estimates calculated for the Future
Years (2031 and 2042) in Tables 4.17-11 and 4.7-12 of the EIR.
The specific TDM strategies to be implemented by the developer shall be finalized
as part of the Development Agreement process. It is anticipated that the following
TDM strategies will be implemented and/or maintained: a TDM Coordinator;
Transportation Management Association (TMO); transit pass subsidies provided to
employees by the Project Applicant; ridesharing (carpools and vanpools); parking
pricing; Guaranteed Ride Home (GRH); bicycle facilities; carshare service; bicycle
sharing areas; transportation information center and TDM website information;
pedestrian wayfinding signage; and commuter club.
To ensure that the trip generation estimates calculated for the Interim Year (2031)
and Future Year (2042) in Table 4.17-11 are not exceeded, a period of annual
monitoring and reporting shall be undertaken for the Project and incorporated into
the Development Agreement. The Applicant shall summarize the results of the trip
monitoring program, determine whether trip reduction goals and/or Average
Vehicle Ridership (AVR) targets are being achieved, and describe the TDM efforts
in place to reduce vehicular trip making, in an annual report delivered to the City.
The City, at its discretion, shall determine the type of enforcement and may require
implementation of additional TDM strategies and possible monetary (or other)
penalties if annual monitoring determines that the trip generation estimates are
being exceeded and/or that AVR targets are not being met.
MM-AIR-1: Construction Equipment. Construction equipment operating at each Phase II
development site shall be subject to the following requirements, which will be
included in applicable bid documents and successful contractor(s) must
demonstrate the ability to supply such equipment:
• The Project shall require all off-road diesel equipment greater than 50
horsepower (hp) to meet USEPA Tier 4 Final off-road emission standards or
equivalent to reduce diesel particulate matter and NOX emissions during
construction activities. If equipment cleaner than Tier 4 is widely and
commercially available at the time of building permit issuance, the Project
applicant shall require the use of such equipment for construction.
• Dumpers/tenders, forklifts, pumps, sweeper/scrubbers and plate compactors
shall be powered by non-diesel fuels, such as gasoline, compressed natural
gas or electricity.
MM-HIST-1: Recordation of the John Wayne Cancer Institute (JWCI) and Child &
Family Development Center (CFDC). Prior to any demolition or ground
disturbing activity on the 2I and S4 properties, the Applicant shall retain a
Qualified Preservation Professional (defined as an architectural historian, historic
architect, or historic preservation professional who satisfies the Secretary of the
Interior’s Professional Qualification Standards for History, Architectural History,
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or Architecture, pursuant to 36 CFR 61) to prepare a Historic American Buildings
Survey (HABS) Short Format Report I. The HABS shall record the history of each
property (the JWCI and CFDC), as well as important events or other significant
contributions to the patterns and trends of history with which each property is
associated, as appropriate. Each property’s physical condition, both historic and
current, shall be documented through site plans; historic maps and photographs;
available original and/or current as-built drawings; large format photographs; and
written data and text. Each building’s exteriors, representative interior spaces,
character-defining features, as well as its setting and contextual views, shall be
documented. Field photographs and notes shall also be included. All
documentation components shall be completed in accordance with the Secretary of
the Interior’s Standards and Guidelines for Architectural and Engineering
Documentation (HABS standards) to the satisfaction of the City of Santa
Monica’s Historic Preservation Officer and the HABS administrator for the
Library of Congress HABS collection. An electronic copy (pdf) of the HABS
documentation shall be submitted to the City for review. Once approved, an
electronic copy (pdf) shall be transmitted to the Library of Congress HABS
administrator for review. Upon approval, the original archival HABS
documentation shall be submitted to the Library of Congress for inclusion in the
HABS collection, and archival copies shall be sent to the Santa Monica Public
Library. The Applicant may complete the HABS documentation for both the
JWCI and CFDC together or separately so long as the documentation for the
CFDC is completed prior to demolition or ground disturbing activity on the 2I Site
and the documentation for the JWCI is completed prior to any demolition or
ground disturbing activity on the S4 Site.
MM-HIST-2: Interpretive Exhibit(s). The Applicant shall retain a Qualified Preservation
Professional (defined as an architectural historian, historic architect, or historic
preservation professional who satisfies the Secretary of the Interior’s Professional
Qualification Standards for History, Architectural History, or Architecture,
pursuant to 36 CFR 61) to develop and implement a permanent publicly accessible
interpretive exhibit(s) (Exhibit), in consultation with the Applicant, that captures
and incorporates the important history, associations, and significance of the JWCI
and CFDC (as applicable), within the larger context of medical history, so that the
significance of these resources is preserved and retained for the education and
benefit of current and future generations. The Exhibit’s requirements shall be
outlined in a technical memorandum, including the requirements for maintenance
and operation of the Exhibit’s elements. The interpretive Exhibit shall be aimed at
actively illustrating the following:
• The growth and development of the JWCI and/or CFDC within the larger
context of local, state and national medical history.
• The Exhibit should also document the construction history and architectural
significance pertaining to the respected architects, Weldon J. Fulton (JWCI)
and John Maloney (CFDC), for each property.
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• The historical associations and significance of Dr. Evis Coda (CFDC).
The Exhibit shall include each of the following:
• A permanent on-site exhibit, maintained by the Applicant to be installed at an
on-site location or locations within the Project selected by the Applicant with
the approval of the qualified preservation consultant and City of Santa Monica
Historic Preservation Officer.
• A professionally conducted oral history program documenting the personal
experiences of JWCI patients and CFDC families and staff members,
respectively, which will be utilized within the Exhibit and later archived at the
Santa Monica History Museum.
The Applicant shall commission a Qualified Preservation Professional to prepare
a technical memorandum detailing the Exhibits’ requirements and implementation
schedule and this memorandum shall be reviewed by interested parties, such as the
Santa Monica History Museum and the Santa Monica Conservancy, and shall be
prepared to the satisfaction of the City of Santa Monica. Once work on the 2I and
S4 sites, as applicable, has commenced, the Applicant shall submit biannual
reports prepared by a Qualified Preservation Professional documenting the
progress of the Exhibit’s implementation, and the Applicant shall submit
documentation illustrating full implementation of the Exhibit to the City within 3
years of completion of construction of the 20th Street Medical Building (2I) and
Education & Conference Center and East Ambulatory & Research Building (S4),
respectively.
MM-HIST-3: Construction Monitoring. Due to the potential for damage from excavation and
construction activities, as well as vibration, to 2208/2210 Santa Monica
Boulevard, and in association with implementation of Mitigation Measure MM
NOISE-1, the Qualified Preservation Professional shall monitor construction
activities associated with the Project at regular intervals during shoring and
excavation of Site S4 to address any unanticipated damage to 2208/2210 Santa
Monica Boulevard that may require preservation treatment, and minimize
potential damage to historic materials on 2208/2210 Santa Monica Boulevard.
The Qualified Preservation Professional shall document the construction
monitoring process in digital photography, as well as monitoring logs, and
prepare a final monitoring report to be submitted to the City’s Historic
Preservation Officer.
MM-ARCH-1: Archaeological Monitoring of Ground Disturbing Activities. Prior to the
issuance of a demolition permit for the S1, S2, S3, S4 and S5 sites, the Applicant
shall retain an archaeologist who meets the Secretary of the Interior’s Professional
Qualifications Standards (Qualified Archaeologist) and a Native American monitor
from a tribe that is culturally and geographically affiliated with the Project site
(according to the Native American Heritage Commission contact list for this
project) to provide construction monitoring services for the Project. The Qualified
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Archaeologist, or an archaeological monitor working under their direct supervision,
and the Native American monitor shall monitor all ground disturbance, such as
clearing/grubbing, grading, trenching, or any other construction excavation activity,
associated with Sites S1, S2, S3, S4, and S5 to a maximum depth of 6 feet (depth
at which archaeological sensitivity decreases). The archaeological monitor shall be
familiar with the types of resources (prehistoric and historic) that could be
encountered. The frequency of archaeological and Native American monitoring shall
be determined by the Qualified Archaeologist and shall be based on the rate of
excavation and grading activities, the materials being excavated (younger sediments
vs. older sediments), and the depth of excavation, and if found, the abundance and
type of archaeological resources encountered. Full-time archaeological and Native
American monitoring may be reduced to part-time inspections, or ceased entirely,
at any depth above 6 feet if determined adequate by the Qualified Archaeologist.
Prior to commencement of excavation activities, an Archaeological Sensitivity
Training shall be given for construction personnel. The training session shall be
carried out by the Qualified Archaeologist and Native American monitor, and will
focus on how to identify archaeological resources that may be encountered during
earthmoving activities and the procedures to be followed in such an event.
MM-ARCH-2: Evaluation/Treatment of any Archaeological Finds. In the event that historic
(e.g., bottles, foundations, refuse dumps/privies, etc.) or prehistoric (e.g., hearths,
burials, stone tools, shell and faunal bone remains, etc.) archaeological resources
are unearthed, ground-disturbing activities shall be halted or diverted away from
the vicinity of the find so that the find can be evaluated. An appropriate buffer
area shall be established by the Qualified Archaeologist around the find where
construction activities shall not be allowed to continue. Work shall be allowed to
continue outside of the buffer area. All archaeological resources unearthed by
Project construction activities shall be evaluated by the Qualified Archaeologist.
If the resources are prehistoric or Native American in origin, the Applicant shall
coordinate with the City, Qualified Archaeologist, and Native American
representatives regarding the treatment and curation of any prehistoric
archaeological resources. Additionally, if a discovery is outside of Sites S1, S2,
S3, S4, or S5, the Qualified Archaeologist shall determine the level of
archaeological monitoring that is warranted during future ground disturbance in
other portions of the Project Site. If a resource is determined by the Qualified
Archaeologist to constitute a “historical resource” pursuant to CEQA Guidelines
Section 15064.5(a) or a “unique archaeological resource” pursuant to PRC
Section 21083.2(g), the Qualified Archaeologist shall coordinate with the
Applicant and the City (and Native American representatives for prehistoric
resources) to develop a formal treatment plan that would serve to reduce impacts
to the resource. The treatment plan established for the resource shall be in
accordance with CEQA Guidelines Section 15064.5(f) for historical resources and
PRC Sections 21083.2(b) for unique archaeological resources. Preservation in
place (i.e., avoidance) is the preferred manner of treatment. If preservation in
place is not feasible, treatment may include implementation of archaeological data
recovery excavations to remove the resource along with subsequent laboratory
processing and analysis. Any archaeological material collected shall be curated at
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a repository that meets the standards outlined in 36 Code of Federal Regulations
(CFR) 79.9., if such an institution agrees to accept the material. If no institution
accepts the archaeological material, they shall be donated to a local school or
historical society in the area for educational purposes, or to an affiliated tribe for
prehistoric materials, to be determined by the Qualified Archaeologist in
consultation with the City, and with Native American representatives for
materials that are prehistoric in nature. Disposition of human remains and
associated funerary objects shall be determined through consultation with the
Most Likely Descendant (MLD) and landowner (see MM-ARCH-4).
MM-ARCH-3: Final Archaeological Report). Prior to issuance of Certificate of Occupancy for
the Phase II buildings on Sites S1, S2, S3, S4, and S5, as applicable, the Qualified
Archaeologist shall prepare a final report and appropriate California Department
of Parks and Recreation Site Forms at the conclusion of archaeological
monitoring. The report shall include a description of resources unearthed, if any,
treatment of the resources, results of the artifact processing, analysis, and
research, and evaluation of the resources with respect to the California Register of
Historical Resources and CEQA. The report and the Site Forms shall be submitted
by the Project applicant to the City, the South Central Coastal Information Center,
and representatives of other appropriate or concerned agencies to signify the
satisfactory completion of the development and required mitigation measures.
MM-ARCH-4: Human Remains. If human remains are encountered unexpectedly during
implementation of the Project, State Health and Safety Code Section 7050.5
requires that no further disturbance shall occur at the affected
excavation/construction site until the County Coroner has made the necessary
findings as to origin and disposition pursuant to PRC Section 5097.98. If the
remains are determined to be of Native American descent, the coroner has 24 hours
to notify the NAHC. The NAHC shall then identify the person(s) thought to be the
Most Likely Descendent (MLD). The MLD may, with the permission of the
landowner, or his or her authorized representative, inspect the site of the discovery
of the Native American remains and may recommend to the owner or the person
responsible for the excavation work means for treating or disposing, with
appropriate dignity, the human remains and any associated grave goods. The MLD
shall complete their inspection and make their recommendation within 48 hours
of being granted access by the landowner to inspect the discovery. The
recommendation may include the scientific removal and nondestructive analysis
of human remains and items associated with Native American burials. Upon the
discovery of the Native American remains, the landowner shall ensure that the
immediate vicinity, according to generally accepted cultural or archaeological
standards or practices, where the Native American human remains are located, is
not damaged or disturbed by further development activity until the landowner has
discussed and conferred, as prescribed in this mitigation measure, with the MLD
regarding their recommendations, if applicable, taking into account the possibility
of multiple human remains. The landowner shall discuss and confer with the
descendants all reasonable options regarding the descendants' preferences for
treatment.
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Whenever the NAHC is unable to identify a MLD, or the MLD identified fails to
make a recommendation, or the landowner or his or her authorized representative
rejects the recommendation of the descendants and the mediation provided for in
Subdivision (k) of Section 5097.94, if invoked, fails to provide measures
acceptable to the landowner, the landowner or his or her authorized representative
shall inter the human remains and items associated with Native American human
remains with appropriate dignity on the property in a location not subject to
further and future subsurface disturbance.
MM-GEO-1: Paleontological Resources Investigation. Prior to start of any ground-disturbing
activities (i.e., demolition, pavement removal, pot-holing or auguring, boring,
drilling, grubbing, vegetation removal, brush clearance, weed abatement, grading,
excavation, trenching, or any other activity that has potential to disturb soil) for
each construction site, the Applicant shall retain a Qualified Paleontologist
meeting the Society of Vertebrate Paleontology standards (SVP, 2010). The
Qualified Paleontologist shall conduct construction worker paleontological
resources sensitivity training for appropriate construction personnel. The training
session shall focus on the recognition of the types of paleontological resources
that could be encountered within the Project area and the procedures to be
followed if they are found. The Applicant shall ensure that construction personnel
are made available for and attend the training and retain documentation
demonstrating attendance.
MM-GEO-2: Paleontological Resource Monitoring of Ground Disturbing Activities. Full-
time paleontological resources monitoring shall be performed by a qualified
paleontological monitor under the direction of the Qualified Paleontologist (SVP,
2010) for ground disturbance in undisturbed soils below a depth of 6 feet. Full-
time monitoring may be reduced to part-time inspections, or ceased entirely, if
determined adequate by the Qualified Paleontologist. Monitors shall have the
authority to temporarily halt or divert work away from exposed fossils, in a radius
of at least 50 feet, in order to recover the fossil specimens. Any significant fossils
collected during Project-related excavations shall be prepared to the point of
identification and curated into an accredited repository with retrievable storage.
Monitors shall prepare daily logs detailing the types of activities and soils
observed, and any discoveries. The Qualified Paleontologist shall prepare a final
monitoring and mitigation report to be submitted to the City.
MM-GEO-3: Evaluation/Treatment of Any Paleontological Finds. If construction or other
Project personnel discover any potential fossils during construction, regardless of
the depth of work or location, work at the discovery location shall cease in a 50-
foot radius of the discovery until the Qualified Paleontologist has assessed the
discovery and made recommendations as to the appropriate treatment. If the find
is deemed significant, it shall be salvaged following the standards of the SVP
(2010) and curated with a certified repository.
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MM-HAZ-1: Additional Assessment/Remediation - Site S3 and Site 2D/E. Prior to the
issuance of a grading permit for each of Site S3 and Site 2D/E, additional
assessment in the form of soil and soil vapor sampling shall be conducted to
determine whether there is any soil or groundwater contamination associated with
the former service station uses at these sites, once the existing on-site
buildings/structures are demolished. If the additional assessment reveals
concentrations of volatile organic compounds (VOCs) and/or other hazardous
substances above applicable California Human Health Screening Levels
(CHHSL), soil remediation and health and safety measures required by the
applicable regulatory agencies [e.g., California Department of Toxic Substances
(DTSC), Los Angeles Regional Water Quality Control Board (LARWQCB), etc.]
shall be implemented by the Project Applicant during construction, which will be
included in a Soils Management Plan and a Health and Safety Plan, as applicable
(refer to Mitigation Measures HAZ-2 and HAZ-3).
The additional assessment shall also include a survey to determine the presence of
any underground storage tanks (UST) associated with the former on-site gas
stations. If a UST is discovered, the Applicant shall notify the SMFD prior to tank
removal and prepare a work plan for UST removal. The work plan shall be
approved by the SMFD and shall identify methods/procedures to remove or
neutralize any flammable materials and vapors in the UST prior to transport, and
establish to the satisfaction of the SMFD that no release of hazardous materials
has occurred or that the release of hazardous materials is otherwise addressed in
the SMP. The UST shall be properly disposed of by a licensed contractor in
accordance with applicable regulations.
MM-HAZ-2: Soil Management Plan [SMP]. Should the assessments required under MM
HAZ-1 above for Site S3 and Site 2D/2E reveal chemicals of concern above
applicable CHHLs and for excavation activities associated with Site 2C and Site
2D/E, the Project Applicant shall retain a qualified environmental consultant to
prepare a SMP, which will be submitted to DTSC, RWQCB, and/or City of Santa
Monica Fire Department for review and approval prior to the commencement of
excavation and grading activities. The recommendations of the applicable
oversight agency shall be incorporated in the SMP. The SMP shall be
implemented during excavation and grading activities on the identified Site to
ensure that any contaminated soils are properly identified, excavated, and
disposed of off-site, as follows:
• The SMP shall be prepared and executed in accordance with South Coast Air
Quality Management District (SCAQMD) Rule 1166, Volatile Organic
Compound Emissions from Decontamination of Soil. The SMP shall require
the timely testing and sampling of soils so that contaminated soils can be
separated from inert soils for proper disposal. The SMP shall specify the
testing parameters and sampling frequency. During excavation, Rule 1166
requires that soils identified as contaminated shall be sprayed with water or
another approved vapor suppressant, or covered with sheeting during periods
of inactivity of greater than an hour, to prevent contaminated soils from
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becoming airborne. Under Rule 1166, contaminated soils shall be transported
from the Project Site by a licensed transporter and disposed of at a licensed
storage/treatment facility to prevent contaminated soils from becoming
airborne or otherwise released into the environment.
• During the excavation phase, the Applicant shall remove and properly dispose
of contaminated materials in accordance with the provisions of the SMP. If
soil is stockpiled prior to disposal, it will be managed in accordance with the
Project's Storm Water Pollution Prevention Plan, prior to its transfer for
treatment and/or disposal. All impacted soils would be properly treated and
disposed of in accordance with SCAQMD Rule 1166, Volatile Organic
Compound Emissions from Decontamination of Soil, as well as applicable
requirements of DTSC and LARWQCB.
• A qualified environmental consultant shall be present on the Site during
grading and excavation activities in the known or suspected locations of
contaminated soils or the UST, and shall be on call at other times as necessary,
to monitor compliance with the SMP and to actively monitor the soils and
excavations for evidence of contamination.
MM-HAZ-3: Health and Safety Plan [HASP]. Should the assessments required under MM
HAZ-1 above reveal chemicals of concern above applicable clean-up goals, the
Applicant shall commission a HASP to be prepared in compliance with
Occupational Safety and Health Administration (OSHA) Safety and Health
Standards (29 Code of Federal Regulations 1910.120) and Cal-OSHA
requirements (CCR Title 8, General Industry Safety Orders and California Labor
Code, Division 5, Part 1, Sections 6300-6719) and submitted for review by the
Department of Building and Safety. The HASP would address, as appropriate,
safety requirements that would serve to avoid significant impacts or risks to
workers or the public in the event that elevated levels of subsurface gases are
encountered during grading and excavation. The HASP would also address
potential vapor encroachment from the soil contamination into the subterranean
levels of the building. As necessary, gas monitoring devices would be in place to
alert workers in the event elevated gas or other vapor concentrations occur when
basement slab demolition or soil excavation is being performed. Contingency
procedures would be in place in the event elevated gas concentrations are detected,
such as the mandatory use of personal protective equipment, evacuation of the
area, and/or increasing ventilation within the immediate work area. Workers
would be trained to identify exposure symptoms and implement alarm response.
Construction fencing would be installed around development areas to restrict
public access from surrounding properties and other phases of the Project Site,
further reduce the potential for contaminated soils to become airborne, and provide
additional distance between the public and excavation activities to allow for gas
and vapor dilution. Vapor suppression measures also would be identified
consistent with the SMP, as necessary, to avoid health hazards to adjacent
properties. The HASP would have emergency contact numbers, maps to the
nearest hospital, gas monitoring action levels, gas response actions, allowable
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worker exposure times, and mandatory personal protective equipment
requirements. The HASP would be signed by all workers involved in the
demolition and excavation of on-site soils to demonstrate their understanding of
the risks of excavation.
MM-HAZ-4: Asbestos Containing Materials. Pursuant to SCAQMD requirements, testing for
presence of ACM shall be conducted in the CFDC, JWCI, and SJF Buildings prior
to demolition of these structures. Any ACM found in these buildings, and the
previously confirmed ACM in the vacant on- site apartments and associated
parking structure, shall be removed by a licensed and certified asbestos abatement
contractor prior to demolition of these buildings pursuant to SCAQMD Rule 1403
and Cal-OSHA Asbestos Regulations.
MM-HAZ-5: Lead Based Paints. Testing for the presence of LBP shall be conducted in the
CFDC, JWCI, and SJF Buildings prior to demolition of these structures. Any LBP
found in these buildings, and the previously confirmed LBP in the vacant on- site
apartments and associated parking structure, shall be removed by lead-certified
personnel following the Cal-OSHA lead standards contained in CCR Title 8,
Section 1532.1 and lead-safe work practices prior to demolition of these buildings.
An environmental contractor with California Department of Public Health
certified workers shall be retained to carry out the work in compliance with the
regulations that govern LBP.
MM-NOISE-1: Construction Vibration. To reduce the potential for construction-related
vibration effects to building structures, prior to the issuance of a building permit
for a Site, PSJHC shall perform an inventory of the structural condition of
buildings within 50 feet of Project construction on that Site. Based on the surveyed
building’s structure and condition, an acoustic specialist will determine the
appropriate structural damage potential criteria based on the Caltrans
Transportation and Construction Vibration Guidance Manual (Caltrans 2013), as
provided in Table 4.13-3, and for each piece of construction equipment, establish
a standoff distance from the applicable building. The construction contractor(s)
shall restrict the use of equipment within the minimum applicable standoff
distances to not exceed the building’s applicable structural damage criteria. If
construction is required within these minimum applicable distances, alternative
equipment and methods, such as small bulldozers (less than 300 horsepower),
smaller or alternative construction equipment, or alternative methods shall be used
to reduce potential vibration levels to less than the building’s applicable structural
damage criteria.
MM-NOISE-2: Construction Vibration. To reduce the potential for construction-related
vibration effects to any vibration sensitive medical uses, prior to the issuance of a
building permit for Sites 2C, 2I, 2D/E, S1, S3 and S4, PSJHC shall perform an
inventory of vibration-sensitive medical equipment and rooms/suites in the
hospital and in the following nearby Medical Office Buildings along Santa Monica
Boulevard and Broadway:
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For Site 2C: 2001 Santa Monica Boulevard, 2021 Santa Monica Boulevard,
and 2020 Santa Monica Boulevard.
For Site 2I: 1919 Santa Monica Boulevard, 2001 Santa Monica Boulevard,
2021 Santa Monica Boulevard, and 2020 Santa Monica Boulevard.
For Site 2D/E: 2208, 2216, 2232 Santa Monica Boulevard.
For Sites S1 & S3: 2001 Santa Monica Boulevard, 2021 Santa Monica
Boulevard, 2020 Santa Monica Boulevard, and 2020 Broadway.
For Sites S4 & S5: 2021 Santa Monica Boulevard, 2020 Santa Monica
Boulevard, and 2208, 2216, 2232 Santa Monica Boulevard.
PSJHC shall notify both the building owner/property manager and the building’s
medical office tenants in writing of PSJHC’s need to inventory the building/tenant
suite for vibration-sensitive medical equipment and rooms/suites with vibration-
sensitive medical operations and to conduct the simulation(s).
For the buildings identified to contain vibration sensitive medical uses and where
determined to be potentially exposed to adverse vibration effects associated with
construction activities by a qualified acoustical specialist, a construction
simulation survey shall be undertaken on the applicable Project Site, replicating
representative construction activities, such as the use of an excavator or the
dropping of a heavy weight. The simulations shall be undertaken in an appropriate
number of locations, as determined by an acoustical specialist to allow evaluation
of the proposed construction activities. Use of the vibration-sensitive equipment
will be monitored by the applicable medical team during this exercise.
The applicable medical team will confer with the construction team, including an
acoustical specialist, after the simulation. If the simulation results indicate that
either (a) construction vibration would exceed manufacturer’s specifications for
vibration-sensitive medical equipment or (b) hospital operating rooms or critical
working areas would exceed the “Weighting factors for satisfactory magnitudes
of building vibration with respect to human response” in ANSI/ASA S2.71-1983
(reaffirmed in 2012), Table A.1, then a detailed mitigation plan shall be prepared
unless both the applicable medical team and the construction team agree that the
construction vibration is not impacting medical equipment/procedures in a
particular medical suite despite the manufacturer’s specifications or weighting
factors. If a mitigation plan is required, the construction team, including an
acoustical specialist, shall prepare such plan relevant to such equipment or
operations that is practicable for both the construction team and the applicable
medical team. This will involve a combination of the judicious selection of
construction equipment and techniques to minimize vibration at source, the
sympathetic scheduling of the hours of construction and medical equipment
usage/operations, the use of vibration isolation tables for particularly sensitive
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medical equipment/operations and the possible temporary relocation of affected
medical equipment/operations.
PSJHC shall use good faith efforts to secure the voluntary cooperation of the
building owner/property manager and the building’s medical office tenants in
allowing PSJHC to perform the inventory, schedule the simulation(s), monitor the
vibration- sensitive medical equipment or operations during the simulation(s), and
provide input on practicable measures to include in the mitigation plan.
MM-TR-1: Intersection 70. Prior to issuance of a building permit for the S4 building (Phase A4
or B4), the Project Applicant shall seek approval from the City of Los Angeles to
reconfigure the existing northbound and southbound approaches of Intersection 70
(Centinela Avenue & Santa Monica Boulevard) to provide one left- turn lane and one
shared through/right-turn lane at each approach (unless such reconfiguration has
already occurred). The reconfiguration would involve the removal of three or four on-
street parking spaces at both the northbound and southbound approaches, including a
commercial loading zone on the northbound approach, and restriping of the
northbound and southbound approaches. The Project Applicant shall not be required
to pursue right of way acquisition. The Project Applicant shall seek approval from the
City of Los Angeles in good faith for at least 90 days and shall not be required to
implement this reconfiguration if the City of Los Angeles does not provide approval
within this time period. If the City of Los Angeles approves implementation of this
mitigation measure, the Project Applicant shall complete implementation of this
improvement prior to Certificate of Occupancy for the S4 building (Phase A4 or B4).
MM-TR-2: Intersection 77. Prior to issuance of a building permit for the 2D/2E building
(Phase A5 or B5), the Project Applicant shall seek approval from the Big Blue Bus
and Metro to relocate the eastbound Big Blue Bus bus stop from the near side of
Intersection 77 (Bundy Drive and Santa Monica Boulevard) and consolidate it with
the existing Metro bus stop on the far side of the intersection (unless such
reconfiguration has already occurred). The Project Applicant shall seek approval
from Big Blue Bus and Metro in good faith for at least 90 days and shall not be
required to further pursue consolidation of the bus stops if the parties cannot reach
agreement within the 90-day time period. Prior to issuance of a building permit for
the 2D/2E building (Phase A5 or B5), the Project Applicant shall also seek
approval from the City of Los Angeles to reconfigure the eastbound approach of
Intersection 77 (Bundy Drive & Santa Monica Boulevard) to add a separate right
turn lane, resulting in one left- turn lane, two through lanes and one right-turn only
lane (unless such reconfiguration has already occurred). The Project Applicant shall
not be required to pursue right of way acquisition. The Project Applicant shall seek
approval from the City of Los Angeles in good faith for at least 90 days and shall
not be required to implement this reconfiguration if the City of Los Angeles does
not provide approval within this time period. If the City of Los Angeles approves
implementation of this mitigation measure, the Project Applicant shall complete this
implementation measure prior to Certificate of Occupancy for the 2D/2E building
(Phase A5 or B5).
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MM-TR-3: Intersection 79. Prior to issuance of a building permit for the earlier of the S1 or
S3 buildings in Phase B2 or the 2I building in Phase A2, if the Martin Expo Town
Center Project has not restriped (or is not committed to restripe) the northbound
approach at Intersection 79 (Bundy Drive & Olympic Boulevard) to provide dual
left-turn lanes (or if this intersection has not otherwise been restriped), the Project
Applicant shall seek approval from the City of Los Angeles to undertake this
restriping. The Project Applicant shall seek approval from the City of Los Angeles
in good faith for at least 90 days and shall not be required to implement this
reconfiguration if the City of Los Angeles does not provide approval within this
time period. If the City of Los Angeles approves implementation of this mitigation
measure, the Project Applicant shall complete this implementation measure prior to
Certificate of Occupancy for the earlier of the S1 or S3 buildings in Phase B2 or the
2I building in Phase A2.
MM-TR-4: Intersection 81. Prior to issuance of a building permit for the earlier of S1, S2 and
S3 buildings in Phase A1 or the earlier S2 and 2C buildings in Phase B1, the
Project Applicant shall seek approval from the City of Los Angeles and Caltrans
to restripe the southbound approach at Intersection 81 (Bundy Drive & I-10
Eastbound On-Ramp) to add a second left- turn lane (unless such restriping has
already occurred). This would entail removing on-street parking from the
southbound approach on Bundy Drive. The Project Applicant shall seek approval
from Caltrans and the City of Los Angeles in good faith for at least 90 days and
shall not be required to implement this restriping if the City of Los Angeles and
Caltrans, as applicable, do not provide approval within this time period. If the City
of Los Angeles and Caltrans approve implementation of this mitigation measure,
the Project Applicant shall complete this implementation measure prior to
Certificate of Occupancy for the earlier of S1, S2 and S3 buildings in Phase A1 or
the S2 and 2C buildings in Phase B1.
MM-WW-1: Sewer Capacity. Without limiting the generality of the foregoing, within 30 days
of filing a Planning Application for any Phase II development, Saint John’s shall
meet and confer with the City Engineer to discuss the timing and content for
preparation of an updated sewer study to be reviewed and approved by the City
Engineer, unless determined in the City Engineer’s sole and absolute professional
judgment to be unnecessary. Such study would determine if future flows
associated with the Phase II development proposed in the Planning Application
(during dry and wet weather conditions) would cause the City’s 12-inch and 21-
inch sewer lines on Broadway and any other downstream sewer lines to exceed
the hydraulic planning criteria on page 47 in the City’s 2017 Sanitary Sewer
System Master Plan or its successor thereto. The primary criteria used to establish
adequately-sized sewer capacity is if the Peak Wet Weather Flow depth to
diameter ratio is less than 0.75 and the minimum velocity is 2 ft/s.
If the sewer study (as approved by the City) determines that there will be
exceedances of the hydraulic planning criteria due to the Phase II development
proposed in the Planning Application, Saint John’s shall perform sewer upgrades
prior to issuance of a certificate of occupancy for such Phase II Building(s), to the
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satisfaction of the City Engineer, including, without limitation:
(a) Installing a new adequately-sized sewer line(s) along Broadway and 20th
Street to convey sewer flows generated from the applicable Phase II
Development Site; or
(b) Upsizing the existing 12-inch sewer on Broadway to 18- inch from 21st
Street to 20th Street and re-activating and placing in service the existing 12-
inch VCP line (currently abandoned) along 20th Street from Broadway to
Colorado Avenue to divert sewer flows from the Broadway 21-inch VCP
sewer line to the Colorado 21-inch Vylon sewer line. The currently
abandoned 12-inch VCP line, may need to be replaced pending future
engineering design and offsite plans by Saint John’s.
Saint John’s may recommend the most cost-efficient City- approved sewer
upgrade alternative that addresses the downstream deficiencies. All reports and
plans shall also be approved by the Water Resources Engineer prior to issuance of
building permit for the applicable Phase II Building. Any required upgrades shall
be completed prior to Certificate of Occupancy for the applicable Phase II
Development.
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Exhibit “T”
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EXHIBIT “T”
FORM OF ASSIGNMENT AND ASSUMPTION AGREEMENT
Recording Requested By and
When Recorded Mail To:
Harding, Larmore, Kutcher & Kozal, LLP
1250 Sixth Street, Suite 200
Santa Monica, CA 90401
Attn: Paula J. Larmore
________________________________________________________________________
Space Above This Line For Recorders Use
No Recording Fee Required
Government Code Section 27383
Government Code Section 6103
ASSIGNMENT AND ASSUMPTION AGREEMENT
This ASSIGNMENT AND ASSUMPTION AGREEMENT (“Agreement”) is made and
entered into by and between PROVIDENCE HEALTH SYSTEM-SOUTHERN CALIFORNIA,
a California non-profit religious corporation (“Providence”) as sole corporate member of
PROVIDENCE SAINT JOHN’S HEALTH CENTER, a California non-profit religious
corporation (“Assignor”), and ________________________, a __________________
(“Assignee”).
R E C I T A L S
A. The City of Santa Monica (“City”) and Assignor entered into that certain
Development Agreement dated June 9, 1998 and recorded in the Official Records of the County
of Los Angeles, State of California on July 29, 1998 as Instrument No. 98-1311808 as amended
by that certain First Amendment to Development Agreement dated October 4, 2011 and recorded
in the Official Records of the County of Los Angeles, State of California on October 13, 2011 as
Instrument No. 20111388841, that certain Second Amendment to Development Agreement dated
August 28, 2017 and recorded in the Official Records of the County of Los Angeles, State of
California on October 2, 2017 as Instrument No. 20171125181, and that certain Third
Amendment to Development Agreement dated ___________ and recorded in the Official
Records of Los Angeles County, California as Instrument No. _____________ (collectively
“Development Agreement”) with respect to the real property located in the City of Santa
Monica, State of California more particularly described in Exhibit “A” attached hereto (the
“Project Site”).
B. Assignor has obtained from the City certain development approvals and permits
with respect to the development of the Project Site, including without limitation, approval of the
Development Agreement for the Project Site (collectively, the “Project Approvals”).
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C. Assignor intends to sell, and Assignee intends to purchase, the Project Site.
D. In connection with such purchase and sale, Assignor desires to transfer all of the
Assignor’s right, title, and interest in and to the Development Agreement and the Project
Approvals with respect to the Project Site. Assignee desires to accept such assignment from
Assignor and assume the obligations of Assignor under the Development Agreement and the
Project Approvals with respect to the Project Site.
THEREFORE, the parties agree as follows:
1. Assignment. Assignor hereby assigns and transfers to Assignee all of Assignor’s
right, title, and interest in and to the Development Agreement and the Project Approvals with
respect to the Project Site. Assignee hereby accepts such assignment from Assignor.
2. Assumption. Assignee expressly assumes and agrees to keep, perform, and fulfill
all the terms, conditions, covenants, and obligations required to be kept, performed, and fulfilled
by Assignor under the Development Agreement and the Project Approvals with respect to the
Project Site.
3. Effective Date. The execution by City of the attached receipt for this Agreement
shall be considered as conclusive proof of (a) delivery of this Agreement, (b) the assignment and
assumption contained herein, and (c) the release of Assignor in accordance with Section 13.2 of
the Third Amendment. This Agreement shall be effective upon its recordation in the Official
Records of Los Angeles County, California, provided that Assignee has closed the purchase and
sale transaction and acquired legal title to the Project Site.
IN WITNESS WHEREOF, the parties hereto have executed this Agreement as of the
dates set forth next to their signatures below.
“ASSIGNOR”
_________________________________
a California non-profit religious corporation
“ASSIGNEE”
_________________________________
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Exhibit “T”
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RECEIPT BY CITY
The attached ASSIGNMENT AND ASSUMPTION AGREEMENT is received by the City
of Santa Monica on this ___ day of ________________, ________.
CITY OF SANTA MONICA
___________________________________
By: _______________________________
Community Development Director
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Exhibit “U”
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EXHIBIT “U”
PHASE II PARKING MANAGEMENT PLAN
1. Purpose
The purpose of the Phase II Parking Management Plan (“Phase II PMP” or “PMP”) is to ensure
that Saint John’s will provide sufficient parking to meet the Phase I and Phase II sites’ peak
parking demand for its various user groups (including doctors, employees, patients, visitors and
others) while Phase II is implemented through a combination of parking facilities owned by Saint
John’s and parking facilities leased by Saint John’s.
2. Objectives
a. Aid in the management of Saint John’s parking to effectively and efficiently utilize
available parking supply to meet Phase I and Phase II-related peak parking demand from
employees, patients, physicians, students and visitors, as well as minimize the impacts of
campus activities on nearby residential and commercial neighbors.
b. Provide recommendations for parking quantity and operational adjustments, including
parking pricing, to make efficient use of existing parking resources and minimize the
need for construction of excess parking in later stages of the Phase II buildout.
c. Provide data and information to support Saint John’s successful implementation of its
Transportation Demand Management Plan and achievement of its peak-period Average
Vehicle Ridership targets.
3. Parking Pricing
Saint John’s shall charge its employees, visitors and patients for parking in accordance with the
following:
a. For Saint John’s visitors and patients, the parking rate schedule shall be market-based and
reviewed at least annually to ensure Saint John’s parking charges are not an incentive for
patients and visitors to drive single-occupancy vehicles to the Campus when other
commute modes are available. The parking rate schedule shall utilize commercially
reasonable increments of time (e.g., 15-20 minutes in 2022), not to exceed twenty (20)
minutes, and take into account parking rates in effect from time to time at other
commercial parking facilities in the immediate vicinity of Saint John’s to ensure that
visitors to, or employees in, other businesses do not have an economic incentive to use
Saint John’s parking facilities. The rate schedule must result in charges below the
maximum daily rate for its visitors and patients parking for ninety (90) minutes or less.
The ninety (90) minute rate shall not exceed eighty-five percent (85%) of the maximum
daily rate.
b. For Saint John’s employees, parking pricing shall be reviewed at least annually
considering both (a) Saint John’s and City’s desire to discourage Saint John’s employees
from driving single-occupancy vehicles to the Campus when other commute modes are
available and (b) Saint John’s and City’s desire to ensure Saint John’s employees that
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drive single-occupancy vehicles to the Campus are not incentivized to find on-street
parking in Santa Monica.
4. Employee Notice of Residential Street Parking Prohibition
All new employees shall be notified in writing during new employee orientation that parking on
the residential streets in the vicinity of Saint John’s is prohibited. In addition, Saint John’s shall,
at least annually, notify all employees in writing that parking on the residential streets in the
vicinity of Saint John’s is prohibited.
5. Annual PMP Report
On or before February 28 of each year, Saint John’s shall file a PMP report with the City’s
Community Development Director or his/her designee. The PMP report shall contain the
following information current as of the date of the parking counts specified in subsection (f)
below:
a. Saint John’s overall parking supply, including a list and map identifying the location of
each parking facility and its distance from Saint John’s main campus, the number of
spaces therein, those spaces available through use of attendant and valet operations, and
the system of management for each parking facility;
b. Copies of all new parking leases or modifications to existing parking leases entered into
since the most recent PMP report;
c. Technical analysis of existing and future parking demand based upon updated population
counts in each of Saint John’s user groups;
d. Survey of market rate parking prices in the vicinity of Saint John’s;
e. Then-current visitor/patient and employee parking prices;
f. Tables setting forth parking demand and parking supply data for each user group based
on parking counts taken within 3 weeks of the annual AVR survey week;
g. A discussion of overall parking conditions, how TDM implementation has affected
parking demand, any deficiencies, and measures Saint John’s intends to implement to
address any deficiencies;
h. Any changes Saint John’s proposes to its PMP plan;
i. A copy of Saint John’s most recent PMP; and
j. Assessment of potential parking management techniques (e.g. pricing), prioritization,
TDM measures and any other recommendations in support of PMP objectives if
identified through the process of annual PMP preparation.
Saint John’s annual PMP report shall be reviewed in accordance with Section 8 of this Exhibit
“U”.
6. Mid-Year PMP Updates
a. In the event (a) Saint John’s parking supply is planned to decrease beyond any decrease
already anticipated in the annual PMP, (b) the planned decrease will occur prior to filing
of the next annual PMP and (c) the parking supply is projected to continue to meet peak
parking demand, Saint John’s shall be required to update its then-current PMP with the
changes and submit it to the Community Development Director. The PMP update shall
specify at a minimum the following information:
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i. Number and location of any parking capacity reduced/decreased or anticipated to
be reduced/decreased.
ii. PMP revisions to:
a) Restore such parking capacity on-site or off-site so that sufficient capacity is
provided and maintained to meet peak parking demand, including the
timeline for provision of replacement parking capacity; or
b) Demonstrate that alternative parking spaces are not needed to meet Saint
John’s peak parking demand.
iii. If applicable, proposed implementation plan and schedule for new or enhanced
TDM measures to offset Saint John’s affected user group(s) parking demand.
Quantification of the parking demand reduction associated with the
implementation of new or enhanced TDM measures shall be provided.
b. The Community Development Director shall have thirty (30) days to review the PMP
update and notify Saint John’s in writing if he/she has any questions or concerns
regarding the PMP update. If the Community Development Director does not notify
Saint John’s of any questions or concerns regarding the PMP update in writing, the PMP
update shall be deemed approved. In the event the Community Development Director
does not believe Saint John’s parking supply will be sufficient to meet Saint John’s
parking demand if the PMP update is implemented, the applicable provisions of Sections
9-11 of this Exhibit “U” shall apply.
7. Notice of Potential Deficit of Parking and Proposed PMP Modifications
A PMP modification shall be required in the event Saint John’s aggregate parking supply has
been reduced, or will be reduced, below Saint John’s parking demand for any reason (“material
reduction”). In this event:
a. Before any material reduction occurs, Saint John’s shall notify the Community
Development Director in writing of the timing of the potential material reduction and
Saint John’s plan for ensuring Saint John’s will have sufficient parking supply to meet
parking demand before the material reduction occurs. This notice of potential material
reduction in Saint John’s parking supply shall be filed a minimum of ninety (90) days
prior to the removal or demolition of parking spaces done in conjunction with Phase II
site preparation/development or within thirty (30) days of receiving a notice or otherwise
learning that a reduction in its leased parking supply has occurred or will occur.
b. At least thirty (30) days prior to any such material reduction occurring, Saint John’s
shall file a written PMP modification that demonstrates that the revised PMP will be
equal or superior in its effectiveness at satisfying Saint John’s parking needs in
comparison to the PMP in effect prior to the material reduction. The PMP Modification
request shall specify at a minimum the information required for PMP updates pursuant
to Section 6 above.
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8. Review of Annual PMP and PMP Modifications
The Community Development Director will promptly review Saint John’s annual PMP report
and any modifications proposed to its PMP under Sections 6(a) or 7(b) of this Exhibit “U”
above. In the event the Community Development Director has objections to the PMP report or
proposed PMP modifications, then the Community Development Director will notify Saint
John’s in writing of such objections no later than ninety (90) days after receiving the PMP report;
provided, however, that if the PMP modification(s) being proposed relates to a relocation of
parking to a lot or garage owned or operated by a person or entity other than Saint John’s or any
affiliate of Saint John’s, the Community Development Director shall notify Saint John’s in
writing of any objection to the new location no later than sixty (60) days after receiving the PMP
report. In acting on a PMP modification request, the Community Development Director shall not
require Saint John’s to provide any more parking than is reasonably necessary to meet its peak
parking demand for Phase I and Phase II development/sites taking into consideration Saint
John’s TDM Plan and all other relevant factors.
If the Community Development Director fails to give Saint John’s timely written notice of his or
her objections to the PMP report in accordance with this Section 8, Saint John’s may submit a
second request for the Community Development Director’s review of the PMP report which
conspicuously states: “THE COMMUNITY DEVELOPMENT DIRECTOR’S FAILURE TO
NOTIFY SAINT JOHN’S IN WRITING OF ANY OBJECTIONS TO THE PMP REPORT
WITHIN SIXTY (60) DAYS SHALL BE DEEMED TO CONSTITUTE APPROVAL OF THE
PMP REPORT AND ALL MODIFICATIONS SPECIFIED THEREIN" (a “Second PMP
Notice”). If the Community Development Director fails to give Saint John’s timely written
notice of his or her objections to the PMP report within sixty (60) days of receipt of a Second
PMP Notice, the Community Development Director shall be deemed to have approved such
PMP report and the modifications set forth therein.
9. PMP Revisions in Response to City Comments
If the PMP report has not been either approved by the Community Development Director or
deemed approved under Section 8 of this Exhibit “U” and the Community Development
Director submits written notice to Saint John’s of the City’s objections, then Saint John’s will
respond in writing to the City’s notice within sixty (60) days of receiving such notice. Such
response shall address the Community Development Director’s concerns including, without
limitation, making revisions to its PMP.
10. City Response to Revised PMP
If upon reviewing Saint John’s written response submitted in accordance with Section 9 of this
Exhibit “U”, the Community Development Director reasonably determines that the parking
supply which will be available to Saint John’s following implementation of the measures
specified in the PMP report, as it may be amended in Saint John’s response under Section 9 of
this Exhibit “U”, will be insufficient to satisfy Saint John’s parking demand, then within sixty
(60) days of receipt of Saint John’s written response, Community Development Director shall
provide Saint John’s with written notice that a parking deficit exists. If the Community
Development Director fails to provide such notice to Saint John’s within such sixty (60) day
period, Saint John’s shall be entitled to submit a Second PMP Notice and, if the Community
Development Director fails to give Saint John’s timely written notice of his or her objections to
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the PMP report within fifteen (15) days of receipt of a Second PMP Notice, the Community
Development Director shall be deemed to have approved such PMP report, as it may have been
amended in Saint John’s response, and the modifications set forth therein. If the Community
Development Director provides such written notice in a timely manner, then the Community
Development Director and Saint John’s will promptly meet and confer for a period not to exceed
thirty (30) days commencing on the date Saint John’s receives the Community Development
Director’s notice in an effort to develop a revised PMP that is acceptable to both the Community
Development Director and Saint John’s.
11. City Response to Final Revised PMP
Upon the conclusion of the meet and confer process described in Section 10 of this Exhibit “U”,
Saint John’s shall submit to the Community Development Director a final revised PMP. If the
Community Development Director reasonably determines that such revised PMP will not
provide sufficient parking, assuming a utilization rate of at least 90% for the parking supply, the
Community Development Director shall so notify Saint John’s in writing specifying the reasons
for such determination within thirty (30) days of Saint John’s submission of such revised PMP.
Should the Community Development Director fail to provide such written notice within such
time, the Community Development Director shall be deemed to have approved the revised PMP.
If the Community Development Director does provide timely written notice and Saint John’s
fails to further revise the PMP in a manner reasonably acceptable to the Community
Development Director within thirty (30) days of receipt of such notice, such failure shall
constitute a Default under the Development Agreement.
12. Scope of PMP Modifications
Subject to the review process set forth in Sections 8-11 of this Exhibit “U”, Saint John’s and
the City agree that a PMP may be modified with respect to the location, design, number of
parking spaces, cost of parking, management and operations, access and other features addressed
in the current PMP. The PMP may include, without limitation, construction of additional on-site
or off-site parking, the leasing of off-site parking, TDM, or other options reasonably acceptable
to the City, provided that adequate parking meeting its peak parking demand is maintained by
Saint John’s.
13. Phase II Implementation
In accordance with the Phase II Master Plan Standards in Exhibit “Q”, the parking requirements
for specified Phase II Buildings will be based upon updated parking demand studies that take
into consideration updated empirical data (parking counts) and parking demand projections. The
then current annual PMP report may be utilized in preparation of such parking demand studies
subject to the timing provisions included in the Phase II Master Plan Standards in Exhibit “Q”.
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III.DEVELOPMENT STANDARDS
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN26
A. PLAN OVERVIEW
This Chapter establishes the development standards that guide
development throughout the implementation of this Master
Plan. These regulations are consistent with the vision, program
goals and urban planning principles discussed in Chapter
II, Vision, Goals, and Principles. An overview of the Phase II
buildings, circulation, and significant open space improvements
are shown on Figure III-1 and further described in Table III-1. As
depicted on Figure III-1, Phase II Sites with Conceptual Buildings,
proposed development on the north campus is identified with
a “2” by approximate site location, proposed development on
the south campus is identified with a “S.” Implementation of
this Phase II Master Plan contemplates demolition or removal
of the existing buildings and surface parking lots summarized
on Table I-1, Existing Conditions - Phase II Development Sites,
in accordance with the DA.
West Ambulatory & Acute Care Building
East Ambulatory & Acute Care Building
20th Street Medical Building
Child and Family Development Center
Multifamily Housing
West Ambulatory Care & Research Building
Education & Conference Center and East Ambulatory
Care & Research Building
Visitor AccommodationsS5
2C
2I
S1
S2
S3
S4
2D/E
FIGURE III-1: PHASE II SITES WITH CONCEPTUAL BUILDINGS
2C
2D/E
2I
S1
S2
S3
S4
S5
Mulin Plaza
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating
implementation of the Development Standards provided in Chapter III,
building design is subject to change
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27DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
B. PERMITTED USES
A variety of medical and non-medical uses are permitted for
Phase II Development Sites. The following descriptions define
the permitted uses identified by Development Site in Table III-
1, Phase II Vested Uses and Development Rights by Site. For
any use not identified in Table III-1 or described below and in
cases of uncertainty the Community Development Director
has the authority to determine whether an undefined use shall
be permitted.
B.1 Accessory Uses
Accessory uses shall consist of those accessory uses
determined by the applicable City decision maker (Community
Development Director (or his/her designee) or Planning
Commission (or City Council on appeal)) to be incidental and
subordinate to the primary Permitted Uses authorized in this
Section III-B. In the event the applicable City decision maker
approves an accessory use for a Phase II Development Site, the
Floor Area for such accessory use shall be deducted from the
Floor Area associated with the related primary Permitted Use
for that Phase II Development Site.
B.2 Child & Family Development Center
The Child & Family Development Center use shall include mental
health, educational and outreach facilities and services to
children and families. Saint John’s anticipates that such services
may include crisis intervention programs, specialized programs
for children with developmental disabilities, outpatient mental
health programs, educational therapy, therapeutic preschool
and tutoring services and youth development projects. The
Child & Family Development Center may also include clinical
space, ancillary meeting rooms and administrative offices for
health care professionals and employees working at the Child &
Family Development Center.
B.3 Childcare/ Day Care
Childcare uses shall consist of day care, childcare or preschool
nursery services.
B.4 Education & Conference Center
The Education & Conference Center shall consist of one or
more facilities in which the following uses are permitted: (i)
meetings, conferences, seminars, workshops and education
and training sessions for health care professionals, (ii) lectures,
seminars, meetings and programs for the general community
on health care-related issues, (iii) advanced telecommunication
technologies to provide communication linkages between
the campus property and other health care facilities and
educational institutions, (iv) broadcast facilities designed to
disseminate medical and health care information to health care
professionals and the general public, (v) meetings of non-profit
community-based organizations and (vi) meetings of groups
and organizations related to Saint John’s, such as the Board
of Trustees of the Saint John’s Health Center Foundation, the
Irene Dunne Guild, and employees of Saint John’s and affiliated
entities. The Center shall not be utilized for trade and consumer
shows or exhibitions, or for industry or business meetings, that
are unrelated to health care. The Education & Conference
Center may include classrooms, auditoriums, meeting rooms,
reference libraries for print and multimedia, broadcast facilities
and administrative offices for health care professionals and
employees working at the Education & Conference Center,
provided that the broadcast facilities in the facility do not
exceed an aggregate of 5,000 square feet. The Education &
Conference Center shall be operated throughout the term of the
DA on an integrated and coordinated basis with other health
care services provided on the campus property.
B.5 Health & Wellness Center
A Health & Wellness Center shall be a facility that focuses on
lifestyle management for individuals through the prevention
of illness and promotion of wellness. Integral elements of
the facility are programs and facilities for exercise, nutrition,
physical therapy and rehabilitation, cardiac rehabilitation and
related prevention-oriented and rehabilitative services. Ancillary
uses within a Health & Wellness Center that are available to
persons using the facility may include a snack and juice bar,
a retail shop featuring exercise apparel and related items and
comparable uses. The facility may also include administrative
offices for health care professionals and employees working at
the Health & Wellness Center.
B.6 Health-Related Services
Health Related uses shall include those uses identified
in Appendix A and other uses that are determined by the
Community Development Director to be similar to the uses so
identified (“Similar Uses”) and no other uses. Similar Uses may
include new health-related services and retail uses based upon
advancements in health care.
B.7 Hospital/Health Care Uses
Hospital/Health Care Uses include without limitation, those
specific uses listed in Appendix B.
B.8 Internal Pedestrian Connections
Internal pedestrian connections are above and/or below grade
connections that may be located (a) above-grade between
buildings located on Site S3 and S4 (in addition to the below-
grade subterranean parking that is connected throughout the
south campus), (b) above and/or below-grade between Site
2C and Phase I buildings and (c) above and/or below-grade
between Site 2D/E and Phase I buildings. These connections
are discussed in Section E, Mobility Plan and are shown on
Figure III-12. Nothing herein shall be deemed as a vested right
to any real property interest over or under the City’s Santa
Monica Boulevard public right-of way without a separate grant
of approval by the City, which may be granted in the City’s sole
and absolute discretion in the form of an easement agreement
or equivalent grant of property interest over or under a public
right-of-way.
B.9 Medical Office
Medical Office uses shall consist of offices developed and
utilized for “medical use” as defined in the 2022 SMMC.
B.10 Medical Research Facilities
Medical Research Facilities shall consist of medical
laboratory and research facilities. Such facilities may include,
without limitation, the research activities of the John Wayne
Cancer Institute, the Saint John’s Heart Institute and other
comparable medical laboratory and research endeavors. The
Medical Research Facilities may also include clinic space and
administrative and medical offices for health care professionals
and employees working at the Medical Research Facilities.
B.11 Multifamily Housing
Multifamily housing shall consist of rental housing
units, including units that satisfy the City’s inclusionary
housing requirements.
B.12 Neighborhood Commercial
Neighborhood Commercial uses shall consist of commercial
uses that are permitted uses in the Neighborhood Commercial
Zoning District as of the Phase II Master Plan’s effective date.
Other uses may be permitted that are similar to, consistent
with, and not more disruptive than permitted uses in the
Neighborhood Commercial District, as determined by the
Community Development Director.
B.13 Parking
Parking may be located in and on Phase II Development Sites,
provided that no above-grade parking (exclusive of entry/exit
driveways) on the ground floor of any Phase II Building shall be
located within seventy-five (75) feet of Santa Monica Boulevard
or Broadway.
B.14 Restaurants
Restaurants shall consist of Restaurant, Full-Service or
Restaurant, Limited-Service and Take-Out as defined in 2022
SMMC Section 9.51.030(B)(8)(b) and (c) respectively, with
Outdoor Dining and Seating Area as defined in 2022 SMMC
Section 9.51.030(B)(8)(e). No separate parking structure
or separate surface parking area shall be provided for any
Restaurant on the campus property. The sale of alcoholic
beverages may be allowed in Restaurants on the campus
property, provided that: (i) the sale of alcoholic beverages is
incidental to the sale of food and (ii) the required City permit(s)
are obtained pursuant to 2022 SMMC Section 9.31.040.
B.15 Visitor Accommodations
Visitor Accommodations shall consist of overnight visitor
accommodations provided for occupancy exclusively by (i)
inpatients and outpatients of other facilities located on the
campus property and their family members, (ii) visiting health
care professionals to the campus property and (iii) participants
in health care conferences and seminars located on the
campus property. Saint John’s shall not market the availability
of units in the Visitor Accommodations to the general public
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN28
TABLE III-1: PHASE II VESTED USES AND DEVELOPMENT RIGHTS BY SITE
Site/ Master Plan Building Name Vested Uses by Site1&3 Vested Building Floor Area2 Vested Height4
S1 Child & Family
Development Center
Child & Family Development Center 34,500 sf6 47 feet
Day Care
S2 Multifamily Housing Multifamily Housing Min. 10 units / 2.5 FAR5 36 feet
Restaurant or Neighborhood Commercial Uses
S3 West Ambulatory Care &
Research Building
Hospital/Health Care 123,000 sf 89 feet
Medical Research Facilities
Health & Wellness Center
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
S4 Education & Conference
Center and East Ambulatory
Care & Research Building
Education & Conference Center 199,000 sf (includes sf for overhead connection between
S3 and S4)
105 feet
Hospital/Health Care
Health & Wellness Center
Medical Research Facilities
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
S5 Visitor Accommodations Visitor Accommodations 2.5 FAR5 73 feet
Multifamily Housing
Saint John’s Café Restaurant or Neighborhood Commercial Uses 900 sf 17 feet
2C West Ambulatory & Acute
Care Building
Hospital/Health Care 123,350 sf above-grade
(including 7,250 sf of pedestrian connections to Phase I
6,150 sf below-grade
(including 2,650 sf of pedestrian connections to Phase I)
95 feet
Medical Research Facilities
Health & Wellness Center
Internal Pedestrian Connections to Phase I
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
2D/E East Ambulatory & Acute
Care Building
Hospital/Health Care 65,800 sf above-grade
(including 3,300 sf of pedestrian connections to Phase I)
16,400 sf below-grade
(including 400 sf of pedestrian connections to Phase I)
75 feet
Medical Research Facilities
Health & Wellness Center
Internal Pedestrian Connections to Phase I
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
2I 20th Street Medical Building Medical Office 73,300 sf 60 feet
Medical Research Facilities
Hospital/Health Care
Health & Wellness Center
Child & Family Development Center
Health-Related Services/Restaurant or Neighborhood
Commercial Uses
Above- Grade Parking and Vehicle Circulation
Mullin Plaza Café Restaurant or Neighborhood Commercial Uses 1,500 sf 17 feet
NOTES:1. The the vested floor area/units per use are subject to the overall maximum floor areas/units per Vested Use in accordance with themThird Amendment to the DA as provided in Table III-2.
2. Floor area has the meaning as definded in 2022 SMMC § 9.04.080. For some buildings, the sum of the maximum floor areas for the Vested Uses that may occur within the building exceeds that overall building’s floor area in order to allow some flexibility for establishing the eventual location and the not-to-exceed amount of certain Vested Uses within the Phase II buildings.
3. In accordance with Section B, Permitted Uses, subterranean parking is a permitted use for all Phase II Development Sites and is not floor area per 2022 SMMC § 9.04.080.
4. Vested heights for the Phase II buildings are based upon the Average Natural Grade (ANG) calculations for each Phase II Development Site shown in Table III-3. The City and Providence Saint John’s agree that the ANG calculations in Table III-3 will serve as the basis for all height calculations for the Phase II Development Program and that the 2022 SMMC’s regulations pertaining to the calculation of ANG will not apply to the Phase II Development program to the extent that they differ from those in the tables above.
5. City to evaulate if further environmental review is required for multifamily housing above 10 units on Site S2 or any Campus Property per the DA.
6. 2.5 FAR for housing if Daycare is continued on North Campus, in lieu of Child and Family Development Center as a permitted use.
TABLE III-2: PHASE II VESTED USES
Use2&3 Square Feet/ Units
Hospital/Health Care 404,000 sq ft
Medical Office 50,000 sq ft
Medical Research Facilities 140,000 sq ft
Health & Wellness Center 90,000 sq ft
Education & Conference Center 70,000 sq ft
Child & Family Development Center 50,000 sq ft
Health Related Services 40,000 sq ft
Day Care 25,000 sq ft
Restaurants 10,000 sq ft
Neighborhood Commercial Uses 5,000 sq ft
Visitor Accommodations 38,000 sq ft / 34 units
Multifamily Housing Min. 10 units
TABLE III-3: AVERAGE NATURAL GRADE (ANG)
Site ANG4
S1 148.55 ft
S2 149.97 ft
S3 148.55 ft
S4 and Saint John’s Cafe 150.06 ft
S5 150.05 ft
2C 156.84 ft
2D/E and Mullin Plaza Cafe 154.76 ft
2I 155.05 ft
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29DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
TABLE III-4: HEIGHT EXCEPTIONS
Phase II Building Aggregate Coverage of Projections
West Ambulatory & Acute Care Building (2C)50% of roof area
East Ambulatory & Acute Care Building (2D/E)55% of roof area
20th Street Medical Building (2I)50% of roof area
West Ambulatory Care & Research Building (S3)60% of roof area
Education & Conference Center and East
Ambulatory Care & Research Building (S4)50% of roof area
Visitor Housing (S5)50% of roof area
Note: In accordance with 2022 SMMC Section 9.21.060(A), the above limitations on total aggregate coverage of projections shall not apply to solar energy systems.
Allowed Projections Above Height Limits
Structure Maximum Aggregate Coverage of
Building’s Roof Area (%)
Maximum Vertical
Projection (ft.)
Above the Height Limit
Skylights
Child & Family Development Center (S1)No limit (as per 2022 SMMC
Table 9.21.060)5 ft above the roofline
Ventilating fans, water tanks, cooling towers, or other equipment required to operate and maintain a building, along with screening
of such equipment required by SMMC Section 9.21.140, Screening
West Ambulatory & Acute Care
Building (2C)
Total area enclosed by all screening may
not exceed 50%15 ft.
East Ambulatory & Acute Care Building (2D/E)Total area enclosed by all screening may
not exceed 50%15 ft.
20th Street Medical Building (2I)Total area enclosed by all screening may
not exceed 45%15 ft.
West Ambulatory Care & Research Building (S3)Total area enclosed by all screening may
not exceed 60%
15 ft., except 30 ft. for an area up
to 200 sf.
Education & Conference Center and
East Ambulatory Care & Research Building (S4)
Total area enclosed by all screening may
not exceed 45%
15 ft., except 30 ft. for an area up
to 200 sf.
Visitor Housing (S5)Total area enclosed by all screening may
not exceed 45%
12 ft. (as per 2022 SMMC
Table 9.21.060)
NOTE: Projections above the Phase II buildings heights not established in this table shall be governed by 2022 SMMC Section 9.21.060
nor shall units be available to the general public. Saint John’s
may retain a third-party to operate the Visitor Accommodations.
Visitor Accommodations is a permitted use originally approved
in the 1998 Development Agreement in acknowledgement of
the various visitors to Saint John’s campus that may require
overnight accommodations. As Visitor Accommodations is
located on Saint John’s campus and is not available to the
general public, it does not fit squarely into any of the use
classifications listed in the 2022 SMMC (e.g. it is not a “multiple-
unit dwelling” per 2022 SMMC Section 9.51.020(A)(1)(d),
“group residential” per 2022 SMMC Section 9.51.020(A)(1)(e),
“corporate housing” per 2022 SMMC Section 9.51.020(A)(2),
nor a type of “lodging” per 2022 SMMC Section 9.51.030(B)
(15), etc.). This Section B.15 contains all requirements and
limitations on the Visitor Accommodations use and this use
shall not be subject to any other use/rental requirements in the
2022 SMMC including without limitation: restrictions on income
levels of the occupants, bedroom/unit mix requirements,
amenities (including furnishings), length of stay, principal
place of residency, tenant relocation, good cause eviction, and
transient occupancy tax.
B.16 Other Uses
Any other uses that are designated as permitted uses for the
Phase II Development Sites by the SMMC in effect at the time
the use is established that are similar to, consistent with,
and not more disruptive than the Phase II Permitted Uses
described above.
C. DEVELOPMENT STANDARDS
Development standards control height, setbacks, building
separation and other related regulations concerning the
redevelopment of the Phase II Development Sites.
C.1 Height
Vested heights in Table III-1 are based upon the Average Natural
Grade (ANG) for each Phase II site as established in Table III-3.
The ANGs for each Phase II site govern all future development
under the Phase II Master Plan and supersede the 2022
SMMC calculation for ANG (2022 SMMC Section 9.04.050(A)
(1)). Permitted projections above the permitted heights are
discussed in Section C.1.1, Height Exceptions, below.
C.1.1 Height Exceptions
Except as provided in Table III-4, Height Exceptions, permitted
projections above Phase II permitted height limits are per 2022
SMMC Section 9.21.060. The total aggregate coverage of
projections above Phase II building heights established in Table
III-1 shall not exceed 30% of a roof’s area, except as provided in
Table III-4, Height Exceptions.
C.2 Building Separation, Setbacks and Stepbacks
Building placement will play an important part in creating
character and a sense of place for the Saint John’s Campus.
Setback standards are required to provide areas for landscaping
and a buffer from street activity. Standards for ground level
setbacks and building separation are provided in Tables III-5
and III-6 and are also depicted on Figure III-2.
Upper-level stepback requirements are specified in Figure III-3
and Table III-7.
Minimum open space requirements are provided in Section D.
C.2.1 Projections into Required Setbacks and Open Space
The following projections into required setbacks and open
space areas are allowed in addition to those specified in 2022
SMMC Section 9.21.110:
a. Sites S3 and 2C: if the City approves a pedestrian connection
across Santa Monica Boulevard then structural columns to
support such pedestrian connection may be needed within
setback areas.
b. All sites: Intake vents for any subterranean garage.
C.3 Other Site Regulations
C.3.1 Unexcavated Yards Adjacent to Residential Parcels
Providence Saint John’s Phase II Developments will comply
with the unexcavated yards provision in 2022 SMMC Section
9.21.190, except that the subterranean parking garage beneath
Sites S4 and S5 is required to have a 7.5 foot unexcavated
buffer adjacent to the property line adjacent to the property
located at 1440 23rd Street.
C.4 Resource Recovery and Recycling
The minimum sizes of the Resource and Recycling areas for
each Phase II Development are specified in Table III-8. Except
for the S2 site, the resource recovery and recycling standards
in 2022 SMMC Section 9.21.130 or successor thereto shall not
apply given Providence Saint John’s unique refuse and recycling
needs and that the health center’s refuse and recycling is
handled through private firms rather than the City. If a Phase
II site elects to use City refuse and recycling services then the
standards in 2022 SMMC Section 9.21.130 shall be met.
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN30
FIGURE III-2: GROUND-LEVEL BUILDING SEPARATION AND SETBACK REQUIREMENTSTABLE III-5: GROUND LEVEL BUILDING SEPARATION STANDARDS
Map
Location Requirement
1. 20’ minimum separation from the north side of the building located at 2001 Santa Monica Boulevard to 2I building
2. 20’ minimum separation from the west side of the Parking Structure for 2001 and 2021 Santa Monica Boulevard to
2I building
3. 20’ minimum separation from the south side of the building located at 1301 20th Street to 2I building
4. 20’ minimum separation from the east side of the parking structure for 2001 and 2021 Santa Monica Boulevard to
2C building
5. 40’ minimum separation from the east side of the south facade of the existing CSS building to 2D/E building
NOTE:See Figure III-2 for building separation by map location.
TABLE III-6: GROUND LEVEL SETBACK REQUIREMENTS BY STREET
FRONTAGE OR PROPERTY LINE
Street Setback Distance from Street or
Property Line
20th Street 6 ft
North of Santa Monica Boulevard 6 ft
South of Santa Monica Boulevard 6ft
23rd Street 20 ft
Broadway 3 ft
Site S2 and 1440 23rd Street
shared property line 20 ft
NOTES:See Figure III-2.*See Figure III-7 for Saint John’s Square Open Space Requirements.Requirements for the East and West Diveways and 20th Place are provided in Chapter III, Section E, Mobility Plan, general dimensions are provided on Fiture III-2 to demonstrate implementation of the setbacks in conjunction with the Mobility Plan.
NOTE:
Figure depicts conceptual roof-top building footprints demonstrating implementation of the Development Standards provided in Chapter III, building
design is subject to change
1.1.
3.3.
2.2.
4.4.5.5.
1301 20th Street Parking for 2001 and 2021 Santa Monica Blvd
CSS Building (Phase I)
2001 Santa Monica Blvd.
*
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31DRAFT 2022
III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-3: UPPER-LEVEL STEPBACK REQUIREMENTS TABLE III-7: UPPER LEVEL STEPBACK REQUIREMENT BY STREET
Adjacent Street Min. Avg. Upper Level
Stepback from Property Line
20th Street 9 ft
Santa Monica Boulevard 7 ft
23rd Street 21 ft
Broadway 6 ft
TABLE III-8: RESOURCE AND RECYCLING AREA DIMENSIONS
Minimum Resource and Recycling Room Dimensions
Building Minimum Room Dimensions
Child & Family Development Center (S1)28’ x 12’-6”
Multifamily Housing (S2)21’ x 14’ as per 2022 SMMC Table 9.21.130.A
West Ambulatory Care & Research Building (S3)28’ x 20’
Education & Conference Center and East
Ambulatory Care & Research Building (S4)28’ x 28’
Visitor Housing (S5)28’ x 12’-6”
Saint John’s Café None. Refuse and recycling transported to S4 daily.
West Ambulatory & Acute Care Building (2C)28’ x 20’
East Ambulatory & Acute Care Building (2D/E)28’ x 12’-6”
20th Street Medical Building (2I)28’ x 20’
Mullin Plaza Café None. Refuse and recycling transported to 2D/E daily.
NOTE:
Figure depicts conceptual roof-top building footprints
demonstrating implementation of the Development Standards
provided in Chapter III, building design is subject to change
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN32
D. OPEN SPACE STANDARDS
As described throughout this Chapter, the Phase II Master
Plan includes new open spaces on both the south campus and
north campus. These open spaces enhance the pedestrian
experience on and around the campus, allow opportunities for
outdoor exercise and wellness, and provide gathering areas for
Providence Saint John’s employees, patients, and visitors as
well as area residents and employees. Figure III-4 shows the
various Phase II ground-level open space areas.
D.1 Publicly-Accessible Open Spaces
D.1.1 Locations and Sizes
Many of the Phase II open spaces are publicly-accessible.
Figure III-5 depicts the approximate locations of the publicly-
accessible open spaces. The significant Phase II publicly-
accessible open spaces are subject to the requirements in Table
III-9. The publicly-accessible open spaces will be governed by
the regulations included in the Development Agreement.
A. Minor Modifications
The Planning Commission or Architectural Review Board, as
applicable, may approve modifications or reductions to one
or more of the publicly-accessible open spaces upon making
a finding that the particular publicly-accessible open space
supports an activated pedestrian ground-level through design
creativity/innovation and/or the integration of features or
amenities for pedestrians.
D.1.2 24/7 Pedestrian Connections
In accordance with the Development Agreement and as shown
on Figure III-6, three 24/7 Pedestrian Connections connecting
Santa Monica Boulevard to Broadway (or 21st Street) through
the South Campus are provided as part of Phase II. The 24/7
Pedestrian Connections will have a minimum of 5 feet clear
walking area. The west 24/7 Pedestrian Connection is provided
along the sidewalk on the east side of 20th Place and South
Campus West Driveway as part of the S1 and S3 developments.
The middle 24/7 Pedestrian Connection is provided on the
vacated portion of 21st Street once the northern portion of
21st Street is vacated. The east 24/7 Pedestrian Connection
is provided along the west side of Southeast Driveway, Service
Access Road and South Campus East Driveway sidewalks as
part of the S4 development. The 24/7 Pedestrian Connections
are further governed by regulations in the Development
Agreement.
D.2 South Campus Open Space
In accordance with the Development Agreement, a minimum
of 35% ground-level open space shall be provided on the south
campus. In addition to the ground level open space, private
open space areas may be provided on upper level roof decks of
some Phase II buildings to provide additional opportunities for
open air gathering (these areas do not count toward the 35%
South Campus open space requirement and are not publicly-
accessible).
D.2.1 Saint John’s Square Urban Design Standards
Figure III-7 shows Saint John’s Square and the adjacent urban
design features that contribute to the pedestrian-oriented design
along Santa Monica Boulevard. The minimum requirements for
these areas are provided in Table III-10.
TABLE III-9: STANDARDS FOR SIGNIFICANT
PUBLICLY-ACCESSIBLE OPEN SPACE
Development Site Minimum Size
Saint John’s
Square (Site S4)
16,500 sf (Saint John’s Café and
an elevator to the parking garage
may be located in this area)
Sun Garden (Site S5) 12,000 sf
South Garden (Site S5) 7,000 sf
Mullin Plaza (extension
onto Site 2D/E)
23,000 sf Total
[Existing 17,700 sf + New 5,300 sf]
(Mullin Plaza Café may be located
in this area)
FIGURE III-4: PHASE II OPEN SPACE
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating
implementation of the Development Standards provided in Chapter III,
building design and location of open space are subject to change
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-5: PHASE II GROUND LEVEL PUBLICLY-ACCESSIBLE OPEN SPACE
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating implementation of the Development Standards provided in Chapter III,
building design and location of open space are subject to change.
FIGURE III-6: AREAS DESIGNATED FOR 24/7 PEDESTRIAN ACCESS THROUGH SOUTH CAMPUS
Figure depicts conceptual ground-level and roof-top building footprints demonstrating implementation of the Development Standards
provided in Chapter III, building design is subject to change
24/7 Pedestrian Connection (Public Sidewalk per DA)
24/7 Pedestrian Connection (Existing Public Sidewalk)
24/7 Pedestrian Connection (Publicly-Accessible Connection)NOTE:
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN34
(E) Santa Monica Blvd.
Residential
S4
S4
S3
140’ min. 100’ min. 5’ min.additionalopen spaceat ground
5’ min.additionalopen spaceat ground
“open to sky” open space “open to sky” open space 0 50’ 100’
Legend
Potential Footprint of Upper Levels
N
FIGURE III-7: SAINT JOHN’S SQUARE STANDARDS
NOTE:
Figure depicts conceptual ground-level building footprints demonstrating
implementation of the Development Standards provided in Chapter III,
building design and location of open space are subject to change.
Outdoor Pedestrian
Connection
15’ min. width
12’ min. vertical
clearance
A.
C.
(E) Santa Monica Blvd.
Residential
S4
S4
S3 Outdoor PedestrianConnection15’ min. width12’ min. verticalclearance
*
*
Outdoor PedestrianConnection20’ min. width14’ min. verticalclearance
A.
C.
*
*
0 50’ 100’
Legend
*Potential Footprint of Upper Levels
Ground Level EntranceSee B. and D. in TableLocations shown are not final, but are provided to demonstrate compliance with the standards in Table
N
TABLE III-10: SAINT JOHN’S SQUARE DEVELOPMENT STANDARDS
General Standards
1. Saint John’s Square’s “open to the sky” area shall be a minimum of 100’ from the property line along Santa Monica Boulevard to
the south/S4 building for a minimum of 140’ east-west between the S3 building and eastern portion of the S4 building as shown
on Figure III-7. At the ground level and consistent with the ground level setbacks also specified in Figure III-7, a minimum of 5’ of
additional publicly-accessible open space both west and east of Saint John’s Square’s is not required to be “open to sky”. The
other ground level setback area may be covered and/or included as an arcade at building’s ground level with building columns
located in this area.
Note: an elevator to the parking garage and/or intake vents for the parking garage may be located in this area.
2. Additional Pedestrian Oriented Design Standards - Each letter below corresponds to Figure III-7.
West of Saint John’s Square/S3 Site Pedestrian Oriented Design
A. Minimum volume of opening below S3/S4
above-grade connection
20’ width (east-west)
14’ minimum clear from grade to bottom of floor above
B. S3 Pedestrian Entrance Minimum of 1 pedestrian entrance to S3 building from Santa Monica Boulevard/
Saint John’s Square
East of Saint John’s Square/S4 Site Pedestrian Oriented Design
C. Ground level publicly-accessible
connection through S4 building/footprint
between South Campus East Driveway and
Saint John’s Square
15’ minimum width (north-south)
12’ minimum clear from grade to bottom of floor above
D. S4 Pedestrian Entrances Minimum of 1 pedestrian entrance to east portion of S4 building from Santa Monica
Boulevard/Saint John’s Square.
Minimum of 1 pedestrian entrance to west portion of S4 building from Saint
John’s Square.
Minimum of 1 pedestrian entrance to west portion of S4 building from
Woodland Garden.
Outdoor
Pedestrian
Connection
20’ min. width
14’ min. vertical
clearance
Not to Scale
Potential Footprint of Upper Levels
See B and D in Table III-10. Ground Level Building Entrance
Woodland Garden
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-8: SOUTH CAMPUS INTERIM OPEN SPACE CONDITIONS
Vacated portion of 21st Street
Interim Landscape Buffer
Saint John’s Way
20th Place21st StreetBroadwaySouth Campus West DrivewayD.2.2 Interim Conditions
The temporary conditions for the South Campus may be
implemented during build out of this long-term plan to
provide open space buffers and access during various stages
of development. The requirements for implementation of
these areas are discussed below and are shown on Figure
III-8. Additionally, application of each interim condition is
demonstrated throughout the various stages of the two Phasing
Plans provided in Chapter IV.
a. S3 and 21st Street
Once S3 is built and the requirements for vacation of 21st
Street are met, an interim publicly-accessible open space area
shall be provided along the northern portion of the street as
depicted in Figure III-8. The vacated northern portion of 21st
Street between Santa Monica Boulevard and the entrance to lot
H will be improved with interim landscape and hardscape. This
area will provide public access between Broadway and Santa
Monica Boulevard as well as emergency vehicle access. The
southern portion of 21st Street will continue to provide access
to neighboring residential developments as well as Parking Lot
H. The design of this interim landscape/hardscape shall be
reviewed by the Architectural Review Board as part of its review
of the S3 site. This interim condition shall be provided until
development of S4 and Saint John’s Square commence.
b. S4 Landscape Buffer
If the existing Cancer Institute building is demolished prior to
Site S4 construction commencing, an interim landscape and
hardscape buffer area along Santa Monica Boulevard with a
depth of at least 5 feet shall be provided. Figure III-8 illustrates
the intended location of the planting buffer. Design for such
interim landscape and hardscape area shall be subject to review
and approval by the Community Development Director. The
interim surface parking shall be screened from Santa Monica
Boulevard with planting, berms, and/or fences as described in
2022 SMMC Section 9.28.120(K.2) with the screening being a
minimum of 3 feet and a maximum of 3.5 feet in height pursuant
to 2022 SMMC Section 9.28.120(K.1) unless alternative
screening is approved by the Community Development Director
pursuant to 2022 SMMC Section 9.28.120(M). Except for
these specific screening and landscape or hardscape design
requirements, the Community Development Director may
modify or waive otherwise applicable parking design and
development standards (including those in 2022 SMMC
Section 9.28.120) and/or landscaping requirements (including
those in 2022 SMMC Section 9.26.050) due to the interim
nature of the construction staging or parking area. This interim
condition shall be provided until development of S4 and Saint
John’s Square commence.
D.3 Minor Modifications
Providence Saint John’s may request and the Planning
Commission or Architectural Review Board, as applicable,
may approve modifications to location and layout of the south
campus open spaces as part of the review process for individual
Phase II Developments so long as the overall ground level open
space on the south campus meets the 35 percent requirement.
D.4 Architectural Review of Phase II Open Space
The design and landscaping of each Phase II open space shall be
subject to the approval of the Architectural Review Board during
architectural review of each of the Phase II Developments.
Santa Monica Blvd
20th Street Parking Lot H
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN36
E. MOBILITY PLAN
This Phase II Master Plan includes mobility improvements on
and around the Providence Saint John’s campus that will be
implemented over time as part of the Phase II Development
Program. The objective of the Phase II Master Plan with respect
to mobility is to accommodate vehicular, bicycle and pedestrian
circulation and parking access on Providence Saint John’s
property and avoid impacts to and queuing on the City streets
adjacent to the Providence Saint John’s campus. In this regard,
priority for vehicular access to/from Providence Saint John’s is
from Santa Monica Boulevard while Broadway is prioritized for
bicycle access.
E.1 Vehicle Circulation Plan
A comprehensive new vehicle access and circulation plan has
been developed for Saint John’s as provided on Figure III-9,
Vehicle Circulation Plan. The Plan includes improvements to
the north and south campus areas as described throughout the
sections below.
E.2 Bicycle Circulation Plan
Bicycle circulation is provided on Figure III-10. Consistent with
the City’s Bicycle Action Plan, Broadway has been maintained
as the primary route for cyclists in this part of Santa Monica.
E.3 Pedestrian Circulation Plan
The sidewalk improvements throughout this section are designed
to enhance pedestrian mobility for existing development
and Phase II sites as depicted on Figure III-11 (the minimum
dimensions for sidewalks detailed in this Chapter III are the
required setbacks from the face of the curb to the building
line and may include both walkways and other associated
landscaping, areas for street trees or street furniture). The
publicly-accessible open space areas encourage pedestrian
use and are discussed throughout Section D, Open Space
Standards. Additionally, several above-grade or below-grade
pedestrian connections are explored to increase connectivity
between buildings and overall pedestrian circulation between
the north and south campuses. Potential connections are
shown on Figure III-12 and are described below.
FIGURE III-9: VEHICLE CIRCULATION PLAN
NOTES:
1. Figure depicts conceptual ground-level and roof-top building footprints
demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject
to change.
2. See Figure III-30 for loading zones.
/or
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-10: BICYCLE CIRCULATION PLAN
NOTES:
1. Figure depicts conceptual ground-level and roof-top building footprints
demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject
to change.
2. Short and long term bicycle parking locations are approximate
and subject to change. Actual locations will be determined with each
planning application.
/Visitor Bicycle Parking
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN38
FIGURE III-11: PROPOSED PEDESTRIAN CIRCULATION
NOTES:
1.Sidewalk includes pedestrian and landscape area, curb to the ground
level building facade.
2. The proposed pedestrian pathways depicted are shown to demonstrate
connectivity through the campus and are subject to change.
3. Figure depicts conceptual ground-level and roof-top building footprints
demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject
to change.
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE III-12: POTENTIAL ABOVE AND BELOW GRADE BUILDING CONNECTIONS
Above or Below Grade Building Connection
Above Grade Building Connection with Usable Sq Ft.
E.3.1 Above- and Below-Grade Connections
Several above- and below-grade connections could be
implemented to enhance connectivity for the Phase I and Phase
II sites. Square footages for the following connections that are
vested are provided in Table III-1 . Other possible connections
noted in this section are not vested or permitted by right and
require additional City approval as noted below.
a. Pedestrian Connections to Existing Phase I CSS Building
Two pedestrian connections between the East Ambulatory &
Acute Care Building (2D/E) to the existing Phase I CSS Building
are permitted.
i. One above-grade pedestrian connection is permitted
within Pedestrian Zone #3 (as shown on Figure III-
12). The permitted floor area for this above-grade
pedestrian connection is 3,300 sf.
ii. One subterranean pedestrian connection up to 400
sf is permitted.
Three pedestrian connections connecting the West Ambulatory
& Acute Care Building (2C) to the existing Phase I Keck Building
are permitted.
1. One above-grade Pedestrian Connection is permitted within
Pedestrian Zone #1 (as shown on Figure III-12).
2. A second above-grade Pedestrian Connection is permitted
in Pedestrian Zone #2 (also shown on Figure III-12).
a. The total permitted floor area for these two Pedestrian
Connections (1. and 2.) is 7,250 square feet, with the
permitted floor area for either Pedestrian Connection being
5,850 sf (subject to the cumulative permitted floor area of
7,250 sf).
3. A subterranean/semi-subterranean Pedestrian Connection
connecting the West Ambulatory & Acute Care Building
(2C) to the existing Phase I Keck Building is also permitted.
Because of the grade change between these two buildings
a portion of this Pedestrian Connection could be exposed
and visible. The permitted floor area for this Pedestrian
Connection is 2,650 sf.
Portions of these pedestrian connections could be constructed
on and across Phase I land area and would require the removal
of two existing one-story cinder block buildings currently located
on the west side of the Phase I Keck Building and commonly
referred to as the “technology docks.”
b. Sites S3 and 2C
An above-grade pedestrian connection over Santa Monica
Boulevard connecting the West Ambulatory Care & Research
Building (S3) to the West Ambulatory & Acute Care Building
(2C) could be proposed and further explored with the City.
If constructed the above grade pedestrian connections
should complement the connecting buildings (see Chapter II,
Section E.1, Phase II Development Program and Conceptual
Building Design).
c. S3 and S4
As identified on Figure III-12, an above-grade, two-level
connection between the West Ambulatory Care & Research
Building (S3), and the Education & Conference Center, and the
East Ambulatory Care & Research Building (S4) is permitted.
As the connection would be part of the S4 development, the
floor area associated with this connection is included in the
vested floor area for the Education & Conference Center and
the East Ambulatory Care & Research Building (S4), see Table
III-1, Phase II Vested Uses and Development Rights by Site.
d. Subterranean Tunnel Connection
A vehicular subterranean tunnel beneath beneath Santa
Monica Boulevard connecting the parking garages for the East
Ambulatory & Acute Care Building (2D/E) and the Education
& Conference Center and East Ambulatory Care & Research
Building (S4) could be proposed to allow for circulation between
the two garages, subject to additional City approval.
e. S1/S3 and 2C Connection
Another vehicular subterranean tunnel connection could
be proposed beneath Santa Monica Boulevard connecting
the S1/S3 parking garage and the 2C parking garage to
provide additional campus connectivity. As with the above-
grade pedestrian connection over Santa Monica Boulevard,
this element may either be considered as part of the S3
development or as part of the 2C development in accordance
with the Phase II Phasing Plan (see Chapter IV) and will require
additional City approval.NOTE: Figure depicts conceptual ground-level and roof-top building footprints demonstrating implementation of the Development Standards provided
in Chapter III, building design and location of open space are subject to change.
Phase I CSS Building
Phase I Keck Building
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN40
E.4 Street Sections
The following sections detail existing and new street (public)
and driveway (private) improvements related to Phase II
Master Plan circulation improvements for the North and South
campus areas. The sequence for implementation of mobility
improvements are provided in Chapter IV, Phasing Plan.
E.4.1 North Campus Access Improvements
As identified on Figure III- 13, Campus Street Network,
improvements on the North Campus are intended to align
with the new driveways proposed for the South Campus and
to support ingress and egress for existing and new buildings
planned north of Santa Monica Boulevard.
a. Site 2I
As part of the development of the 20th Street Medical Building
(2I), a driveway from 20th Street is planned to provide ingress
and egress to the parking garage on Site 2I. The driveway
access is approximately shown on Figure III-13, and is discussed
further in Section E.4.4.b, below.
b. Mullin Plaza
As part of Phase II implementation, the Mullin Plaza driveways
will be revised to align with the new south campus driveways
with the ingress driveway ultimately being shifted to Site 2D/E
and the egress driveway being re-routed through the 2C site
to connect to the new Site 2C driveway. The valet loop will
remain and be expanded to the east with the expansion of
the Mullin Plaza ingress driveway. Although the existing Mullin
Plaza egress driveway (at the intersection of 21st Street and
Santa Monica Boulevard) will be closed for general vehicular
access, a controlled access mechanism will be installed to
allow emergency vehicle access.
c. Site 2C
A new driveway from Santa Monica Boulevard (aligning with
the South Campus West Driveway) will be added to provide
additional ingress and egress to Site 2C. Egress from the Mullin
Plaza driveway will be re-routed through the 2C site to connect
to the new driveway. The driveway will also allow through access
for emergency vehicle access between Santa Monica Boulevard
and Arizona Avenue via a controlled access mechanism that will
be located on the north side of the new 2C driveway.
d. Site 2D/E
As part of Phase II implementation, a new driveway from
Santa Monica Boulevard will be added on Site 2D/E (aligning
with South Campus East Driveway) as part of the Mullin Plaza
expansion. This new driveway will be for ingress only. Ultimately,
the result will be that the two existing curb cuts on Santa Monica
Boulevard -- one for the Mullin Plaza ingress driveway and one
that currently serves as the Foundation building egress -- will
be consolidated into one curb-cut for ingress only. The existing
curb-cut on Site 2D/E along 23rd Street (which currently is
ingress only into the Foundation building parking lot) will be
shifted and will be for egress only and limited to right-turns.
Vacated portion of 21st Street
Mullin Plaza Driveway
South Campus West Driveway
Saint John’s Way
20th Place
Southeast Driveway
South Campus East Driveway
FIGURE III-13 CAMPUS STREET NETWORK
21st Street
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE 15.1(a):South Campus West Driveway Section
FIGURE 15.1(a):South Campus West Driveway Section
FIGURE III-14: SOUTH CAMPUS WEST DRIVEWAY SECTION
FIGURE 15.1(b):South Campus West Loading Zone (Commercial Loading)
FIGURE 15.1(b):South Campus West Loading Zone (Commercial Loading)
FIGURE III-15: SOUTH CAMPUS WEST LOADING ZONE (COMMERCIAL LOADING)
E.4.2 South Campus Access Improvements
This Phase II Master Plan cohesively connects the north and
south campus through re-alignment of an intersection as well
as a few new streets and driveways. New south campus streets
include (1) a new southbound street on the west side of the
south campus, tentatively called 20th Place, and (2) a new
westbound street between 21st Street and 20th Place, tentatively
called Saint John’s Way. These new streets and driveways are
shown previously on Figures III-9 and III-13 and are described
with street sections in this Section.
a. South Campus West Driveway
South Campus West Driveway is a new north-south connection
that will run from Santa Monica Boulevard to the subterranean
parking garage located on the west side of the south campus.
Figures III-14 and III-15 provide the street section and loading
zone for implementation of this driveway.
• Vehicles and Bicycles: South Campus West Driveway will be
a two-way driveway that is 32 feet curb-to-curb and provides
vehicular access to/from Santa Monica Boulevard and the
subterranean parking garage beneath the south campus.
South Campus West Driveway will be shared with bicycles
and provide bicycle access to the south campus, including
access to short-term and long-term bicycle parking. From
South Campus West Driveway, bicycles will be able to
access the existing dedicated bicycle lanes on Broadway
by continuing along 20th Place. Except for emergency
and service/logistics vehicles, there will generally be no
through access for vehicles between Broadway and Santa
Monica Boulevard. A controlled access mechanism would
be located on South Campus West Driveway immediately
south of the entrance to the subterranean parking garage.
A commercial loading area, Figure III-15, is provided in the
area between the controlled access mechanism and 20th
Place, where another controlled access mechanism will
be located permitting through access for emergency and
service/logistics vehicles from Santa Monica Boulevard
to Broadway.
• Pedestrians: Pedestrian circulation is provided through
a new sidewalk on the east side of South Campus West
Driveway. The sidewalk continues to Broadway along the new
20th Place (described below), creating better pedestrian
connectivity through the south campus (including to the
new open spaces on the south campus) and between the
Expo Light Rail Stations and the Providence Saint John’s
campus. Four-way signalized cross walks will be provided
at the relocated intersection of Santa Monica Boulevard
and South Campus West Driveway to provide pedestrian
connections between the north and south campuses.
South Campus West Driveway will be created as part of
development on Site S3.
Bike Access Bike Access Bike Access
Bike Access
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN42
FIGURE 15.4:South Campus East Driveway Section (northern portion)
FIGURE III-16: SOUTH CAMPUS EAST DRIVEWAY SECTION (NORTHERN PORTION)
FIGURE 15.4:South Campus East Driveway Section (northern portion)
FIGURE 15.5:South Campus East Driveway Section (commercial loading)
FIGURE 15.5:South Campus East Driveway Section (commercial loading)
FIGURE III-17: SOUTH CAMPUS EAST DRIVEWAY SECTION (COMMERCIAL LOADING)
b. South Campus East Driveway
South Campus East Driveway is a new north-south driveway
that will run from Santa Monica Boulevard to the subterranean
parking garage located beneath the south campus. Figures III-
16 and III-17 provides the street sections for implementation of
this driveway.
• Vehicle and Bicycles: South Campus East Driveway will be a
two-way driveway that is 32 feet curb-to-curb and provides
vehicular access to/from Santa Monica Boulevard and the
subterranean parking garage beneath the south campus.
A commercial loading zone is provided on the west side
of the South Campus East Driveway. South Campus East
Driveway will be shared with bicycles and provide bicycle
access to the south campus, as well as amenities for short-
term and long-term bicycle parking. From South Campus
East Driveway, bicycles will be able to access the existing
dedicated bicycle lanes on Broadway by continuing along
Service Access Road and Southeast Driveway. Except for
emergency vehicles and service/logistics vehicles, there
will generally be no through access for vehicles between
Broadway and Santa Monica Boulevard. A controlled
access mechanism will be located on South Campus
East Driveway immediately south of the entrance to the
subterranean parking garage.
• Pedestrians: Pedestrian circulation is provided through
a new sidewalk on the west side of South Campus East
Driveway. The sidewalk leads to pedestrian circulation
extending to Broadway, creating better pedestrian
connectivity through the south campus (including to the
new open spaces on the south campus) and between the
Expo Light Rail Stations and the Providence Saint John’s
campus. Four-way signalized crosswalks will be provided
at the relocated intersection of Santa Monica Boulevard
and South Campus East Driveway to provide pedestrian
connections between the north and south campuses.
South Campus East Driveway, including the relocated traffic
signal at its intersection with Santa Monica Boulevard, will be
created as part of development on Site S4 as described Chapter
IV, Phasing Plan.
Bike Access Bike Access
Bike Access Bike Access Bike Access
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGNFIGURE 15.6:Southeast Driveway Section
FIGURE 15.6:Southeast Driveway Section
FIGURE III-18: SOUTHEAST DRIVEWAY SECTION
FIGURE 15.7:Service Access Section
FIGURE 15.7:Service Access Section
FIGURE III-19: SERVICE ACCESS SECTION
c. Southeast Driveway
Southeast Driveway is a new north-south driveway that will
run from Broadway to Site S2. Figure III-18 provides the street
section for implementation of this driveway.
• Vehicles and Bicycles: Southeast Driveway will be a two-way
driveway that provides vehicular access to/from Broadway
and the Multifamily Housing building at Site S2. Emergency
and service/logistics vehicles will also be able to utilize
Southeast Driveway for through access between Santa
Monica Boulevard and Broadway. Southeast Driveway will
be shared with bicycles and provide access to the south
campus including connecting the existing dedicated bicycle
lanes on Broadway to and through the south campus. Short-
term and long-term bicycle parking amenities will also be
available as shown on Figure III-10, Bicycle Circulation.
Southeast Driveway will provide access to a commercial
loading zone on the north side of the S5 building. Except for
emergency vehicles and service/logistics vehicles, there
will generally be no through access for vehicles between
Broadway and Santa Monica Boulevard. A controlled access
mechanism will be located on at the northern terminus of
Southeast Driveway. Southeast Driveway is 24 feet wide.
Prior to Site S4 redevelopment, this Driveway may also
serve as the ingress for surface parking Lot H and interim
surface parking and construction staging on Site S4.
• Pedestrians: Pedestrian circulation is provided through new
sidewalks on both sides of Southeast Driveway to promote
pedestrian circulation from Broadway to the south campus.
The sidewalks will connect to pedestrian circulation within
the south campus, creating better pedestrian connectivity
through the south campus (including to the new open
spaces on the south campus) and between the Expo Light
Rail Stations and the Providence Saint John’s campus. A
new crosswalk will be provided on the west side of the new
intersection of Southeast Driveway and Broadway.
Southeast Driveway is located on Site S5 but is anticipated to
be created as part of development on Site S2.
d. Service Access Road
The Service Access Road is a new north-south service road
that will connect South Campus East Driveway and Southeast
Driveway. Figure III-19 provides the street section for
implementation of the service access road.
• Vehicles and Bicycles: The Service Access Road is a two-
way service road that allows emergency and service/
logistics vehicles through access between Santa Monica
Boulevard and Broadway. Controlled access mechanisms
will be located on the northern and southern terminuses
of the Service Access Road. The Service Access Road will
be shared with bicycles to allow bicycles through access
between Santa Monica Boulevard (via South Campus East
Driveway) and Broadway (via Southeast Driveway) and
connect the existing dedicated bicycle lanes on Broadway
to and through the south campus. The Service Access Road
is 25 feet curb-to-curb.
• Pedestrians: Service Access Road will include a sidewalk
on its east side to promote pedestrian circulation from
Broadway (including from the S2 building and open space
on the east side of the Southeast Driveway) to/from the
south campus. The west side of the Service Access Road is
open space that also provides pedestrian circulation from
Broadway to/from the south campus and between the Expo
Light Rail Stations and overall Saint John’s campus.
The Service Access Road is anticipated to be created as part of
development on Site S4 (described in Chapter IV, Phasing Plan).
e. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets, and/
or sidewalks in this Section E.4.2, upon written request by
Providence Saint John’s; however the City may not require any
of the new driveways, streets and/or sidewalks to be expanded
beyond the dimensions of this Plan as shown on Figures III-14
through III-19.
Bike Access
Bike Access
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN44
FIGURE 15.2:20th Place Section FIGURE 15.2:20th Place Section
E.4.3 New Streets on South Campus
a. 20th Place
20th Place is a new one-way, southbound street that will
run from Saint John’s Way (described below) to Broadway:
Figure III-20 provides the street section for implementation of
this roadway.
• Vehicles and Bicycles: 20th Place will be a one-way
southbound street that provides vehicular access from
Saint John’s Way to Broadway. 20th Place will primarily be
used by residents of and visitors to the existing residential
buildings on 21st Street and those accessing the Child &
Family Development Center (S1). 20th Place includes a
dedicated passenger loading (drop-off/pick-up) zone on its
east side and on-street parking spaces on its west side.
Emergency and service/logistics vehicles will be able to
utilize 20th Place for access from Santa Monica Boulevard
to Broadway via the South Campus West Driveway. 20th
Place will be a shared street with bicycles and provide
access from the south campus and the existing residential
buildings on 21st Street to Broadway. 20th Place is 28 feet
curb-to-curb. 20th Place connects to South Campus West
Driveway via a restricted access and commercial loading
area adjacent to the S3 site. Emergency vehicles have full
access between Broadway and Santa Monica Boulevard
via 20th Place and South Campus West Driveway.
• Pedestrians: Pedestrian circulation is provided through
new sidewalks on both sides of 20th Place to promote
pedestrian circulation from Broadway to the south campus.
The sidewalk on the east side will continue to Santa
Monica Boulevard (along South Campus West Driveway),
creating better pedestrian connectivity through the south
campus (including to the new open spaces on the south
campus) and between the Expo Light Rail Stations and the
Providence Saint John’s campus. A new crosswalk will be
provided on the east side of the new intersection of 20th
Place and Broadway.
20th Place is anticipated to be created as part of the
development on Site S1 (described above).
b. Saint John’s Way
Saint John’s Way is a short one-way westbound connecting
street that will run from the revised 21st Street (described
below) to the new 20th Place. Figure III-21 provides the street
section for implementation of this roadway.
• Vehicles and Bicycles: Saint John’s Way will be a one-way,
westbound street that provides vehicular access from 21st
Street to 20th Place. Saint John’s Way will also include a
commercial loading zone on its south side. Saint John’s
Way will be a shared street with bicycles and provide
access from 21st Street to new bicycle parking on the
south campus and to the existing dedicated bicycle lanes
on Broadway (via 20th Place). Saint John’s Way is 20 feet
curb-to-curb.
• Pedestrians: Pedestrian circulation is provided through
new sidewalks on both sides of Saint John’s Way to promote
pedestrian circulation through the south campus, including
to the new open spaces.
Saint John’s Way is anticipated to be created as part of
development on Site S1 as described in Chapter IV, Phasing Plan.
c. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets and/
or sidewalks in this Section E.4.3 upon written request by
Providence Saint John’s; however the City may not require any
of the new driveways, streets and/or sidewalks to be expanded
beyond the dimensions of this Plan as shown on Figures III-20
through III-21.
.
FIGURE III-20: 20TH PLACE SECTION
FIGURE 15.3:Saint John’s Way Section
FIGURE III-21: SAINT JOHN’S WAY SECTION
FIGURE 15.3:Saint John’s Way Section
Bike Access
Bike Access
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGNFIGURE 15.9:21st Street Section (south of Saint John’s Way)
FIGURE 15.9:21st Street Section (south of Saint John’s Way)
FIGURE III-22: 21ST STREET SECTION (SOUTH OF SAINT JOHN’S WAY)
FIGURE 15.8:21st Street Section (north of Saint John’s Way)
FIGURE 15.8:21st Street Section (north of Saint John’s Way)
FIGURE III-23: 21ST STREET SECTION (NORTH OF SAINT JOHN’S WAY)
E.4.4 Revisions to Existing Public Streets
a. 21st Street
This Phase II Master Plan includes several revisions to 21st
Street between Santa Monica Boulevard and Broadway. As
shown previously on Figure III-9, Vehicular Circulation Plan, the
northern portion of 21st Street will be vacated and closed to
vehicular access, except for emergency vehicles. The vacated
area will be used as open space as detailed in Section D, Open
Space Standards, of this Chapter.
Figures III-22 - III-23 provide the street section for implementation
of various portions of 21st Street.
• 21st Street South of Saint John’s Way
○Vehicles and Bicycles: After the new Saint John’s Way
and the 20th Place streets are opened for vehicular
access, the remaining/southern portion of 21st Street
will become a northbound one-way street up to Saint
John’s Way. This portion of 21st Street will be shared
with bicycles, connecting to the existing dedicated
bicycle lanes on Broadway and providing access to
short-term and long-term bicycle parking. This portion
of 21st Street will primarily be used by residents of and
visitors to the existing 21st Street residential buildings
and those accessing the S1 site. This portion of 21st
Street will be 30 feet curb-to-curb and include on-
street parking on both sides of the street as shown
on Figure III-22. The minimum distance between the
southwest corner of the intersection of 21st Street and
Saint John’s Way to the first on-street parking space
on the west side of 21st Street shall be 15 feet to allow
sufficient fire access.
○Pedestrians: The existing sidewalks along this portion
of 21st Street will connect to provide access from Santa
Monica Boulevard to Broadway as detailed in Section
D.1.2 of this Chapter. This will promote pedestrian
circulation between Broadway, the existing residential
buildings located on the east side of 21st Street, and
the south campus including the new open spaces on
the south campus.
• 21st Street Between Saint John’s Way and its Northern
Terminus: After the new Saint John’s Way and the new
20th Place are opened for vehicular access, as depicted on
Figure III-23 this segment of the street will also be 30’ curb-
to-curb. However, the remaining portion of 21st Street north
of Saint John’s Way will become a two-way street providing
access for the property located at 1427-1433 21st Street
to/from Saint John’s Way without on-street parking.
• Vacated Portion of 21st Street (See Figure III-24): After the
S4 development is completed, the vacated portion of 21st
is intended to be used as open space. As shown on Figure
III-24 this segment will be 20’ in width. Only emergency
vehicles will be allowed to access the vacated portion of
21st Street.
21st Street will continue in its current configuration until the
new Saint John’s Way and 20th Place are created and open
for vehicular access. After Saint John’s Way and 20th Place
are open, the vacated/northern portion of 21st Street will be
in an interim configuration until it is incorporated into the new
Saint John’s Square as part of the S4 development. Until Site
S4 is developed, the northernmost portion of the vacated area
adjacent to Santa Monica Boulevard will be closed to vehicular
traffic (except for emergency vehicles) and improved with
interim landscape or hardscape that facilitates and encourages
use of this area as publicly-accessible open space as described
in Section D, Open Space Standards, above and shown on the
Phasing Plans in Chapter IV. Until Site S4 is developed the
remaining vacated portion of 21st Street between its southern
terminus and the existing entrance to surface parking Lot H on
the east side of 21st Street may continue to provide ingress only
to Lot H, see Chapter IV, Phasing Plan.
Bike Access
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN46
FIGURE III-25: SITE 2I DRIVEWAY LOCATION
FIGURE 15.10:Vacated 21st Street SectionFIGURE 15.10:Vacated 21st Street Section
FIGURE III-24: VACATED 21ST STREET SECTION b. 20th Street
This Phase II Master Plan includes the potential for modifications
to 20th Street between Santa Monica Boulevard and Arizona
Avenue. Subject to City review and approval, the vehicle lane
configurations on 20th Street between Santa Monica Boulevard
and Arizona Avenue may be modified to include a center two-way
left-turn lane to accommodate access to/from the new 20th
Street Medical Building (2I). The proposed driveway location for
Building 2I is provided in Figure III-25. The new driveway would
be located at least 20 feet from the Site 2I northern property
line (and a minimum of 30 feet from the existing driveway at
1301 20th Street)
Potential options for revisions to 20th Street are illustrated in
Figure III-26, Options 1-4. Any modifications will be made as part
of the Site 2I development as described in Chapter IV, Phasing
Plan, as determined by the City’s transportation engineer.
c. Santa Monica Boulevard
This Phase II Master Plan calls for the relocation of the two
existing traffic signals located at the ingress and egress to the
north campus Mullin Entry Plaza as follows:
• The existing traffic signal located at the intersection of the
north campus Mullin Plaza egress driveway/21st Street
and Santa Monica Boulevard will be shifted to the west to
align with the new South Campus West Driveway as shown
on Figure III-9, Vehicular Circulation Plan. This will occur
during the first to occur of either the 2C development or the
S3 development (see Chapter IV, Phasing Plan).
• The existing traffic signal located at the intersection of the
22nd Street/north campus Mullin Plaza ingress driveway
and Santa Monica Boulevard will be shifted to the east to
align with the new South Campus East Driveway as shown
on Figure III-9, Vehicular Circulation Plan. This will occur as
part of the Site S4 development, when the South Campus
East Driveway is created.
• The new alignment of these intersections and traffic signals
as well as enhanced crosswalks to increase pedestrian
safety when crossing Santa Monica Boulevard.
d. Schader Drive
This Master Plan calls for the western terminus of Schader
Drive at Providence Saint John’s south campus to be closed
for vehicular access and no longer be accessible from the
south campus as part of the S4 development. A controlled
access mechanism will be added between South Campus East
Driveway and Schader Drive to allow emergency vehicle access,
see Figure III-9.
e. Minor Modifications
The Community Development Director may approve changes
to the use or location of the new driveways, streets and/
or sidewalks in this Section E.4.4 upon written request by
Providence Saint John’s; however the City may not require any
of the new driveways, streets and/or sidewalks to be expanded
beyond the dimensions of this Plan as shown on Figures III-22
through III-26.
30’ 20’
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
FIGURE 16.1: Potential 20th Street Lane Revisions - Option 1 FIGURE 16.2: Potential 20th Street Lane Revisions - Option 2FIGURE III-26: 20TH STREET LANE REVISION OPTIONS FIGURE 16.3: Potential 20th Street Lane Revisions - Option 3 FIGURE 16.4: Potential 20th Street Lane Revisions - Option 4 OPTION 1 OPTION 2 OPTION 3 OPTION 4
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN48
FIGURE III-27: PHASE II OFF-STREET PARKING LOCATIONSF. VEHICLE PARKING
This Phase II Master Plan incorporates a comprehensive,
parking strategy that will provide sufficient parking to meet
peak parking demand for both Phase I and Phase II.
This Plan takes a holistic approach to planning, designing, and
managing vehicle parking. This Plan’s main objectives with
respect to parking are: (1) to ensure that sufficient parking
is provided on campus to satisfy peak parking demand upon
completion of the Phase II Development Program; (2) to ensure
that during build-out of the Phase II Development Program
Providence Saint John’s continues to satisfy its peak parking
demand through a combination of on-site and off-site, owned
and leased parking; (3) to right-size the on-site parking that is
provided, ensuring that enough spaces are built to satisfy peak
parking demand taking into account future changes in mobility
during the course of its Phase II implementation; and (4) to
support City sustainability goals to reduce single occupancy
vehicle trips and increase safety.
F.1 New On-Street
New on-street parking on 20th Place will be provided in
accordance with the requirements in Table III-11 and Figure III-
18 as well as the Third Amendment.
F.2 New On-Site Parking Locations
With the exception of the multi-family housing, all new on-site
parking is anticipated to be provided in subterranean garages.
Locations for new subterranean parking correspond with
the Phase II development sites and are shown on Figure III-
27. Access to on-site parking is also shown on Figure III-27,
however, the standards for the driveways providing access to
the new subterranean parking locations are provided in Section
E, Mobility Plan. The requirements for determining the number
of spaces to be provided are outlined in Section F.3 below.
TABLE III-11: NEW ON-STREET PARKING SPACES
Street Parking Spaces
20th Place 8
AS AN ALTERNATIVE TO BELOW-GRADE PARKING ON S2, PARKING MAY BE PROVIDED NEARBY ON THE
S4/ S5 SITE.
DIRECTION OF STREET LEVEL CIRCULATION
PHASE II AREAS
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
F.3 On-Site Parking Capacity
Due to the long-term buildout of this Master Plan, changing
technology in transportation and parking, and the need to
accommodate Phase I parking, this section identifies site by site
requirements for determining parking. During the preparation of
this Phase II Master Plan a parking demand study (Benchmark
Parking Study) was prepared to analyze existing and future
parking demand related to this Master Plan (see Appendix C).
Specifically the Benchmark Parking Study estimates the
parking supply required to satisfy peak parking demand during
Phase II implementation taking into account a variety of factors
including:
• Parking demand for existing Phase I uses and new Phase II
uses as well as construction parking demand,
• Shared parking (i.e. two or more user groups able to use
the same parking space(s) without conflict),
• Users visiting multiple uses on a single stay (e.g., campus
employees using on-site retail or restaurants), and
• Providence Saint John’s Transportation Demand
Management Plan upon Phase II Implementation (which
includes incentives for ride sharing, car/van pooling, taking
public transit, bicycling and walking).
Based on recommendations of the Benchmark Parking Study,
parking requirements (i.e. on-site capacity) for each Phase II
Development Site shall be determined as follows:
S2. Parking shall be provided for S2 program/uses based
upon the City’s parking requirements at the time of filing
an Administrative Approval Application. Parking for this
site may explore alternatives to subterranean parking
such as tuck-under or tandem spaces for multi-family
housing. Alternatively, a parking demand study may be
submitted for the S2 uses and the required parking for
such uses would then be established by the Community
Development Director as part of the Administrative
Approval determination.
Required parking for the S2 uses may either be provided
on-site or nearby on the S4/S5 site (in surface parking
Lot H prior to redevelopment of the S4/S5 site and, upon
redevelopment, in the S4/S5 subterranean garage).
As required by the Development Agreement’s Phases II
Parking Management Plan, if parking for S2 is provided
in Parking Lot H, Providence Saint John’s must submit a
revised Parking Management Plan confirming that peak
parking demand is met in accordance with the DA.
2C. The parking capacity for the 2C site is provided in
Table III-11. The range of parking spaces is consistent
with the Benchmark Parking Study, which recommends
four levels of subterranean parking on the site and takes
into consideration that 2C is the most convenient parking
location to serve the north campus Mullin Entry Plaza.
2I. As part of the DRP application for development on
2I, a parking demand study shall be filed addressing
the criteria outlined in Section F.3.1 below. Table III-12
includes the minimum and maximum parking requirement
for the site. Within the specified range, the Community
Development Director shall establish the parking required
on the 2I site based on the criteria outlined in Section
F.3.2 below.
This requirement is consistent with the Benchmark
Parking Study which recommends three to four levels
of subterranean parking on the 2I site. In addition to
meeting the parking demand of the 2I uses, this site can
also accommodate parking demand for Phase I as the 2I
site is a convenient location for Keck and CSS employee
parking.
S1/S3. If the S1 and S3 developments proceed in the first
or second stage of Phase II Master Plan implementation
(see Chapter IV, Phasing Plan), subterranean parking shall
be provided on the S1/S3 sites in accordance with Table
III-12. This requirement is consistent with the Benchmark
Parking Study which recommends, four levels of
subterranean parking on the S1/S3 site and also provides
parking for Phase I uses. The location makes it suitable
for use by valets (just across Santa Monica Boulevard via
signalized intersection) from the Mullin Entry Plaza.
If the S1 and S3 developments proceed in a later stage
of development, then the required parking on the S1/S3
sites shall be established by the Planning Commission
based on a parking demand study in accordance with the
requirements of Sections F.3.1 and F.3.2 below.
Parking on all other Phase II Development Sites. The
parking requirements for site S4, S5 and 2D/E shall be
established by the Planning Commission as part of the
DRP in accordance with Section F.3.1 and F.3.2 below.
F.3.1 Parking Study Requirements
If required by Section F.3, a parking demand study shall be
filed with the DRP application for each specified Phase II
development. The parking demand study shall, at a minimum,
include the following information:
a. Projected parking demand for the new Phase II building (if
such use exists on the Campus, such parking demand shall be
based on parking counts taken no later than four months prior
to the filing of the Development Review Permit application),
b. Utilization of other on-site parking facilities by both Phase
I and then existing Phase II uses based on parking counts
taken no later than four months prior to the filing of the
DRP application,
c. Leased parking supply and utilization of such supply by both
Phase I and then existing Phase II uses (e.g. Saint John’s
parking demand that is not satisfied on Phase I or Phase
II sites),
d. Utilization of on-street meter parking immediately adjacent to
Saint John’s Campus (i.e. west side of 23rd Street between
Arizona and Santa Monica Boulevard, south side of Arizona
between 23rd and 20th Streets, both sides of 21st Street
between Saint John’s Way and Broadway, the west side of
20th Place between Saint John’s Way and Broadway, and
the north side of Broadway between 23rd Street and 20th
Street), or other locations determined by the Community
Development Director,
e. Proposed implementation plan and schedule for current, new
or enhanced TDM measures to offset Saint John’s parking
TABLE III-12: ON-SITE PARKING
Site Parking Capacity
North Campus
2C Capacity for 180-195 vehicles
(could be tandem configuration)
2I Capacity for 200-300 vehicles
2D/E To be determined by a future
Parking Demand Study
South Campus
S1 and S3 (one
subterranean garage
supports both sites)
Capacity for 498 vehicles
S2
Per Section F.3 Parking Study
Requirements: either 2022 SMMC
parking ratios or determined by a
future Parking Demand Study
S4 and S5 (one
subterranean garage
supports both sites)
To be determined by a future
Parking Demand Study
NOTES: Parking supply may be shared for both Phase I and Phase II uses. Facilities may be self park or valet. See Section F.3.1 for Parking Study Requirements.
demand. Quantification of the parking demand reduction
associated with the implementation of new or enhanced TDM
measures shall be provided, and
f. Must document a methodology for designating valet, visitor
and employee spaces.
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN50
F.3.2 Determining Parking Requirements Based on a Demand Study
The parking requirements for specified Phase II Development
Sites shall be based upon a parking demand study reviewed
and approved by the authorized decision making body (i.e.
Planning Commission or the Community Development Director).
The Benchmark Parking Study shall be used as a reference
for the criteria upon which to base the parking requirements.
These criteria include:
a. Capacity for the parking demand associated with the
proposed Phase II uses by building will be satisfied either
on the applicable Phase II site or in another existing on-site
parking facility,
b. The cumulative parking supply on Phase I and Phase II
parking sites (then-existing supply and the new proposed
Phase II building) will have a 90% or higher utilization,
c. Saint John’s then-existing leased parking supply will be
reduced upon completion of the applicable Phase II building
and parking (leased supply may temporarily increase during
construction of Phase II buildings),
d. In order to (a) accommodate the demolition of parking in a
future stage of Phase II implementation, (b) accommodate
temporary construction parking during a future stage of
Phase II implementation, and (c) off-set the parking to be
built for such future Phase II building excess parking may be
built. For example:
1. If the parking required for a Phase II building would
result in a half level of parking, the full parking
level may be built if it can reasonably be used to
offset the parking required for a future Phase II
building.
2. If it is anticipated that the parking demand
estimated for a future Phase II use cannot be fully
provided on such future building site (e.g. 2C or
2D/E), additional parking may be built in an earlier
Phase II building.
This Section F.3 supersedes the off-street vehicle parking
requirements included in 2022 SMMC Sections 9.28.020-070,
9.28.020-090, 9.28.120, 9.28.180 and 9.28.190; provided,
however that minimum parking dimensions shall comply
with the standards approved by the Community Development
Director. The area of any such space shall be exclusive of any
driveways, aisles, and maneuvering areas.
F.4 Parking Management Plan Upon Phase
II Implementation
During Phase II implementation, Providence Saint John’s
shall maintain, amend as necessary and implement a Parking
Management Plan (“PMP”) for Phase I and Phase II in accordance
with the Development Agreement and in conjunction with
the Transportation Demand Management Plan, upon Phase
II implementation.
F.5 EV Charging Stations
Electric Vehicle Charging stations will be provided in accordance
with 2022 SMMC Section 9.28.160.
F.6 Carpool/Vanpool Parking
Consistent with the Development Agreement, a portion of the
new parking spaces required in Section F.3 above shall be
designated as preferential parking for carpools/vanpools with
the following minimum requirements: parking garages with 50-
99 parking spaces have 1 preferential parking space, parking
garages with 100-199 parking spaces have 2 preferential
parking spaces, parking garages with 200 parking spaces and
greater have 3 preferential parking spaces plus 1 preferential
parking space for every 50 spaces. If demand for carpool/
vanpool parking exceeds the amount provided, as indicated by
the annual TDM Plan and Phase II Parking Management Plan
reports, additional preferential carpool/vanpool parking shall
be designated in order to meet the demand.
G. BICYCLE AMENITIES
G.1 Bicycle Parking
Figure III-10, Bicycle Circulation Plan, shows potential locations
of both long-term and short-term bicycle parking that will be
provided throughout the north and south campuses. The
number of long-term and short-term bicycle parking spaces for
Phase II uses shall be provided in accordance with 2022 SMMC
Table 9.28.140 (e.g. for hospital uses, 1 short-term space for
4,000 square feet of floor area and 1 long-term space for 3,000
square feet of floor area). For purposes of calculating the bicycle
parking and associated shower/locker requirements, the Visitor
Accommodations use is considered a hotel use. In accordance
with the DA, bicycle racks with capacity for 90 bicycles shall
continue to be provided for Phase I in a location (or locations)
that is at least as conveniently located as the most convenient
automobile spaces, other than those spaces for persons with
disabilities, on the north campus.
G.2 Minor Modifications
Given the campus environment and the overall number of
short-term and long-term bicycle parking spaces that will be
provided as part of the Phase II Master Plan, the Community
Development Director may approve modifications to the
locational and dimensional standards for bicycle parking
included in 2022 SMMC Section 9.28.140.
G.3 Showers and Lockers
Showers and clothes lockers for employees will be provided
throughout the north and south campuses in accordance with
2022 SMMC 9.28.170(B). The showers and lockers are sited in
locations that are convenient for employee use. Access will be
controlled to secure use by employees.
H. LOADING
This Phase II Master Plan provides a comprehensive, campus-
wide plan for Phase II patient, visitor, and materials loading.
Locations for designated loading areas on the new private
driveways and streets are shown in Figure III-28. Passenger
loading for the south campus is generally provided in the
P1 level of the south campus subterranean parking garage.
Figure III-29A provides a conceptual layout for the P1 level of
the south campus subterranean parking garage, including the
passenger loading area, at full Master Plan implementation.
Figure III-29B provides a conceptual layout for the P1 level of
the S1/S3 subterranean garage prior to the S4/S5 portion
of the subterranean garage being built. Notwithstanding the
conceptual plans, the specific layout of the P1 level (both
for the S1/S3 garage and the garage upon full Master Plan
implementation) will be reviewed as part of the Development
Review Permit process.
Dimensions of the loading areas are specified in Table III-13. As
such, the loading standards included in 2022 SMMC Section
9.28.080, including with respect to dimensions, number
of spaces, location, design, and maneuvering areas, shall
not apply.
A south campus commercial loading plan (or updated
commercial loading plan) will be reviewed and approved by
the Community Development Director, which approval shall not
be unreasonably withheld, prior to issuance of a Certificate of
Occupancy for the S3 and S4 buildings.
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
TABLE III-13: LOADING AREA DIMENSIONS
Phase II Loading Requirements
Site Dimensions and Locations Uses
Site 2I
Two 10’ x 18’ areas located within building on
ground floor Passenger loading for 20th Street Medical Building (2I)
[Commercial loading to be determined during DRP]Commercial loading for 20th Street Medical Building (2I)
Mullin Plaza 10’ x 90’ within Mullin Plaza driveway
Passenger loading for East Ambulatory & Acute Care
Building (2D/E) & West Ambulatory & Acute Care Building
(2C) (in addition to Phase I)
Site S1
10’ x 31’ on south side of Saint John’s Way Commercial loading for Child & Family Development
Center (S1)
10’ x 108’ on east side of 20th Place
Passenger loading for Child & Family Development
Center (S1) [Longer-term passenger loading/short- term
parking also available in the S1/S3 garage.]
Site S3
10’ x 30’ located at-grade in the controlled access
area south of the S1/S3 subterranean parking
garage and north of Saint John’s Way
Commercial loading for West Ambulatory Care &
Research Building (S3)
10’ x 30’ located in the S1/S3 subterranean garage.Passenger Loading for West Ambulatory Care & Research
Building (S3)1
Site S4
10’ x 30’ on west side of South Campus
East Driveway
Commercial loading for Education & Conference Center
and East Ambulatory Care & Research Building (S4)
Two 10’ x 30’ areas located in the shared South
Campus subterranean garage accessed from
South Campus West Driveway and South Campus
East Driveway
Passenger Loading for West Ambulatory Care & Research
Building (S3) and Education & Conference Center and
East Ambulatory Care & Research Building (S4)
Site S5 10’ x 30’ West side of Service Access Road Commercial loading for Visitor Housing (S5)
Phase I Existing Phase I Loading Dock
Commercial loading for West Ambulatory & Acute Care
Building (2C) and East Ambulatory & Acute Care Building
(2D/E) (in addition to Phase I)
NOTE:1. This would be the location for passenger loading in the S1/S3 garage until the S4/S5 subterranean parking garage is completed. Once the S4/S5 garage is completed, the passenger loading for both S3 and S4 is proposed to be provided in the shared subterranean garage.
FIGURE III-28: PROPOSED VEHICULAR LOADING ZONES
PROPOSED LOADING ZONES
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN52
FIGURE 21.2: South Campus Level P1 Loading Concept at S1/S3 Completion
FIGURE III-29A: SOUTH CAMPUS CONCEPTUAL SUBTERRANEAN LOADING AT FULL MASTER PLAN IMPLEMENTATION FIGURE IIII-29B: SOUTH CAMPUS CONCEPTUAL LEVEL P1 LOADING CONCEPT AT S1/S3
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
I. SUSTAINABILITY AND RESILIENCY
Sustainability and resiliency have been incorporated into the
planning for this Phase II Master Plan, including with respect to
site selection for buildings, location of specific uses in proximity
to other uses, prioritization of pedestrian and bicycle circulation
in and around and to the Campus Property, and minimizing
single-occupancy vehicle use and vehicles circulating around
and to the area. Sustainability strategies will be considered
early in the design stage of individual Phase II buildings and will
vary based on the building’s uses and location. Sustainability
strategies and measures to be considered include, but are not
limited to, optimizing passive strategies, operable windows,
solar photovoltaic panels, solar water heating, green roofs,
low-flow fixtures, high-performance building envelopes, energy-
efficient HVAC and lighting systems, and interior materials
with low volatile organic compounds (VOCs). In addition, the
Phase II Developments shall be governed by the sustainability
requirements below.
I.1 Water Mitigation
Phase II developments shall comply with the water consumption
limits and in-lieu fees contained in the DA.
I.2 Urban Runoff
Phase II developments, shall comply with the urban runoff,
conservation and sustainable management requirements
contained in the DA.
I.3 Resilient Design
Resilient design has and will continue to be incorporated
into the future planning for this Phase II Master Plan based
on the critical services provided by Saint John’s to the City of
Santa Monica and the need for those vital services to remain
operational during catastrophic events. Healthcare centers are
comprised of more than just the hospital. To operate they require
many support functions which occur outside of the hospital
building which is why Saint John’s takes a holistic approach to
the development of its resiliency in the Phase II Master Plan.
For healthcare related projects, life safety is a key concern and
includes the design of alternative/back-up power systems; fire
protection sprinkler and standpipe systems; multi-purpose
and emergency lighting systems; HVAC redundant systems for
operational stability; water storage on site (fire and potable) and
on-site storage for sanitary to ensure continued service. Other
resiliency items that may be included in Phase II buildings, as
appropriate, include specifying durable and robust materials
and construction methods; passive thermal safety and thermal
comfort strategies; safer design for extreme weather (location
of emergency generators above possible flooding for example)
and considerations for wildfire & seismic events.
I.4 Transportation Demand Management
Phase I and Phase II buildings shall be governed by the revised
Transportation Demand Management plan contained in the
DA. This Plan seeks to reduce reliance on single-occupancy
vehicle use by incentivizing and promoting alternative modes
of transportation.
J. WATER AND SEWER INFRASTRUCTURE
Because of the extended vesting period granted to Providence
Saint John’s as part of the Development Agreement, and the
potential future development that may occur Citywide during the
intervening period, Providence Saint John’s will consult with the
City Engineer to discuss the timing and content for preparation
of an updated water and sewer study(ies) to be reviewed and
approved by the City Engineer, unless determined in the City
Engineer’s sole and absolute professional judgment to be
unnecessary. If a water or sewer study(ies) is required by the
City Engineer, Providence Saint John’s will submit the updated
water and sewer study(ies) concurrently with its application for
a Development Review Permit or Administrative Approval for
each Phase II Building.
The updated study(ies) will determine water and sewer demand
from the proposed Phase II Building, and any upgrades required
to the City’s water and sewer infrastructure to meet the demand
from the proposed Phase II Building, based upon then existing
conditions.
The City Engineer’s requirements shall be documented as part
of off-site improvement policies, standards, and best practices
in effect at the time that a proposed development application
for a Phase II Building Site is deemed complete. As required
by the Development Agreement, Saint John’s shall provide the
City with subsurface easements to any 1) areas where new
public water or sewer lines may be relocated and 2) any areas
which would have to be accessed for maintenance to a Phase
II Development Site, subject to required conditions of utility
access, as reasonably determined by the City Engineer.
J.1. Water Infrastructure
To inform this Master Plan and accompanying environmental
review a preliminary Fire & Domestic Water Study dated
August 2018 was prepared to analyze the proposed Phase
II development, Appendix D. The Study recommended two
options for relocation of water lines impacted by development,
see Figure III-30.
As previously noted Saint John’s shall consult the City Engineer
regarding improvements, modification, timing, and/or the need
for additional studies related to wet infrastructure. Additionally
pursuant to the Development Agreement, Saint John’s shall
provide the City with easements to any areas where new public
water lines are located on Phase II Development Sites.
J.2. Sewer Infrastructure
In processing the Phase II Master Plan, Saint John’s also
completed a Sanitary Sewer Study dated April 2019 prepared
in connection with the Phase II development, attached as
Appendix E. The projected up-sizing and modifications required
to accommodate Phase II development are shown on Figure
III-31, these preliminary plans are subject to review by the
City Engineer.
As previously mentioned Saint John’s shall confirm with the
City Engineer regarding improvements, modification, timing,
and/or the need for additional studies related to the City’s
sewer infrastructure in accordance with the Phase II mitigation
measures of the Development Agreement. Pursuant to the
Development Agreement, Saint John’s shall provide the City
with easements to areas where new public sewer lines are
located on Phase II Development Sites.
K. EMERGENCY VEHICLE ACCESS
K.1 Campus Sites
Implementation of this Master Plan requires circulation
improvements related to Emergency and Fire Department
access as detailed throughout Section E, Mobility Plan, of
this Chapter.
K.2 Adjacent Property Access
Prior to closure of all or a portion of surface Parking Lot
H located immediately south of the existing Geneva Plaza
senior housing building, Providence Saint John’s will work
with the Santa Monica Fire Department and the property
owner to ensure adequate access to the Geneva Plaza site.
One proposed solution is to install a pedestrian access gate
in the concrete masonry wall located parallel to Broadway on
the southern boundary of the Geneva Plaza site (assessor
parcel number: 4275-007-010). The new pedestrian access
gate would be constructed and installed in accordance with the
standards required by the Santa Monica Fire Department and
would provide fire fighters access to the west and south sides
of the building.
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Packet Pg. 1018 Attachment: Attachment G Exhibit Q to Providence Third Amendment (Phase II Master Plan Standards March 2022) (4853 : Providence Saint
III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN54
LEGEND:
OPTION 1 WATER LINE ROUTING:
OPTION 2 WATER LINE ROUTING:
PROPOSED OPTION 1 LATERAL:
PROPOSED OPTION 2 LATERAL:
W
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASE
CONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
WATER SERVICE
OPTION 2 EXPLANATION
Option 2 for the proposed Providence St. John's Campus consists of the removal of theexisting 12" ACP water line in the north half of 21st Street to accommodate for the proposedsubterranean parking of Building S4. The line will be capped at the extent of the removal. Inaddition to cutting and capping the existing line, a new water main is proposed between S1
and S3 where it will then turn North along the proposed South Campus West Driveway. Theline would connect to the existing main in Santa Monica Blvd. Building S1 and S3 could be
serviced by the proposed main in South Campus West Driveway. Buildings S5 and S2 willconnect to the existing water main in Broadway. Building S4 will connect to the existing watermain in Santa Monica Blvd. The existing residential buildings (not part of PSJ's property)
would connect to the remaining water line in the southern portion of 21st Street.
W
OPTION 1 EXPLANATION
Option 1 for the proposed Providence St. John's Campus consists of removing andreplacing the existing 12" ACP in 21st street and routing the new water line at the
ceiling of the proposed subterranean parking of S4. Buildings S4 and S3 can be
serviced by this line or by the line on Santa Monica Blvd. S1 can be serviced by theexisting line in 21st Street or the existing line in Broadway. Lateral locations aresubject to change.
01-23-2020
W W W W W W W W W
WWWWWWWWWWWWWWWWWW
12" ACP
12" DIP
WWWWOPTION 2WWWWW8" ACP
OPTION 1: REMOVEAND REPLACE 12"
ACP WATER LINE
IN PLACE
OPTION 2: REMOVE12" ACP WATER
LINE
FIGURE III-30: PROPOSED WATER SERVICE PLAN
Note: Location of existing and proposed services are approximate
and are schematic. Please consult asbuilts and survey for more
accurate location information.
OPTION 1:
Option 1 for the proposed Providence St. John’s Campus consists
of removing and replacing the existing 12” ACP in 21st Street and
routing the new water line above or on the ceiling of the proposed
subterranean parking of S4. Development on S4 and S3 can be
potentially serviced by this line or by the line on Santa Monica
Blvd. S1 can be potentially serviced by the existing line in 21st
Street or the existing line in Broadway Avenue. Lateral locations
are subject to change
OPTION 2:
Option 2 for the proposed Providence St. John’s Campus consists
of the removal of the existing 12” ACP water line in the north half
of 21st Street to accommodate for the proposed subterranean
parking of S4. The line will be capped at the extent of the removal.
In addition to cutting and capping the existing line, a new water
main is proposed between S1 and S3 where it will then turn
north along the proposed South Campus West Driveway. The
line would connect to the existing main in Santa Monica Blvd.
S1 and S3 could be serviced by the proposed main in South
Campus West Driveway. Buildings S5 and S2 would potentially
connect to the existing water main in Broadway Avenue. Building
S4 would potentially connect to the existing water main in Santa
Monica Blvd.
LEGEND:
OPTION 1 WATER LINE ROUTING:
OPTION 2 WATER LINE ROUTING:
PROPOSED OPTION 1 LATERAL:
PROPOSED OPTION 2 LATERAL:
W
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASECONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
WATER SERVICE
W W W W W W W W W
WWWWWWWWWWWWWWWWWW
12" ACP
12" DIP
OPTION 2 EXPLANATION
Option 2 for the proposed Providence St. John's Campus consists of the removal of theexisting 12" ACP water line in the north half of 21st Street to accommodate for the proposedsubterranean parking of Building S4. The line will be capped at the extent of the removal. Inaddition to cutting and capping the existing line, a new water main is proposed between S1
and S3 where it will then turn North along the proposed South Campus West Driveway. Theline would connect to the existing main in Santa Monica Blvd. Building S1 and S3 could beserviced by the proposed main in South Campus West Driveway. Buildings S5 and S2 willconnect to the existing water main in Broadway Avenue. Building S4 will connect to theexisting water main in Santa Monica Blvd. The existing residential buildings (not part of PSJ's
property) would connect to the remaining water line in the southern portion of 21st Street.
WWWWOPTION 2
W
OPTION 1 EXPLANATION
Option 1 for the proposed Providence St. John's Campus consists of removing andreplacing the existing 12" ACP in 21st street and routing the new water line at the
ceiling of the proposed subterranean parking of S4. Buildings S4 and S3 can be
serviced by this line or by the line on Santa Monica Blvd. S1 can be serviced by theexisting line in 21st Street or the existing line in Broadway Avenue. Laterallocations are subject to change.WWWWW8" ACP
OPTION 1: REMOVEAND REPLACE 12"
ACP WATER LINEIN PLACE
OPTION 2: REMOVE12" ACP WATERLINE
03-28-2018
FIGURE 25: Water Service
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III. DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
The project consists of the removal of the existing 18" PVC sewer line in the north half of
21st Street to accommodate for the proposed subterranean parking of Building S4 . Theline will be capped at the extent of the removal. To accept the flow from Building S1 and
S3 a new sewer line is proposed in the proposed 20th Place and South Campus WestDriveway. The line will connect to an existing Manhole in Santa Monica Blvd, run West
along Santa Monica Blvd and turn south along the proposed 20th Place to connect to anexisting 12" VCP in Broadway Avenue. The proposed line is essentially parallel to theexisting 18" PVC line in 21st Street. It is believed that if the existing 18" PVC flowsadequately that the proposed adjacent parallel line in 20th Place should do the same.
During design, it may become infeasible to route the sewage from the south most portionof Building S4 to the North to connect to the existing sewer line in Santa Monica Blvd. If
this becomes the case, a sewer line is proposed to run from the south of S4, along SEDriveway and connect into the existing sewer main in Broadway. Prior to the issuance of
a building permit for Buildings S3, S4, and 2C, additional sewer monitoring will be
required to determine whether additional upgrades are needed. Please see the
Proposed Infrastructure Improvements section beginning on page 4.
01-23-2020
LEGEND:
EXISTING SEWER LINE
PROPOSED RELOCATION OF
SEWER LINE:
POSSIBLE LATERAL LOCATIONS:
SEWER LINE TO BE REMOVED:
POSSIBLE S4 ROUTING:
SS
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASE
CONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
SS
SS
SEWER SERVICE
SS SS SS SS SS SS SS SSSSSS SS
SS SS SS SS SS
SSSSSSSSSSSSSSSSSSSSSSSS
18" PVC
12" VCPSSSS18" PVC
12" VCP
SSSSSSSSSSSS SS SS SS SS
18" PVC
21" VCP
12" VCP
SS
SS SS
Potential need to upgrade portion of 12� VCP.
Please see the Proposed Infrastructure
Improvements section beginning on page 4.
21" VCP
FIGURE III-31: PROPOSED SEWER SERVICE PLAN
SS SS SS SS SS SS SSSS SS SS
The project consists of the removal of the existing 18" PVC sewer line in the north half of
21st Street to accommodate for the proposed subterranean parking of Building S4 . Theline will be capped at the extent of the removal. To accept the flow from Building S1 and
S3 a new sewer line is proposed in the proposed 20th Place and South Campus WestDriveway. The line will connect to an existing Manhole in Santa Monica Blvd, run West
along Santa Monica Blvd and turn south along the proposed 20th Place to connect to anexisting 12" VCP in Broadway Avenue. The proposed line is essentially parallel to theexisting 18" PVC line in 21st Street. It is believed that if the existing 18" PVC flowsadequately that the proposed adjacent parallel line in 20th Place should do the same.
During design, it may become infeasible to route the sewage from the south most portionof Building S4 to the North to connect to the existing sewer line in Santa Monica Blvd. Ifthis becomes the case, a sewer line is proposed to run from the south of S4, along SEDriveway and connect into the existing sewer main in Broadway. Prior to the issuance of
a building permit for Buildings S3, S4, and 2C, additional sewer monitoring will be
required to determine whether additional upgrades are needed. Please see theProposed Infrastructure Improvements section beginning on page 4
04-2019
LEGEND:
EXISTING SEWER LINE
PROPOSED RELOCATION OF
SEWER LINE:
POSSIBLE LATERAL LOCATIONS:
SEWER LINE TO BE REMOVED:
POSSIBLE S4 ROUTING:
SS
NOTE: LOCATION OF EXISTING AND PROPOSED SERVICES ARE
APPROXIMATE LOCATIONS AND ARE SCHEMATIC. PLEASECONSULT ASBUILTS AND SURVEY FOR MORE ACCURATE
LOCATION.
SS
SS
SEWER SERVICE
SS SS SS SS SS
SSSSSSSSSSSSSSSSSSSSSSSS
18" PVC
12" VCPSSSS18" PVC
12" VCP
SSSSSSSSSSSS SS SS SS SS
18" PVC
21" VCP
12" VCP
SS
SS
SSSS
21" VCP Potential need to upgrade portion of 12” VCP. Please see the Proposed Infrastructure Improvements section beginning on page 4.
FIGURE 26: Sewer Service
of the SJ Phase II
Sewer Study.
NOTES: Location of existing and proposed services are approximate and are schematic. Please consult asbuilts and survey for more accurate location information.
Implementation of the Master Plan will require the removal of
the existing 18” PVC sewer line in the north half of 21st Street to
accommodate for the proposed subterranean parking of a building
on S4. The line will be capped at the extent of the removal. To
accept the flow from development of S1 and S3 a new sewer line
is proposed in the proposed 20th Place and South Campus West
Driveway. The line will connect to an existing Manhole in Santa
Monica Blvd, run west along Santa Monica Blvd and turn south
along the proposed 20th Place to connect to an existing 12” PVC
in Broadway Avenue. The proposed line would be parallel to the
existing 18” PVC line in 21st Street.
During design, it may become infeasible to route the sewage from
the south most portion of site S4 to the north to connect to the
existing sewer line in Santa Monica Blvd. If this becomes the case,
a private sewer laterial is proposed to run from the south portion of
S4, along SE Driveway and connect into the existing sewer main
in Broadway. Prior to the issuance of a building permit for S3, S4,
and 2C, additional sewer monitoring will be required to determine
whether additional upgrades are needed.
See also Appendix E, Phase II Sewer Study.
Potential need to upgrade portion of 12” VCPPlease see the Proposed Infrastructure improvements section beginning on page 4 of Appendix E.
(PRIVATE)
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III.DEVELOPMENT STANDARDS, PROGRAM AND DESIGN
PROVIDENCE SAINT JOHN’S PHASE II MASTER PLAN56
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City Council Meeting: March 22, 2022 Santa Monica, California
RESOLUTION NUMBER ________ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA RECOMMENDING AMENDMENTS TO THE LAND USE
AND CIRCULATION ELEMENT (LUCE) OF THE CITY OF SANTA
MONICA’S GENERAL PLAN AND REPEAL OF THE HOSPITAL AREA
SPECIFIC PLAN (HASP)
WHEREAS, California Government Code Section 65450 et seq. permits each
city to adopt a specific plan for the systematic implementation of the general plan for
individual areas covered by the general plan; and
WHEREAS, the Hospital Area Specific Plan (the “HASP”) was adopted by
Resolution No. 7695 (CCS) of the City Council on September 27, 1988 to ensure
harmonious development within the Hospital Area identified in the HASP; and
WHEREAS, the HASP was adopted to be consistent with the Land Use and
Circulation Elements (the “LUCE”) of the City’s 1984 General Plan and Zoning Map in
effect at the time of adoption of the HASP; and
WHEREAS, the HASP was amended by Resolution No. 8617 (CCS) on June
29, 1993, and Resolution No. 9254 (CCS) on April 1, 1998 (collectively referenced
herein as the “HASP Amendments”) to reflect the changes associated with the Saint
John’s Health Center Development Agreement (the “Original Agreement”), dated June
9, 1998 and recorded in the Official Records of the County of Los Angeles, State of
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California on July 29, 1998 as Instrument No. 98-1311808 (the “Original Development
Agreement”); and
WHEREAS, the Original Development Agreement contemplated new
development and associated zoning changes within the HASP areas associated with
Saint John’s Health Center; and
WHEREAS, in July 2010, the City adopted a new LUCE (“2010 LUCE”) and
associated zoning changes Citywide, including the Hospital Area; and
WHEREAS, the 2010 LUCE contemplates that future amendments to the
HASP will occur to be consistent with 2010 LUCE and associated zoning code
updates, as well as new development proposed by the Saint John’s Health Center;
and
WHEREAS, the Original Development Agreement provided vested rights for
development of the Saint John’s Health Center in two phases (“Phase I” and “Phase
II”, respectively), with Phase I being developed entirely on the North Campus of the
Saint John’s Health Center properties (i.e., those properties north of Santa Monica
Boulevard) and Phase II being developed on a portion of the North Campus and on
the South Campus (i.e., those properties south of Santa Monica Boulevard) of the
Saint John’s Health Center properties; and
WHEREAS, the Original Development Agreement provided a ten (10)-year
vesting deadline for Phase I (“Phase I Vesting Deadline”) and a seventeen (17)-year
vesting deadline for Phase II (“Original Phase II Vesting Deadline”), subject to the
provisions for the continuation of vested rights pursuant to Sections 3.8.2 and 3.8.3 of
the Original Development Agreement; and
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WHEREAS, the owner of Saint John’s Health Center (“Saint John’s”) and City
executed that certain First Amendment to Development Agreement dated October 4,
2011 and recorded in the Official Records of the County of Los Angeles, State of
California on October 13, 2011 as Instrument No. 20111388841 (the “First
Amendment”). The First Amendment extended the Phase I Vesting Deadline, modified
the obligation under the Original Development Agreement to construct the North
Subterranean Parking Structure and Entry Plaza as part of Phase I, and allowed a
modified Entry Plaza and parking program in-lieu of constructing the North
Subterranean Parking Structure; and
WHEREAS, Saint John’s completed construction of Phase I in accordance with
the Original Development Agreement and First Amendment; however, Saint John’s
was unable to complete Phase II within the Original Phase II Vesting Deadline; and
WHEREAS, Saint John’s and the City executed that certain Second
Amendment to Development Agreement dated August 28, 2017 and recorded in the
Official Records of the County of Los Angeles, State of California on October 2, 2017
as Instrument No. 20171125181 (“Second Amendment”). The Second Amendment
modified the terms of the Original Development Agreement, as amended by the First
Amendment, with respect to Phase II as follows:
(1) Replacement of the Original Development Agreement’s
requirement for City council approval of a South Campus Master Plan with a
requirement for City Council approval of the Phase II Master Plan to address Phase II
development on both the North and South Campuses (“Phase II Master Plan”).
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(2) Establishment of the basic development parameters for the Phase
II Master Plan.
(3) Provision that no Phase II Development Review Permits shall be
issued for the development of any building or parcel contemplated in the Phase II
Master Plan prior to City Council approval of the Phase II Master Plan.
(4) Provision that Saint John’s and the City each agree and covenant
to negotiate in good faith a third amendment to the Original Development Agreement,
as amended, to extend the Original Phase II Vesting Deadline in consideration for the
provision of additional community benefits.
(5) Confirmation that nothing in the Second Amendment constituted a
confirmation or denial of Saint John’s vested rights under the Original Development
Agreement, as modified by the First Amendment, it being understood and agreed to by
the City and Saint John’s that the intent of the Second Amendment was solely to make
a procedural change to implement the Original Development Agreement, as modified by
the First Amendment, while preserving the substantive rights of Saint John’s and the
City, respectively; and
WHEREAS, the comprehensive changes to the City’s Zoning Code in 2015
rendered the zoning map designations and zoning code references in the HASP
obsolete; and
WHEREAS, the Saint John’s and the City have negotiated in good faith a third
amendment to the Original Development Agreement, as amended, to extend the
Original Phase II Vesting Deadline in consideration for the provision of additional
community benefits (the “Third Amendment”); and
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WHEREAS, the Third Amendment contemplates the concurrent adoption of the
Phase II Master Plan, which will act as the specific plan for Phase II development of the
Saint John’s Health Center after the Third Amendment Effective Date and until the end
of the Phase II Vesting Deadline; and
WHEREAS, the Phase II Master Plan is a comprehensive master plan that
governs the Phase II portion of the Saint John’s Health Center Campus, including with
respect to development, uses, circulation, parking, open space, and timing for
implementation of the Phase II Master Plan; and
WHEREAS, after the Phase II Vesting Deadline, the Zoning Code then in effect
shall apply to any development applications filed for the Saint John’s Health Center,
except as otherwise expressly allowed in the Third Amendment; and
WHEREAS, due to the fact that the HASP is now obsolete, the Phase II Master
Plan is a focused specific plan for the Saint John’s Health Center, and the development
standards for the remainder of the Hospital Area are now included in Chapter 9 of the
Santa Monica Municipal Code, City staff is recommending amendments to the 2010
LUCE and repeal of the HASP; and
WHEREAS, the City prepared and circulated for public review and comment a
Draft Environmental Impact Report for the Phase II Master Plan (“Phase II DEIR”)
pursuant to the California Environmental Quality Act (“CEQA”) and designated SCH No.
2017041030; and
WHEREAS, on January 26, 2022, the City’s Planning Commission held a duly
noticed public hearing on the Phase II Final Environmental Impact Report (“FEIR”), the
Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP, the Third
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Amendment, the Phase II Master Plan, and the proposed street vacation of 21st Street,
between Santa Monica Boulevard and Broadway, with conditions. At such hearing, the
Planning Commission recommended that the City Council certify the Phase II FEIR and
approve the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment
with specified conditions, the Phase II Master Plan, the Tentative Tract Map, and the
proposed conditional street vacation of 21st Street, between Santa Monica Boulevard
and Broadway, with conditions; and
WHEREAS, on March 22, 2022, the City Council held a duly noticed public
hearing on the Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment,
the repeal of the HASP, the Third Amendment, the Phase II Master Plan, and the
proposed street vacation of 21st Street, between Santa Monica Boulevard and
Broadway, with conditions, and certified the FEIR and adopted a Statement of
Overriding Considerations and Mitigation and Monitoring Plan; adopted the 2022 LUCE
Amendment and repealed the HASP; approved the Third Amendment; and approved
the initiation of proceedings for the street vacation of 21st Street, between Santa Monica
Boulevard and Broadway, with conditions; approved the Phase II Master Plan; and
approved the Tentative Tract Map; and
WHEREAS, the proposed amendments to the LUCE and repeal of the HASP
should only be effective concurrently with the “Third Amendment Effective Date,” as
such term is defined in the Third Amendment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES RESOLVE AS FOLLOWS:
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SECTION 1. The above recitals are true and correct, and incorporated herein by
this reference.
SECTION 2. The City Council does hereby approve the proposed amendments
to the 2010 LUCE, as set forth in Exhibit A, which is attached hereto and incorporated
herein by this reference; provided that such amendments will only become effective
concurrently with the Third Amendment Effective Date.
SECTION 3. The City Council does hereby recommend repeal of the HASP in
order to be consistent with the amendments to the 2010 LUCE, as proposed herein;
provided that such appeal will only become effective concurrently with the Third
Amendment Effective Date.
SECTION 4. 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:
_________________________
JOSEPH LAWRENCE
Interim City Attorney
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EXHIBIT A
PROPOSED AMENDMENTS TO THE LUCE
[BEHIND THIS PAGE]
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City Council Meeting: March 22, 2022 Santa Monica, California
RESOLUTION NUMBER ______ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA CERTIFYING THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE PROVIDENCE SAINT JOHN’S HEALTH CENTER
PHASE II MASTER PLAN PROJECT
WHEREAS, the California Environmental Quality Act, California Public
Resources Code Section 21000 et seq.(“CEQA”) requires that cities consider the
environmental consequences of their actions before approving a “project”; and
WHEREAS, the Santa Monica City Council approved a Development Agreement
(DA) for the Providence Saint John’s Saint John’s Health Center (PSJHC) effective in
July 1998; and
WHEREAS, the DA provides for two phases of development consisting of Phase
I and Phase II.
WHEREAS, Phase I, which was completed in 2014, involved the serial
demolition and reconstruction of PSJHC core hospital facilities on the North Campus in
a smaller configuration than previously existed.
WHEREAS, the DA requires that a Phase II Master Plan be approved by the City
Council prior to the approval of the Development Review Permits for the proposed
Phase II Project buildings.
WHEREAS, the Phase II Master Plan is a comprehensive master plan that
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governs the Phase II portion of the PSJHC Campus, including with respect to
development, uses, circulation, parking, open space, and timing for implementation of
the Phase II Master Plan.
WHEREAS, the DA’s provisions for Phase II established vested rights for up to
799,000 square feet of development on the North and South Campuses that include
various hospital and health care uses, health and wellness uses, education and
conference facilities, visitor housing, replacement multifamily housing units, and
parking.
WHEREAS, a Notice of Preparation (“NOP”) of an Environmental Impact Report
(“EIR”) for the Providence Saint John’s Health Center Phase II Project Master Plan
(“Project”) was published and circulated on April 10, 2017; and
WHEREAS, a Notice of Completion/Notice of Availability of a Draft
Environmental Impact Report (“Draft EIR”) was published on July 30, 2019 in
compliance with CEQA and the CEQA Guidelines, Title 14, Division 6, Chapter 3 of the
California Code of Regulations; and
WHEREAS, pursuant to CEQA Guidelines Section 15105, the Draft EIR was
circulated for a 45-day period, which ended on September 13, 2019; and
WHEREAS, the Draft EIR analyzed the potential environmental impacts that
could result from the proposed Project and five alternatives; and
WHEREAS, the Final Environmental Impact Report (“Final EIR”) that includes
responses to written comments on the Draft EIR was published in January 2022; and
WHEREAS, the Final EIR analyzes the environmental effects of the Providence
Saint John’s Health Center Phase II Project Master Plan, consisting of ten (10) Phase II
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Project buildings with related infrastructure improvements and open space on the North
and South Campuses, amendments to the HASP, Development Agreement
amendments that include modifications to Mullin Plaza and on-site circulation, a vesting
tentative subdivision map, a street vacation of the northern portion of 21st Street, a Child
Care Implementation Plan for Phase II, and an amended Santa Monica Community
Access Plan for Phase II.
WHEREAS, the Final EIR also analyzes the environmental effects of five
alternatives: Alternative 1 – No Project/No Build, Alternative 2 – Tier 1 Only, Alternative
3 – Reduced Healthcare Uses with Tier 2 Housing on South Campus, Alternative 4 –
Reduced Master Plan, and Alternative 5 – Partial Master Plan.
WHEREAS, on January 26, 2022, the Planning Commission received public
testimony and written submittals, reviewed and considered the City staff report and the
Final EIR, and engaged in a deliberative process; and
WHEREAS, after considering all such oral and written testimony at the public
hearing on January 26, 2022, the Planning Commission recommended that the City
Council approve the project and certify the Final EIR; and
WHEREAS, on March 22, 2022 the City Council, received public testimony and
written submittals, including the Final EIR, and engaged in a deliberative process; and
WHEREAS, after considering all such oral and written testimony in its decision-
making process, the City Council desires to consider approval of the project; and
WHEREAS, the City Council as lead agency has reviewed and considered the
contents of the Final EIR in its decision-making process, and independently determined
that the Final EIR has been prepared in accordance with the California Environmental
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Quality Act (“CEQA”) (Public Resources Code sections 21000 et seq.) and CEQA
guidelines.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
SECTION 1. The City Council hereby certifies that:
1. The Final EIR for the Providence Saint John’s Health Center Phase II
Project Master Plan (“Project”) was completed in full compliance with State law and the
CEQA Guidelines, there was adequate public review of the Draft EIR, and the Final EIR
adequately analyzes all potentially significant environmental issues; and
2. The Final EIR was presented to the City Council, and the City Council has
reviewed and considered the information contained in the Final EIR, including all
comments on the Draft EIR and responses to comments, in its decision-making process
prior to acting on the Project; and
3. The Final EIR reflects the independent judgement and analysis of the City.
SECTION 2. Consistent with CEQA Guidelines Section 15128, Section 4 of the
Final EIR and the Initial Study (Appendix A of the Final EIR) determined that the following
environmental impacts were not considered potentially significant and were not analyzed
in detail in the Final EIR: agricultural and forest resources, biological resources, mineral
resources, utilities (electric power, natural gas, and telecommunications), and wildfire.
SECTION 3. Consistent with CEQA Guidelines Section 15091 and 15092, and as
analyzed in the Final EIR, the City Council finds that the following Project impacts would
be less than significant without mitigation: aesthetics, operational air emissions
(specifically those issues related to potential conflicts with applicable air quality plans as
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well as carbon monoxide hotspots and odors), energy consumption, geologic and seismic
related risks, construction and operational greenhouse gas emissions, hazards related to
emergency access, hydrology/water quality, land use/planning, construction-related and
operational noise levels, population and housing, public services, tribal resources, utilities
and service systems (specifically water supply, wastewater treatment, and solid waste),
and transportation issues related to potential conflicts with plans, policies, or regulations as
well as geometric design hazards and emergency access.
SECTION 4. Consistent with CEQA Guidelines Sections 15091 and 15092, and as
analyzed in the Final EIR, the City Council finds that the following Project impacts could be
reduced to a less than significant level with the implementation of mitigation measures
established in Section 11 of the Final EIR: disturbance of archaeological resources and
human remains, disturbance of paleontological resources, potential release of hazards
due to on-site contamination, and utilities and service systems (specifically sewer
capacity).
SECTION 5. Consistent with CEQA Guidelines Sections 15091 and 15092, and as
analyzed in the Final EIR, the City Council finds that the following Project impacts cannot
feasibly be avoided or mitigated to below a level of significance: construction-related and
operational criteria air pollutant emissions, historic cultural resources, ground-borne
vibration during construction, neighborhood effects due to traffic, and transportation
(specifically traffic impacts on intersection level of service and street segments).
SECTION 6. The Final EIR found that the Alternative 5 is the environmentally
superior alternative. Alternative 5 would include less development than the Project, such
that the level of most of the impacts would be less under Alternative 5. In addition,
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Alternative 5 would avoid the significant unavoidable historical resources impacts to the
Saint John’s Cancer Institute building (formerly the John Wayne Cancer Institute) that
would occur under the proposed Project and other alternatives studied, and would result in
significant unavoidable operational level of service impacts to fewer intersections and
street segments than these other alternatives. Therefore, Alternative 5 (Partial Master
Plan) is identified as the environmentally superior alternative. However, Alternative 5
would not meet all the Project objectives. In particular, Alternative 5 would not: (1) provide
the range and/or extent of medical services to be provided under the Project due to its
reduced amount of floor area (Objective 1); (2) accommodate all the Phase II development
vested by the DA or provide 35 percent of the Project Site as open space (Objective 3); (3)
provide a comprehensive circulation plan on the entirety of the Phase II Development
Sites (Objective 4); or (4) reduce VMT to the same extent of the Project due to lower-
density development than the Project in close proximity to transit (Objective 5). It would
also not be as effective as the Project in meeting the balance of the Project objectives.
Further, while Alternative 5 would result in direct reductions in impacts to the environment,
it would have greater impacts than the Project in terms of a lack of support for applicable
City goals and policies that are intended to support the continued operation of PSJHC,
accommodate future growth, and promote sustainable development patterns to reduce
VMT. The Project, as proposed, would better achieve these City goals and policies, and
would provide a higher level of community benefits.
SECTION 7. The preceding findings, although based primarily on conclusions in
the Final EIR, have not attempted to describe the full analysis of each environmental
impact contained in the Final EIR. Instead, the findings incorporate by reference the
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discussions and analyses in the Final EIR and supporting reference documents supporting
the Final EIR’s determinations regarding the nature and severity of the impacts of the
Project and mitigation measures designed to address those impacts. In making these
findings, the City Council ratifies, adopts, and incorporates into these findings the analysis
and explanation in the Final EIR and ratifies, adopts, and incorporates in these findings the
determinations and conclusions of the Final EIR.
SECTION 8. Consistent with Public Resources Code Section 21081.6, the
documents which constitute the record of proceedings for approving this Project are
located in the Community Development Department, 1685 Main Street, Santa Monica,
California. The custodian of these documents is Rachel Kwok, Environmental Planner.
SECTION 9. The City Clerk shall certify the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
________________________
JOSEPH LAWRENCE
Interim City Attorney
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City Council Meeting: March 22, 2022 Santa Monica, California
RESOLUTION NUMBER (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA MAKING FINDINGS
NECESSARY TO ADOPT A STATEMENT OF OVERRIDING CONSIDERATIONS
AND THE MITIGATION MONITORING AND REPORTING PROGRAM FOR THE PROVIDENCE SAINT JOHNS HEALTH CENTER PHASE II MASTER PLAN PROJECT EIR
WHEREAS, a Draft Environmental Impact Report was published on July 30, 2019
for a period of 45 days, and a Final Environmental Impact Report (Final EIR) was
published on January 19, 2022 which analyzes the environmental effects of the
Providence Saint John’s Health Center Phase II Master Plan Project; and
WHEREAS, the Santa Monica City Council, as Lead City Agency, reviewed the
Final EIR and considered the information contained in the Final EIR, including all
comments on the Draft EIR and responses to comments; and
WHEREAS, on March 22, 2022, the City Council certified that the Final
Environmental Impact Report was prepared in full compliance with State law and the
CEQA Guidelines.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES HEREBY RESOLVE AS FOLLOWS:
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SECTION 1. Consistent with Section 15128 of the State CEQA Guidelines, Chapter
6 of the Final EIR determined that the following environmental impacts were not
considered potentially significant and were not analyzed in detail in the Final EIR:
Agricultural and Forest Resources, Biological Resources, Mineral Resources, Utilities
(electric power, natural gas, and communications), and Wildfire.
SECTION 2. Consistent with Section 15091 and 15092 of the State CEQA
Guidelines, and as analyzed in the Final EIR, the City Council finds that impacts would be
less than significant without mitigation for aesthetics, operational air emissions (specifically
those issues related to potential conflicts with applicable air quality plans as well as carbon
monoxide hotspots and odors), energy consumption, geologic and seismic related risks,
construction and operational greenhouse gas emissions, hazards on schools and those
related to emergency access, hydrology/water quality, land use/planning, construction-
related and operational noise levels, population and housing, public services, tribal
resources, utilities and service systems (specifically water supply, wastewater treatment,
and solid waste), and transportation issues related to potential conflicts with plans,
policies, or regulations as well as geometric design hazards and emergency access.
SECTION 3. Consistent with Sections 15091 and 15092 of the State of California
CEQA Guidelines and as analyzed in the Final EIR, the City Council finds that most
impacts resulting from the project can be reduced to a less than significant level. More
specifically, significant environmental effects as identified below can feasibly be avoided
and have been eliminated or substantially lessened to less than significant.
(a) The Final EIR determined that without mitigation, the project could result in
significant adverse impacts to archaeological resources. Consistent with Section 15091
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and 15092 of the State CEQA Guidelines and as detailed in the Final EIR, the City Council
finds that the following applicable mitigation measures have been required for the project
that will reduce the project’s cultural archaeological resources impacts to below levels of
significance:
MM-ARCH-1: Prior to the issuance of a demolition permit for the S1, S2, S3, S4
and S5 sites, the Applicant shall retain an archaeologist who meets the Secretary of
the Interior’s Professional Qualifications Standards (Qualified Archaeologist) and a
Native American monitor from a tribe that is culturally and geographically affiliated
with the Project site (according to the Native American Heritage Commission
contact list for this project) to provide construction monitoring services for the
Project. The Qualified Archaeologist, or an archaeological monitor working under
their direct supervision, and the Native American monitor shall monitor all ground
disturbance, such as clearing/grubbing, grading, trenching, or any other
construction excavation activity, associated with Sites S1, S2, S3, S4, and S5 to a
maximum depth of 6 feet (depth at which archaeological sensitivity decreases). The
archaeological monitor shall be familiar with the types of resources (prehistoric and
historic) that could be encountered. The frequency of archaeological and Native
American monitoring shall be determined by the Qualified Archaeologist and shall
be based on the rate of excavation and grading activities, the materials being
excavated (younger sediments vs. older sediments), and the depth of excavation,
and if found, the abundance and type of archaeological resources encountered.
Full-time archaeological and Native American monitoring may be reduced to part-
time inspections, or ceased entirely, at any depth above 6 feet if determined
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adequate by the Qualified Archaeologist. Prior to commencement of excavation
activities, an Archaeological Sensitivity Training shall be given for construction
personnel. The training session shall be carried out by the Qualified Archaeologist
and Native American monitor, and will focus on how to identify archaeological
resources that may be encountered during earthmoving activities and the
procedures to be followed in such an event.
MM-ARCH-2: In the event that historic (e.g., bottles, foundations, refuse
dumps/privies, etc.) or prehistoric (e.g., hearths, burials, stone tools, shell and
faunal bone remains, etc.) archaeological resources are unearthed, ground-
disturbing activities shall be halted or diverted away from the vicinity of the find so
that the find can be evaluated. An appropriate buffer area shall be established by
THE Qualified Archaeologist around the find where construction activities shall not
be allowed to continue. Work shall be allowed to continue outside of the buffer
area. All archaeological resources unearthed by Project construction activities shall
be evaluated by the Qualified Archaeologist. If the resources are prehistoric or
Native American in origin, the Applicant shall coordinate with the City, Qualified
Archaeologist, and Native American representatives regarding the treatment and
curation of any prehistoric archaeological resources. Additionally, if a discovery is
outside of Sites S1, S2, S3, S4, or S5, the Qualified Archaeologist shall determine
the level of archaeological monitoring that is warranted during future ground
disturbance in other portions of the Project Site. If a resource is determined by the
Qualified Archaeologist to constitute a “historical resource” pursuant to CEQA
Guidelines Section 15064.5(a) or a “unique archaeological resource” pursuant to
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PRC Section 21083.2(g), the Qualified Archaeologist shall coordinate with the
Applicant and the City (and Native American representatives for prehistoric
resources) to develop a formal treatment plan that would serve to reduce impacts to
the resource. The treatment plan established for the resource shall be in
accordance with CEQA Guidelines Section 15064.5(f) for historical resources and
PRC Sections 21083.2(b) for unique archaeological resources. Preservation in
place (i.e., avoidance) is the preferred manner of treatment. If preservation in place
is not feasible, treatment may include implementation of archaeological data
recovery excavations to remove the resource along with subsequent laboratory
processing and analysis. Any archaeological material collected shall be curated at a
repository that meets the standards outlined in 36 Code of Federal Regulations
(CFR) 79.9., if such an institution agrees to accept the material. If no institution
accepts the archaeological material, they shall be donated to a local school or
historical society in the area for educational purposes, or to an affiliated tribe for
prehistoric materials, to be determined by the Qualified Archaeologist in
consultation with the City, and with Native American representatives for materials
that are prehistoric in nature. Disposition of human remains and associated
funerary objects shall be determined through consultation with the Most Likely
Descendant (MLD) and landowner (see MM-ARCH-4).
MM-ARCH-3: Prior to issuance of Certificate of Occupancy for the Phase II
buildings on Sites S1, S2, S3, S4, and S5, as applicable, the Qualified
Archaeologist shall prepare a final report and appropriate California Department of
Parks and Recreation Site Forms at the conclusion of archaeological monitoring.
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The report shall include a description of resources unearthed, if any, treatment of
the resources, results of the artifact processing, analysis, and research, and
evaluation of the resources with respect to the California Register of Historical
Resources and CEQA. The report and the Site Forms shall be submitted by the
Project applicant to the City, the South Central Coastal Information Center, and
representatives of other appropriate or concerned agencies to signify the
satisfactory completion of the development and required mitigation measures.
MM-ARCH-4: If human remains are encountered unexpectedly during
implementation of the Project, State Health and Safety Code Section 7050.5
requires that no further disturbance shall occur at the affected
excavation/construction site until the County Coroner has made the necessary
findings as to origin and disposition pursuant to PRC Section 5097.98. If the
remains are determined to be of Native American descent, the coroner has 24
hours to notify the NAHC. The NAHC shall then identify the person(s) thought to be
the Most Likely Descendent (MLD). The MLD may, with the permission of the
landowner, or his or her authorized representative, inspect the site of the discovery
of the Native American remains and may recommend to the owner or the person
responsible for the excavation work means for treating or disposing, with
appropriate dignity, the human remains and any associated grave goods. The MLD
shall complete their inspection and make their recommendation within 48 hours of
being granted access by the land owner to inspect the discovery. The
recommendation may include the scientific removal and nondestructive analysis of
human remains and items associated with Native American burials. Upon the
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discovery of the Native American remains, the landowner shall ensure that the
immediate vicinity, according to generally accepted cultural or archaeological
standards or practices, where the Native American human remains are located, is
not damaged or disturbed by further development activity until the landowner has
discussed and conferred, as prescribed in this mitigation measure, with the MLD
regarding their recommendations, if applicable, taking into account the possibility of
multiple human remains. The landowner shall discuss and confer with the
descendants all reasonable options regarding the descendants' preferences for
treatment.
Whenever the NAHC is unable to identify a MLD, or the MLD identified fails to
make a recommendation, or the landowner or his or her authorized representative
rejects the recommendation of the descendants and the mediation provided for in
Subdivision (k) of Section 5097.94, if invoked, fails to provide measures acceptable
to the landowner, the landowner or his or her authorized representative shall inter
the human remains and items associated with Native American human remains
with appropriate dignity on the property in a location not subject to further and future
subsurface disturbance.
(b) The Final EIR determined that without mitigation the project could result in
significant adverse impacts related to paleontological resources. Consistent with Section
15091 and 15092 of the State of California CEQA Guidelines and as detailed in the Final
EIR, the City Council finds that the following mitigation measures have been required for
the project that will reduce the project’s impacts related to paleontological resources to
below levels of significance:
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MM-GEO-1: Prior to start of any ground-disturbing activities (i.e., demolition,
pavement removal, pot-holing or auguring, boring, drilling, grubbing, vegetation
removal, brush clearance, weed abatement, grading, excavation, trenching, or any
other activity that has potential to disturb soil) for each construction site, the
Applicant shall retain a Qualified Paleontologist meeting the Society of Vertebrate
Paleontology standards (SVP, 2010). The Qualified Paleontologist shall conduct
construction worker paleontological resources sensitivity training for appropriate
construction personnel. The training session shall focus on the recognition of the
types of paleontological resources that could be encountered within the Project
area and the procedures to be followed if they are found. The Applicant shall
ensure that construction personnel are made available for and attend the training
and retain documentation demonstrating attendance.
MM-GEO-2: Full-time paleontological resources monitoring shall be performed by a
qualified paleontological monitor under the direction of the Qualified Paleontologist
(SVP, 2010) for ground disturbance in undisturbed soils below a depth of 6 feet.
Full-time monitoring may be reduced to part-time inspections, or ceased entirely, if
determined adequate by the Qualified Paleontologist. Monitors shall have the
authority to temporarily halt or divert work away from exposed fossils, in a radius of
at least 50 feet, in order to recover the fossil specimens. Any significant fossils
collected during Project-related excavations shall be prepared to the point of
identification and curated into an accredited repository with retrievable storage.
Monitors shall prepare daily logs detailing the types of activities and soils observed,
and any discoveries. The Qualified Paleontologist shall prepare a final monitoring
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and mitigation report to be submitted to the City.
MM-GEO-3: If construction or other Project personnel discover any potential fossils
during construction, regardless of the depth of work or location, work at the
discovery location shall cease in a 50-foot radius of the discovery until the Qualified
Paleontologist has assessed the discovery and made recommendations as to the
appropriate treatment. If the find is deemed significant, it shall be salvaged following
the standards of the SVP (2010) and curated with a certified repository.
(c) The Final EIR determined that without mitigation the project could result in
significant adverse impacts related to hazards/hazardous materials. Consistent with
Section 15091 and 15092 of the State of California CEQA Guidelines and as detailed in
the Final EIR, the City Council finds that the following applicable mitigation measures have
been required for the project that will reduce the project’s impacts related to
hazards/hazardous materials to below levels of significance:
MM HAZ-1: Additional Assessment/Remediation – Site S3 and Site 2D/E.
Prior to the issuance of a grading permit for each site - of Site S3 and Site 2D/E,
additional assessment in the form of soil and soil vapor sampling shall be
conducted to determine whether there is any soil or groundwater contamination
associated with the former service station uses at these sites, once the existing
on-site buildings/structures are demolished. If the additional assessment reveals
concentrations of volatile organic compounds (VOCs) and/or other hazardous
substances above applicable California Human Health Screening Levels
(CHHSL), soil remediation and health and safety measures required by the
applicable regulatory agencies [e.g., California Department of Toxic Substances
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(DTSC), Los Angeles Regional Water Quality Control Board (LARWQCB), etc.]
shall be implemented by the Project Applicant during construction, which will be
included in a Soils Management Plan and a Health and Safety Plan, as
applicable (refer to Mitigation Measures HAZ-2 and HAZ-3).
The additional assessment shall also include a survey to determine the presence
of any underground storage tanks (UST) associated with the former on-site gas
stations. If a UST is discovered, the Applicant shall notify the SMFD prior to tank
removal and prepare a work plan for UST removal. The work plan shall be
approved by the SMFD and shall identify methods/procedures to remove or
neutralize any flammable materials and vapors in the UST prior to transport, and
establish to the satisfaction of the SMFD that no release of hazardous materials
has occurred or that the release of hazardous materials is otherwise addressed
in the SMP. The UST shall be properly disposed of by a licensed contractor in
accordance with applicable regulations.
MM HAZ-2: Soil Management Plan (SMP): Should the assessments required
under MM HAZ-1 above for Site S3 and Site 2D/2E reveal chemicals of concern
above applicable CHHLs and for excavation activities associated with Site 2C
and Site 2D/E, the Project Applicant shall retain a qualified environmental
consultant to prepare a SMP, which will be submitted to DTSC, RWQCB, and/or
City of Santa Monica Fire Department for review and approval prior to the
commencement of excavation and grading activities. The recommendations of
the applicable oversight agency shall be incorporated in the SMP. The SMP shall
be implemented during excavation and grading activities on the identified Site to
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ensure that any contaminated soils are properly identified, excavated, and
disposed of off-site, as follows:
The SMP shall be prepared and executed in accordance with South Coast Air
Quality Management District (SCAQMD) Rule 1166, Volatile Organic Compound
Emissions from Decontamination of Soil. The SMP shall require the timely testing
and sampling of soils so that contaminated soils can be separated from inert soils
for proper disposal. The SMP shall specify the testing parameters and sampling
frequency. During excavation, Rule 1166 requires that soils identified as
contaminated shall be sprayed with water or another approved vapor
suppressant, or covered with sheeting during periods of inactivity of greater than
an hour, to prevent contaminated soils from becoming airborne. Under Rule
1166, contaminated soils shall be transported from the Project Site by a licensed
transporter and disposed of at a licensed storage/treatment facility to prevent
contaminated soils from becoming airborne or otherwise released into the
environment.
During the excavation phase, the Applicant shall remove and properly dispose of
contaminated materials in accordance with the provisions of the SMP. If soil is
stockpiled prior to disposal, it will be managed in accordance with the Project's
Storm Water Pollution Prevention Plan, prior to its transfer for treatment and/or
disposal. All impacted soils would be properly treated and disposed of in
accordance with SCAQMD Rule 1166, Volatile Organic Compound Emissions
from Decontamination of Soil, as well as applicable requirements of DTSC and
LARWQCB.
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A qualified environmental consultant shall be present on the Site during grading
and excavation activities in the known or suspected locations of contaminated
soils or the UST, and shall be on call at other times as necessary, to monitor
compliance with the SMP and to actively monitor the soils and excavations for
evidence of contamination.
MM HAZ-3: Health and Safety Plan (HASP): Should the assessments required
under MM HAZ-1 above reveal chemicals of concern above applicable clean-up
goals, the Applicant shall commission a HASP to be prepared in compliance with
Occupational Safety and Health Administration (OSHA) Safety and Health
Standards (29 Code of Federal Regulations 1910.120) and Cal-OSHA
requirements (CCR Title 8, General Industry Safety Orders and California Labor
Code, Division 5, Part 1, Sections 6300-6719) and submitted for review by the
Department of Building and Safety. The HASP would address, as appropriate,
safety requirements that would serve to avoid significant impacts or risks to
workers or the public in the event that elevated levels of subsurface gases are
encountered during grading and excavation. The HASP would also address
potential vapor encroachment from the soil contamination into the subterranean
levels of the building. As necessary, gas monitoring devices would be in place to
alert workers in the event elevated gas or other vapor concentrations occur when
basement slab demolition or soil excavation is being performed. Contingency
procedures would be in place in the event elevated gas concentrations are
detected, such as the mandatory use of personal protective equipment,
evacuation of the area, and/or increasing ventilation within the immediate work
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area. Workers would be trained to identify exposure symptoms and implement
alarm response. Construction fencing would be installed around development
areas to restrict public access from surrounding properties and other phases of
the Project Site, further reduce the potential for contaminated soils to become
airborne, and provide additional distance between the public and excavation
activities to allow for gas and vapor dilution. Vapor suppression measures also
would be identified consistent with the SMP, as necessary, to avoid health
hazards to adjacent properties. The HASP would have emergency contact
numbers, maps to the nearest hospital, gas monitoring action levels, gas
response actions, allowable worker exposure times, and mandatory personal
protective equipment requirements. The HASP would be signed by all workers
involved in the demolition and excavation of on-site soils to demonstrate their
understanding of the risks of excavation.
MM-HAZ-4 Asbestos Containing Materials: Pursuant to SCAQMD
requirements, testing for presence of ACM shall be conducted in the CFDC,
JWCI, and SJF Buildings prior to demolition of these structures. Any ACM found
in these buildings, and the previously confirmed ACM in the vacant on-site
apartments and associated parking structure, shall be removed by a licensed and
certified asbestos abatement contractor prior to demolition of these buildings
pursuant to SCAQMD Rule 1403 and Cal-OSHA Asbestos Regulations.
MM-HAZ-5 Lead Based Paints: Testing for the presence of LBP shall be
conducted in the CFDC, JWCI, and SJF Buildings prior to demolition of these
structures. Any LBP found in these buildings, and the previously confirmed LBP
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in the vacant on-site apartments and associated parking structure, shall be
removed by lead-certified personnel following the Cal-OSHA lead standards
contained in CCR Title 8, Section 1532.1 and lead-safe work practices prior to
demolition of these buildings. An environmental contractor with California
Department of Public Health certified workers shall be retained to carry out the
work in compliance with the regulations that govern LBP.
(d) The Final EIR determined that without mitigation the project could result in
significant adverse impacts with respect to utilities - wastewater. Consistent with Section
15091 and 15092 of the State of California CEQA Guidelines and as detailed in the Final
EIR, the City Council finds that the following mitigation measure is required for the project
that will reduce the project’s wastewater impacts to below levels of significance:
MM-WW-1: Without limiting the generality of the foregoing, within 30 days of filing a
Planning Application for any Phase II development, Saint John’s shall meet and
confer with the City Engineer to discuss the timing and content for preparation of an
updated sewer study to be reviewed and approved by the City Engineer, unless
determined in the City Engineer’s sole and absolute professional judgment to be
unnecessary. Such study would determine if future flows associated with the Phase
II development proposed in the Planning Application (during dry and wet weather
conditions) would cause the City’s 12-inch and 21-inch sewer lines on Broadway
and any other downstream sewer lines to exceed the hydraulic planning criteria on
page 47 in the City’s 2017 Sanitary Sewer System Master Plan or its successor
thereto. The primary criteria used to establish adequately-size sewer capacity is if
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the Peak Wet Weather Flow depth to diameter ratio is less than 0.75 and the
minimum velocity is 2 ft/s.
If the sewer study (as approved by the City) determines that there will be
exceedances of the hydraulic planning criteria due to the Phase II development
proposed in the Planning Application, Saint John’s shall perform sewer upgrades
prior to issuance of a certificate of occupancy for such Phase II Building(s), to the
satisfaction of the City Engineer, including, without limitation:
a) Installing a new adequately-sized sewer line(s) along Broadway and 20th
Street to convey sewer flows generated from the applicable Phase II
Development Site; or
b) Upsizing the existing 12-inch sewer on Broadway to 18-inch from 21st Street
to 20th Street and re-activating and placing in service the existing 12-inch
VCP line (currently abandoned) along 20th Street from Broadway to
Colorado Avenue to diver sewer flows from the Broadway 21-inch VCP
sewer line to the Colorado 21-inch sewer line. The currently abandoned 12-
inch VCP line, may need to be replaced pending future engineering design
and offsite plans by Saint John’s.
Saint John’s may recommend the most cost-efficient City-approved sewer upgrade
alternative that addresses the downstream deficiencies. All reports and plans shall
also be approved by the Water Resources Engineer prior to issuance of building
permit for the applicable Phase II Building. Any required upgrades shall be
completed prior to Certificate of Occupancy for the applicable Phase II
Development.
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SECTION 4. Consistent with Section 15091, 15092, and 15093 of the State of
California CEQA Guidelines, the City Council finds that significant adverse environmental
effects in the areas of (1) construction-related and operational criteria air pollutant
emissions, (2) historic cultural resources, (3) ground-borne vibration during construction,
(4) neighborhood effects due to traffic, and (5) transportation (specifically traffic impacts on
intersection level of service and street segments) cannot feasibly be avoided or mitigated
to below a level of significance. Nevertheless, these impacts are found to be acceptable
due to overriding considerations as discussed in Section 6.
(1) The Final EIR determined that without mitigation, combined operational and
construction emissions of the Project would exceed the South Coast Air Quality
Management’s District operational emissions threshold for NOx. Consistent with Section
15091 and 15092 of the State of California CEQA Guidelines and as detailed in the Final
EIR, the City Council finds that the implementation of the following mitigation measure
would address impacts, but would not reduce impacts to less than significant levels.
Therefore, impacts on air quality would remain significant and unavoidable.
MM AIR-1: Construction equipment operating at each Phase II
development site shall be subject to the following requirements, which will be
included in applicable bid documents and successful contractor(s) must
demonstrate the ability to supply such equipment:
• The Project shall require all off-road diesel equipment greater than 50
horsepower (hp) to meet USEPA Tier 4 Final off-road emission standards
(or equivalent) to reduce diesel particulate matter and NOX emissions during
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construction activities. If equipment cleaner than Tier 4 is widely and
commercially available at the time of building permit issuance, the Project
applicant shall require the use of such equipment for construction.
• Dumpers/tenders, forklifts, pumps, sweeper/scrubbers and plate
compactors shall be powered by non-diesel fuels, such as gasoline,
compressed natural gas or electricity.
(2) The Final EIR determined that the Providence Saint John’s Cancer Institute
(formerly the John Wayne Cancer Institute Building) and Lt. Joseph P. Kennedy Jr.
Memorial Child & Family Development Center (CFDC), are considered historical resources
pursuant to CEQA. Consistent with Section 15091 and 15092 of the State of California
CEQA Guidelines and as detailed in the Final EIR, the City Council finds that the
implementation of the following mitigation measures would address impacts, but would not
reduce impacts to less than significant levels. Therefore, impacts on historic resources
would remain significant and unavoidable.
MM HIST-1: Recordation of the JWCI and CFDC. Prior to any demolition or
ground disturbing activity on the 2I and S4 properties, the Applicant shall retain a
Qualified Preservation Professional (defined as an architectural historian, historic
architect, or historic preservation professional who satisfies the Secretary of the
Interior’s Professional Qualification Standards for History, Architectural History, or
Architecture, pursuant to 36 CFR 61) to prepare a Historic American Buildings
Survey (HABS) Short Format Report I. The HABS shall record the history of each
property (the JWCI and CFDC), as well as important events or other significant
contributions to the patterns and trends of history with which each property is
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associated, as appropriate. Each property’s physical condition, both historic and
current, shall be documented through site plans; historic maps and photographs;
available original and/or current as-built drawings; large format photographs; and
written data and text. Each building’s exteriors, representative interior spaces,
character-defining features, as well as its setting and contextual views, shall be
documented. Field photographs and notes shall also be included. All
documentation components shall be completed in accordance with the Secretary of
the Interior’s Standards and Guidelines for Architectural and Engineering
Documentation (HABS standards) to the satisfaction of the City of Santa Monica’s
Historic Preservation Officer and the HABS administrator for the Library of
Congress HABS collection. An electronic copy (pdf) of the HABS documentation
shall be submitted to the City for review. Once approved, an electronic copy (pdf)
shall be transmitted to the Library of Congress HABS administrator for review.
Upon approval, the original archival HABS documentation shall be submitted to the
Library of Congress for inclusion in the HABS collection, and archival copies shall
be sent to the Santa Monica Public Library. The Applicant may complete the HABS
documentation for both the JWCI and CFDC together or separately so long as the
documentation for the CFDC is completed prior to demolition or ground disturbing
activity on the 2I Site and the documentation for the JWCI is completed prior to any
demolition or ground disturbing activity on the S4 Site.
MM HIST-2: Interpretive Exhibit(s). The Applicant shall retain a Qualified
Preservation Professional (defined as an architectural historian, historic architect, or
historic preservation professional who satisfies the Secretary of the Interior’s
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Professional Qualification Standards for History, Architectural History, or
Architecture, pursuant to 36 CFR 61) to develop and implement a permanent
publicly accessible interpretive exhibit(s) (Exhibit), in consultation with the
Applicant, that captures and incorporates the important history, associations, and
significance of the JWCI and CFDC, (as applicable), within the larger context of
medical history, so that the significance of these resources is preserved and
retained for the education and benefit of current and future generations. The
Exhibit’s requirements shall be outlined in a technical memorandum, including the
requirements for maintenance and operation of the Exhibit’s elements. The
interpretive Exhibit shall be aimed at actively illustrating the following:
• The growth and development of the JWCI and/or CFDC within the larger
context of local, state and national medical history.
• The Exhibit should also document the construction history and architectural
significance pertaining to the respected architects, Weldon J. Fulton (JWCI) and
John Maloney (CFDC), for each property.
• The historical associations and significance of Dr. Evis Coda (CFDC).
The Exhibit shall include each of the following:
• A permanent on-site exhibit, maintained by the Applicant to be installed at an
on-site location or locations within the Project selected by the Applicant with the
approval of the qualified preservation consultant and City of Santa Monica planning
department.
• A professionally conducted oral history program documenting the personal
experiences of JWCI patients, and CFDC families and staff members, respectively,
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which will be utilized within the Exhibit and later archived at the Santa Monica
History Museum.
The Applicant shall commission a Qualified Preservation Professional to prepare a
technical memorandum detailing the Exhibits’ requirements and implementation
schedule and this memorandum shall be reviewed by interested parties, such as
the Santa Monica History Museum and the Santa Monica Conservancy, and shall
be prepared to the satisfaction of the City of Santa Monica. Once work on the 2I
and S4 sites, as applicable, has commenced, the Applicant shall submit biannual
reports prepared by a Qualified Preservation Professional documenting the
progress of the Exhibit’s implementation, and the Applicant shall submit
documentation illustrating full implementation of the Exhibit to the City within 3
years of completion of construction of the 20th Street Medical Building (2I) and
Education & Conference Center and East Ambulatory & Research Building (S4),
respectively.
MM HIST-3: Construction Monitoring. Due to the potential for damage from
excavation and construction activities, as well as vibration, to 2208/2210 Santa
Monica Boulevard, and in association with implementation of Mitigation Measure
MM NOISE-1, the Qualified Preservation Professional shall monitor construction
activities associated with the Project at regular intervals during shoring and
excavation of Site S4 to address any unanticipated damage to 2208/2210 Santa
Monica Boulevard that may require preservation treatment, and minimize potential
damage to historic materials on 2208/2210 Santa Monica Boulevard. The Qualified
Preservation Professional shall document the construction monitoring process in
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digital photography, as well as monitoring logs, and prepare a final monitoring
report to be submitted to the City’s planning department.
(3) The Final EIR determined that without mitigation, project construction could
result in significant adverse impacts related to construction vibration on off-site buildings
sensitive medical uses. Consistent with Section 15091 and 15092 of the State of California
CEQA Guidelines and as detailed in the Final EIR, the City Council finds that the
implementation of the following mitigation measures would address impacts, but would not
reduce impacts to less than significant levels. Therefore, impacts related to construction
vibration would remain significant and unavoidable.
MM NOISE-1: To reduce the potential for construction-related vibration
effects to building structures, prior to the issuance of a building permit for a Site,
PSJHC shall perform an inventory of the structural condition of buildings within 50
feet of Project construction on that Site. Based on the surveyed building’s structure
and condition, an acoustic specialist will determine the appropriate structural
damage potential criteria based on the Caltrans Transportation and Construction
Vibration Guidance Manual (Caltrans 2013), as provided in Table 4.13-3, and for
each piece of construction equipment, establish a standoff distance from the
applicable building. The construction contractor(s) shall restrict the use of
equipment within the minimum applicable standoff distances to not exceed the
building’s applicable structural damage criteria. If construction is required within
these minimum applicable distances, alternative equipment and methods, such as
small bulldozers (less than 300 horsepower), smaller or alternative construction
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equipment, or alternative methods shall be used to reduce potential vibration levels
to less than the building’s applicable structural damage criteria.
MM NOISE-2: To reduce the potential for construction-related vibration
effects to any vibration sensitive medical uses, prior to the issuance of a building
permit for Sites 2C, 2I, 2D/E, S1, S3 and S4, PSJHC shall perform an inventory of
vibration-sensitive medical equipment and rooms/suites in the hospital and in the
following nearby Medical Office Buildings along Santa Monica Boulevard and
Broadway:
• For Site 2C: 2001 Santa Monica Boulevard, 2021 Santa Monica Boulevard,
and 2020 Santa Monica Boulevard.
• For Site 2I: 1919 Santa Monica Boulevard, 2001 Santa Monica Boulevard,
2021 Santa Monica Boulevard, and 2020 Santa Monica Boulevard.
• For Site 2D/E: 2208, 2216, 2232 Santa Monica Boulevard.
• For Sites S1 & S3: 2001 Santa Monica Boulevard, 2021 Santa Monica
Boulevard, 2020 Santa Monica Boulevard, and 2020 Broadway.
• For Sites S4 & S5: 2021 Santa Monica Boulevard, 2020 Santa Monica
Boulevard, and 2208, 2216, 2232 Santa Monica Boulevard.
PSJHC shall notify both the building owner/property manager and the building’s
medical office tenants in writing of PSJHC’s need to inventory the building/tenant
suite for vibration-sensitive medical equipment and rooms/suites with vibration-
sensitive medical operations and to conduct the simulation(s).
For the buildings identified to contain vibration sensitive medical uses and where
determined to be potentially exposed to adverse vibration effects associated with
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construction activities by a qualified acoustical specialist, a construction simulation
survey shall be undertaken on the applicable Project Site replicating representative
construction activities, such as the use of an excavator or the dropping of a heavy
weight. The simulations shall be undertaken in an appropriate number of locations,
as determined by an acoustical specialist to allow evaluation of the proposed
construction activities. Use of the vibration-sensitive equipment will be monitored by
the applicable medical team during this exercise.
The applicable medical team will confer with the construction team, including an
acoustical specialist, after the simulation. If the simulation results indicate that either
(a) construction vibration would exceed manufacturer’s specifications for vibration-
sensitive medical equipment or (b) hospital operating rooms or critical working
areas would exceed the “Weighting factors for satisfactory magnitudes of building
vibration with respect to human response” in ANSI/ASA S2.71-1983 (reaffirmed in
2012), Table A.1, then a detailed mitigation plan shall be prepared unless both the
applicable medical team and the construction team agree that the construction
vibration is not impacting medical equipment/procedures in a particular medical
suite despite the manufacturer’s specifications or weighting factors. If a mitigation
plan is required, the construction team, including an acoustical specialist, shall
prepare such plan relevant to such equipment or operations that is practicable for
both the construction team and the applicable medical team. This will involve a
combination of the judicious selection of construction equipment and techniques to
minimize vibration at source, the sympathetic scheduling of the hours of
construction and medical equipment usage/operations, the use of vibration isolation
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tables for particularly sensitive medical equipment/operations and the possible
temporary relocation of affected medical equipment/operations.
PSJHC shall use good faith efforts to secure the voluntary cooperation of the
building owner/property manager and the building’s medical office tenants in
allowing PSJHC to perform the inventory, schedule the simulation(s), monitor the
vibration-sensitive medical equipment or operations during the simulation(s), and
provide input on practicable measures to include in the mitigation plan.
Mitigation Measure NOISE-1 would provide adequate vibration reductions for
structural damage at on- and off-site buildings, by restricting the distances of heavy
vibration-generating equipment from structures to the minimum distances provided by MM
NOISE-1, or alternative equipment or methods, to not exceed the applicable structural
damage criteria for each building. Thus, potentially significant construction vibration
impacts would be reduced to a less than significant level.
Mitigation Measure NOISE-2 would prevent construction vibration impacts to
sensitive medical equipment at Medical Office Buildings not owned/controlled by PSJHC
and PSJHC medical uses that participate in Mitigation Measure NOISE-2 through location
inventory, simulation testing, equipment relocation, equipment isolation, not conducting
construction during active use of equipment, or alternative construction methods. Thus,
potentially significant construction vibration impacts at participating Medical Office
Buildings not owned/controlled by PSJHC would be reduced to a less than significant
level. However, for any Medical Office Buildings not owned/controlled by PSJHC that do
not participate in Mitigation Measure NOISE-2, Project construction vibration could result
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in impacts to vibration sensitive medical equipment. Therefore, the impact is
conservatively concluded to be significant and unavoidable at these medical office
buildings.
(4) It should be noted that after publication of the Draft EIR, on June 9th, 2020
the City adopted vehicle miles traveled (VMT) as the metric for analyzing the
transportation impacts of projects that are subject to CEQA, to align with the
requirements of Senate Bill (SB 743). VMT measures the cumulative distance of
automobile travel, taking into account the origin and destination of a particular trip.
Typically, development located at a greater distance from other land uses and in areas
without transit generates more VMT than development near other land uses with more
robust transportation options. Since the Project’s Notice of Preparation and Draft EIR
predate the adoption of the VMT thresholds, the Project’s analysis of transportation
effects used the former level of service (LOS) standards. The Final EIR determined that
without mitigation, the project would result in significant and unavoidable at fourteen
study intersections and six segments under Interim Year (2031) and/or Future Year
(2042) conditions. Consistent with Section 15091 and 15092 of the State of California
CEQA Guidelines and as detailed in the Final EIR, the City Council finds that the
implementation of the following mitigation measures would address impacts, but would
not reduce impacts to less than significant levels. Therefore, impacts related to
neighborhood traffic and transportation levels of service would remain significant and
unavoidable:
MM-TR-1: Prior to issuance of a building permit for the S4 building (Phase A4 or
B4), the Project Applicant shall seek approval from the City of Los Angeles to
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reconfigure the existing northbound and southbound approaches of Intersection 70
(Centinela Avenue & Santa Monica Boulevard) to provide one left-turn lane and
one shared through/right-turn lane at each approach (unless such reconfiguration
has already occurred). The reconfiguration would involve the removal of three or
four on-street parking spaces at both the northbound and southbound approaches,
including a commercial loading zone on the northbound approach, and restriping of
the northbound and southbound approaches. The Project Applicant shall not be
required to pursue right of way acquisition. The Project Applicant shall seek
approval from the City of Los Angeles in good faith for at least 90 days and shall
not be required to implement this reconfiguration if the City of Los Angeles does not
provide approval within this time period. If the City of Los Angeles approves
implementation of this mitigation measure, the Project Applicant shall complete to
implementation of this improvement prior to Certificate of Occupancy for the S4
building (Phase A4 or B4).
MM-TR-2: Prior to issuance of a building permit for the 2D/2E building (Phase
A5 or B5), the Project Applicant shall seek approval from the Big Blue Bus and
Metro, to relocate the eastbound Big Blue Bus bus stop from the near side of
Intersection 77 (Bundy Drive and Santa Monica Boulevard) and consolidate it with
the existing Metro bus stop on the far side of the intersection (unless such
reconfiguration has already occurred). The Project Applicant shall seek approval
from Big Blue Bus and Metro in good faith for at least 90 days and shall not be
required to further pursue consolidation of the bus stops if the parties cannot reach
agreement within the 90-day time period. Prior to issuance of a building permit for
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the 2D/2E building (Phase A5 or B5), the Project Applicant shall also seek approval
from the City of Los Angeles to reconfigure the eastbound approach of Intersection
77 (Bundy Drive & Santa Monica Boulevard) to add a separate right turn lane,
resulting in one left-turn lane, two through lanes and one right-turn only lane (unless
such reconfiguration has already occurred). The Project Applicant shall not be
required to pursue right of way acquisition. The Project Applicant shall seek
approval from the City of Los Angeles in good faith for at least 90 days and shall
not be required to implement this reconfiguration if the City of Los Angeles does not
provide approval within this time period. If the City of Los Angeles approves
implementation of this mitigation measure, the Project Applicant shall complete this
implementation measure prior to Certificate of Occupancy for the 2D/2E building
(Phase A5 or B5).
MM-TR-3: Prior to issuance of a building permit for the earlier of the S1 or S3
buildings in Phase B2 or the 2I building in Phase A2, if the Martin Expo Town
Center Project has not restriped (or is not committed to restripe) the northbound
approach at Intersection 79 (Bundy Drive & Olympic Boulevard) to provide dual left-
turn lanes (or if this intersection has not otherwise been restriped), the Project
Applicant shall seek approval from the City of Los Angeles to undertake this
restriping. The Project Applicant shall seek approval from the City of Los Angeles in
good faith for at least 90 days and shall not be required to implement this
reconfiguration if the City of Los Angeles does not provide approval within this time
period. If the City of Los Angeles approves implementation of this mitigation
measure, the Project Applicant shall complete this implementation measure prior to
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Certificate of Occupancy for the earlier of the S1 or S3 buildings in Phase B2 or the
2I building in Phase A2.
MM-TR-4: Prior to issuance of a building permit for earlier of the S1, S2 and S3
buildings in Phase A1 or the earlier S2 and 2C buildings in Phase B1, the Project
Applicant shall seek approval from the City of Los Angeles and Caltrans to restripe
the southbound approach at Intersection 81 (Bundy Drive & I-10 Eastbound On-
Ramp) to add a second left-turn lane (unless such restriping has already occurred).
This would entail removing on-street parking from the southbound approach on
Bundy Drive. The Project Applicant shall seek approval from Caltrans and the City
of Los Angeles in good faith for at least 90 days and shall not be required to
implement this restriping if the City of Los Angeles and Caltrans, as applicable, do
not provide approval within this time period. If the City of Los Angeles and Caltrans
approve implementation of this mitigation measure, the Project Applicant shall
complete this implementation measure prior to Certificate of Occupancy for the
earlier of S1, S2 and S3 buildings in Phase A1 or the S2 and 2C buildings in Phase
B1.
Impacts at the following intersections would be significant and unavoidable as
feasible mitigation is not available to reduce the impacts at these intersections to less than
significant levels due to lack of additional adequate right-of-way area, inconsistency with
adopted City policies, and/or because they would result substantial secondary impacts.
Intersections:
• 20th Street & Arizona Avenue
• 20th Street & Pico Boulevard
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• 23rd Street & Arizona Avenue
• 23rd Street & Broadway
• Cloverfield Boulevard & Olympic Boulevard
• Cloverfield Boulevard & I-10 Eastbound On-Ramp
• Centinela Avenue & Santa Monica Boulevard
• Centinela Avenue & I-10 Westbound On-Off Ramps
• Bundy Drive & Santa Monica Boulevard
• Bundy Drive & Olympic Boulevard
• Bundy Drive & Ocean Park Boulevard
• Bundy Drive & I-10 Eastbound On-Ramp
• Barrington Avenue & Wilshire Boulevard
• Barrington Avenue & Santa Monica Boulevard
Street Segments
• Arizona Avenue west of 17th Street
• Arizona Avenue west of 20th Street
• 23rd Street north of Wilshire Boulevard
• 23rd Street north of Arizona Avenue
• 23rd Street north of Santa Monica Boulevard
• 23rd Street south of Ocean Park Boulevard
SECTION 5. The Final EIR analyzed five alternatives to the originally proposed
project.
• Alternative 1 – No Project/No Build: Per CEQA Guidelines Section
15126.6(e)(2), the No Project/No Build Alternative analysis discusses the
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existing conditions at the time the Notice of Preparation (NOP) was
published (April 7, 2017) and compares impacts of the No Project/No
Build Alternative to the Project. Under the No Project/No Build
Alternative, the Project would not be developed. Rather, the existing on-
site uses (e.g., medical, medical office, laboratory, day care, and vacant
residential totaling 110,055 square feet of floor area, along with the
existing entry plaza and surface parking) would remain unchanged.
• Alternative 2 – Tier 1 Only: Alternative 2 assumes development of the
Phase II Development Sites with healthcare and related uses at the Tier
1 densities and heights with associated parking (e.g., not at the Tier 2
densities and heights permitted by the SSMC with the provision of
specified community benefits).
• Alternative 3 – Reduced Healthcare Uses with Tier 2 Housing on South
Campus: This alternative represents a reduction in the healthcare uses
compared with the proposed Project and a reduction in open space, with
an overall increase in the total floor area to accommodate residential
development on the South Campus.
• Alternative 4 – Reduced Master Plan: Alternative 4 represents a
reduction in the Phase II Master Plan, with a reduction in height such that
all new buildings would be no greater than 70 feet consistent with the
Zoning Ordinance’s HMU Tier 2 maximum height.
• Alternative 5 – Partial Master Plan: This alternative represents a
reduction in the Phase II Master Plan, with the assumption that only
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some phases of the Master Plan would be implemented. Under
Alternative 5, total development on the Saint John’s Campus would be
reduced as compared to the Master Plan.
The Final EIR found that the No Project Alternative would be environmentally
superior to the project on the basis of the minimization or avoidance of physical
environmental impacts. Notwithstanding, without redevelopment of the Project Site,
Alternative 1 would not contribute to City efforts to implement the goals and objectives of
the HSP nor meet the Project’s objectives.
The CEQA Guidelines require that if the environmentally superior alternative is the
No Project alternative, that the EIR also identify an environmentally superior alternative
among the other alternatives. Consistent with Section 15091, 15092, and 15093 of the
State of California CEQA Guidelines, and as detailed in Final EIR Chapter 5.0, the City
Council finds that, based on the other project alternatives, Alternative 5 would include less
development than the Project, such that the level of most of the impacts would be less
under Alternative 5. In addition, Alternative 5 would avoid the significant unavoidable
historical resources impacts to the John Wayne Cancer Institute building that would occur
under the proposed Project and other alternatives studied, and would result in significant
unavoidable operational level of service impacts to fewer intersections and street
segments than these other alternatives. Therefore, Alternative 5 (Partial Master Plan) is
identified as the environmentally superior alternative. However, it is noted that Alternative
5 would not meet all the Project objectives. In particular, Alternative 5 would not: (1)
provide the range and/or extent of medical services to be provided under the Project due
to its reduced amount of floor area (Objective 1); (2) accommodate all the Phase II
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development vested by the DA or provide 35 percent of the Project Site as open space
(Objective 3); (3) provide a comprehensive circulation plan on the entirety of the Phase II
Development Sites (Objective 4); or (4) reduce VMT to the same extent of the Project due
to lower-density development than the Project in close proximity to transit (Objective 5). It
would also not be as effective as the Project in meeting the balance of the Project
objectives. Further, while Alternative 5 would result in direct reductions in impacts to the
environment, it would have greater impacts than the Project in terms of a lack of support
for applicable City goals and policies that are intended to support the continued operation
of PSJHC, accommodate future growth, and promote sustainable development patterns to
reduce VMT. The Project, as proposed, would better achieve these City goals and
policies, and would provide a higher level of community benefits.
SECTION 6. The preceding Findings, although based primarily on conclusions in
the Final EIR, have not attempted to describe the full analysis of each environmental
impact contained in the Final EIR. Instead, the Findings incorporate by reference the
discussions and analyses in the Final EIR and supporting reference documents
supporting the Final EIR’s determinations regarding the nature and severity of the
impacts of the LUCE and mitigation measures designed to address those impacts. In
making these findings, the City Council ratifies, adopts, and incorporates into these
findings the analysis and explanation in the Final EIR and ratifies, adopts, and
incorporates in these findings the determinations and conclusions of the Final EIR.
SECTION 7. The Final EIR found that the project would result in significant
unavoidable adverse impacts in the areas of construction vibration, historic resources, and
transportation. Consistent with Section 15093 of the State of California CEQA Guidelines,
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the City Council hereby makes a Statement of Overriding Considerations and finds that
the benefits of the project outweigh its unavoidable environmental impacts based on the
reasons stated below. The benefits identified are each one, in and of themselves, sufficient
to make a determination that the adverse environmental effects are acceptable.
1. The proposed Third Amendment, including all exhibits attached thereto, is
consistent with the objectives, policies, general land uses and programs specified in the
general plan and any applicable specific plan, in that Providence Saint John’s Health
Center is a non-profit healthcare facility located in the Healthcare District Land Use
Designation. The vision for this land use designation is to create a cohesive
environment that supports the continued vitality of the City’s hospitals, responds to the
evolving needs of the health care community, and improves the way health care
facilities relate to surrounding residential and commercial areas. The Phase II Master
Plan and Third Amendment is consistent with Land Use and Circulation Element
(LUCE) Goal D28: Allow for the continued improvement of the Healthcare District and
the ongoing responsible expansion of the Saint John’s Health Center (St. John’s) and
Santa Monica-UCLA Medical Center (SMUCLA). Specifically, the Phase II Master Plan
and Third Amendment to the Development Agreement present a comprehensive Master
Plan that addresses all development on the north and south campuses for a 17 year
period and provides for substantive review of individual buildings closer to the time of
construction in order to create the cohesive environment that supports the vitality of the
health care district and also protects adjacent residential neighborhoods. The proposed
Phase II Master Plan and Third Amendment to the Development Agreement is also
consistent with LUCE Goal LU7: Support the continued vitality of the City’s hospitals to
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meet the healthcare needs of the City and the larger region, and implement strategies to
reduce vehicle trips. Specifically, development standards in the Master Plan and the
procedural requirements set forth in the Third Amendment to the Development
Agreement ensure that a mix of medical research and hospital health care uses are
vested (permitted) for a period of 17 years to allow phased implementation of health
care facilities that are responsive to changing health care needs in the community.
Moreover, Saint John’s Health Center will be required to continue to implement a
Transportation Demand Management (TDM) Program to reduce vehicle trips in the area
and associated parking demand and the Master Plan includes pedestrian and bicycle
enhancements to promote alternative modes of travel and better connections to public
transit. Accordingly, the Phase II Master Plan is therefore consistent with LUCE
Circulation Policy T19.2 which seeks appropriate TDM requirements for new
development. Furthermore, the project is consistent with LUCE’s overall land use
policies by providing community benefits for the area, including but not limited to,
affordable housing, mobility improvements, visitor accommodations, publicly-accessible
open spaces, and programs to address the needs of vulnerable populations in the
community.
2. The proposed Third Amendment, including all exhibits attached thereto, is
compatible with the uses authorized in the district in which the real property is located in
the Healthcare Mixed-Use (HMU) District and with the existing uses on site. The
existing Health Center includes hospital, medical research and related medical uses;
the Master Plan proposes the same mix of uses and includes visitor accommodations, a
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new childcare center, education and conference center uses, and medical office. These
uses are all permitted uses in the HMU District.
3. The proposed Third Amendment, including all exhibits attached thereto, is
in conformity with the public necessity, public convenience, general welfare, and good
land use practices, in that the Master Plan allows for the redevelopment of certain
components an existing Health Center campus and diversifies medical uses and
services would benefit Santa Monica residents and the broader region. The project is
consistent with the Land and Use Circulation Element vision for the area. The proposed
Master Plan supports orderly, phased, and integrated development at the health care
campus. Key components the Master Plan include a cohesive circulation and multi-
modal mobility strategy for vehicles, pedestrians, and bicycles; providing sufficient on-
site parking; establishing development standards that address the specific needs of a
health care campus; and requiring necessary utilities, publicly-accessible open space
areas, and infrastructure to improve connections between the Health Center and the
surrounding neighborhood. Moreover, the Master Plan and Third Amendment will
provide community benefits including affordable housing, publicly-accessible open
space on the parcel, and monetary contributions that would support critical behavioral
health initiatives and provide services to individuals who are homeless and other
vulnerable populations.
4. The proposed Third Amendment, including all exhibits attached thereto,
will not be detrimental to the health, safety and general welfare, in that the Master Plan
would allow for the redevelopment of the Providence Saint John’s Health Center in a
manner that is consistent with the LUCE vision for the area (the Healthcare District Land
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Use Designation). The proposed project will be located in an urbanized area and is
consistent with other health care uses, include Saint John’s acute care and in-patient
hospital on the north campus and does not have the potential to disrupt the urban
environment or cause health or safety problems. The proposed Master Plan provides a
minimum of 10 new residential units, with all 10 units being deed restricted affordable
units, a new Child and Family Development Center, new medical research facilities, and
ambulatory and acute care facilities. The project will feature critically-needed medical
and research uses, and a variety publicly-accessible open spaces on the property. The
project will also provide community benefits including the aforementioned deed-
restricted affordable housing as well as a requirement to monetary grants and provide
in-kind health services to support programs provide homelessness services and
services for other vulnerable populations in the community.
5. The proposed Third Amendment, including all exhibits attached thereto,
will not adversely affect the orderly development of the property, in that the proposed
Phase II Master Plan and Third Amendment establishes a long-range, orderly, and
phased framework to redevelop and expand critically needed medical research and
health care facilities to serve the community and as such is consistent with recognized
urban design principles that reflect the goals and policies of the City of Santa Monica
which were established through a long range planning process and are reflected in the
Land Use and Circulation Element of the City’s General Plan. Further, the project will be
subject to a construction mitigation plan that will be reviewed and approved prior
issuance of a building permit for the project.
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6. The proposed Third Amendment, including all exhibits attached thereto,
will have a positive fiscal impact on the City in that the City will benefit from creating an
orderly, phased, and comprehensive plan for buildout of the Phase II development
program for Providence Saint John’s Health Center. The Master Plan will support of
orderly development of the site, predictable phasing of project construction, and secure
negotiated community benefits that will preserve and expand community access to the
high quality health care provided by Saint John’s; promote economic investment in
Santa Monica through the creation of construction jobs and permanent high quality jobs
in the health care industry; and attract investment in medical research and health care
through the construction of new state-of-the-art facilities. It is estimated that the
proposed Third Amendment to the Development Agreement would also provide
significant community benefits through the provision of substantial funding for the City’s
behavioral health initiatives and required funding to other non-profit organizations in the
community who provide critically needed programs to provide social and health care
services to vulnerable populations in the community; and
In addition to the aforementioned economic benefits provided by the Project to the City,
the Project applicant will provide the following significant project features and community
benefits required by Exhibit R-1 of the Development Agreement, which are incorporated
herein by reference:
• Homelessness and Services to Other Vulnerable Populations
• Childcare Program
• Monetary Contribution for Santa Monica Behavioral Health Initiatives
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• Child and Family Development Center Youth and Family Program
• Community Access to Phase II Community Oriented Facilities
• Phase II Open Space including Publicly Accessible Open Space and 24/7
Pedestrian Connections
• Phase II Vehicle, Bicycle, and Pedestrian Improvements
• Enhanced Transportation Demand Management Program
• Phase II Local Hiring Programs
• Neighborhood Protection Measures
• Phase II South Campus Affordable Housing
• Internship and Nurse Residency Program
• Equal Opportunity Subcontracting
SECTION 8. Consistent with Public Resources Code Section 21081.6, the City
Council adopts the Mitigation Monitoring and Reporting Program, which is included as
Chapter 11 of the Final EIR, to mitigate or avoid significant effects of the project on the
environment, as detailed in Sections 3 and 4 of this resolution, and to ensure compliance
during project implementation.
SECTION 9. 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 Community Development Department, 1685 Main Street, City
Hall East, Santa Monica, California. The custodian of these documents is Rachel Kwok,
Environmental Planner.
SECTION 10. The City Clerk shall certify to the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
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APPROVED AS TO FORM:
________________________ JOSEPH LAWRENCE
Interim City Attorney
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City Council Meeting: March 26, 2022 Santa Monica, California
RESOLUTION NUMBER ______ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA RECOMMENDING ADOPTION OF THE PHASE II
MASTER PLAN
WHEREAS, California Government Code Section 65450 et seq. permits each
city to adopt a specific plan for the systematic implementation of the general plan for
individual areas covered by the general plan; and
WHEREAS, the Hospital Area Specific Plan (the “HASP”) was adopted by
Resolution No. 7695 (CCS) of the City Council on September 27, 1988 to ensure
harmonious development within the Hospital Area identified in the HASP; and
WHEREAS, the HASP was adopted to be consistent with the Land Use and
Circulation Elements (the “LUCE”) of the City’s 1984 General Plan and Zoning Map in
effect at the time of adoption of the HASP; and
WHEREAS, the HASP was amended by Resolution No. 8617 (CCS) on June
29, 1993, and Resolution No. 9254 (CCS) on April 1, 1998 (collectively referenced
herein as the “HASP Amendments”) to reflect the changes associated with the Saint
John’s Health Center Development Agreement (the “Original Agreement”), dated June
9, 1998 and recorded in the Official Records of the County of Los Angeles, State of
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California on July 29, 1998 as Instrument No. 98-1311808 (the “Original Development
Agreement”); and
WHEREAS, the Original Development Agreement contemplated new
development and associated zoning changes within the HASP areas associated with
Saint John’s Health Center; and
WHEREAS, in July 2010, the City adopted a new LUCE (“2010 LUCE”) and
associated zoning changes Citywide, including the Hospital Area; and
WHEREAS, the 2010 LUCE contemplates that future amendments to the
HASP will occur to be consistent with 2010 LUCE and associated zoning code
updates, as well as new development proposed by the Saint John’s Health Center;
and
WHEREAS, the Original Development Agreement provided vested rights for
development of the Saint John’s Health Center in two phases (“Phase I” and “Phase
II”, respectively), with Phase I being developed entirely on the North Campus of the
Saint John’s Health Center properties (i.e., those properties north of Santa Monica
Boulevard) and Phase II being developed on a portion of the North Campus and on
the South Campus (i.e., those properties south of Santa Monica Boulevard) of the
Saint John’s Health Center properties; and
WHEREAS, the Original Development Agreement provided a ten (10)-year
vesting deadline for Phase I (“Phase I Vesting Deadline”) and a seventeen (17)-year
vesting deadline for Phase II (“Original Phase II Vesting Deadline”), subject to the
provisions for the continuation of vested rights pursuant to Sections 3.8.2 and 3.8.3 of
the Original Development Agreement; and
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WHEREAS, the owner of Saint John’s Health Center (“Saint John’s”) and City
executed that certain First Amendment to Development Agreement dated October 4,
2011 and recorded in the Official Records of the County of Los Angeles, State of
California on October 13, 2011 as Instrument No. 20111388841 (the “First
Amendment”). The First Amendment extended the Phase I Vesting Deadline, modified
the obligation under the Original Development Agreement to construct the North
Subterranean Parking Structure and Entry Plaza as part of Phase I, and allowed a
modified Entry Plaza and parking program in-lieu of constructing the North
Subterranean Parking Structure; and
WHEREAS, Saint John’s completed construction of Phase I in accordance with
the Original Development Agreement and First Amendment; however, Saint John’s
was unable to complete Phase II within the Original Phase II Vesting Deadline; and
WHEREAS, Saint John’s and the City executed that certain Second
Amendment to Development Agreement dated August 28, 2017 and recorded in the
Official Records of the County of Los Angeles, State of California on October 2, 2017
as Instrument No. 20171125181 (“Second Amendment”). The Second Amendment
modified the terms of the Original Development Agreement, as amended by the First
Amendment, with respect to Phase II as follows:
(1) Replacement of the Original Development Agreement’s
requirement for City Council approval of a South Campus Master Plan with a
requirement for City Council approval of the Phase II Master Plan to address Phase II
development on both the North and South Campuses (“Phase II Master Plan”).
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(2) Establishment of the basic development parameters for the Phase
II Master Plan.
(3) Provision that no Phase II Development Review Permits shall be
issued for the development of any building or parcel contemplated in the Phase II
Master Plan prior to City Council approval of the Phase II Master Plan.
(4) Provision that Saint John’s and the City each agree and covenant
to negotiate in good faith a third amendment to the Original Development Agreement,
as amended, to extend the Original Phase II Vesting Deadline in consideration for the
provision of additional community benefits.
(5) Confirmation that nothing in the Second Amendment constituted a
confirmation or denial of Saint John’s vested rights under the Original Development
Agreement, as modified by the First Amendment, it being understood and agreed to by
the City and Saint John’s that the intent of the Second Amendment was solely to make
a procedural change to implement the Original Development Agreement, as modified by
the First Amendment, while preserving the substantive rights of Saint John’s and the
City, respectively; and
WHEREAS, the comprehensive changes to the City’s Zoning Code in 2015
rendered the zoning map designations and zoning code references in the HASP
obsolete; and
WHEREAS, the Saint John’s and the City have negotiated in good faith a third
amendment to the Original Development Agreement, as amended, to extend the
Original Phase II Vesting Deadline in consideration for the provision of additional
community benefits (the “Third Amendment”); and
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WHEREAS, the Third Amendment contemplates the concurrent adoption of the
Phase II Master Plan, which will act as the specific plan for Phase II development of
the Saint John’s Health Center after the Third Amendment Effective Date and until the
end of the Phase II Vesting Deadline; and
WHEREAS, the Phase II Master Plan is a comprehensive master plan that
governs the Phase II portion of the Saint John’s Health Center Campus, including with
respect to development, uses, circulation, parking, open space, and timing for
implementation of the Phase II Master Plan; and
WHEREAS, after the Phase II Vesting Deadline, the Zoning Code then in effect
shall apply to any development applications filed for the Saint John’s Health Center,
except as otherwise expressly allowed in the Third Amendment; and
WHEREAS, due to the fact that the HASP is now obsolete, the Phase II Master
Plan is a focused specific plan for the Saint John’s Health Center, and the
development standards for the remainder of the Hospital Area are now included in
Chapter 9 of the Santa Monica Municipal Code, City staff is recommending
amendments to the 2010 LUCE and repeal of the HASP; and
WHEREAS, the proposed Phase II Master Plan, which is attached hereto as
Exhibit A, conforms to the requirements of Government Code sections 65450 et seq.
as well as the requirements of Chapter 9.45 of the Santa Monica Municipal Code
(General and Specific Plans); and
WHEREAS, the City prepared and circulated for public review and comment a
Draft Environmental Impact Report for the Phase II Master Plan (“Phase II DEIR”)
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pursuant to the California Environmental Quality Act (“CEQA”) and designated SCH
No. 2017041030; and
WHEREAS, on January 26, 2022, the City’s Planning Commission held a duly
noticed public hearing on the Phase II Final Environmental Impact Report (“FEIR”),
the Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP, the
Third Amendment, the Phase II Master Plan, and the proposed street vacation of 21st
Street, between Santa Monica Boulevard and Broadway, with conditions. At such
hearing, the Planning Commission recommended that the City Council certify the
Phase II FEIR and approve the 2022 LUCE Amendment, the repeal of the HASP, the
Third Amendment with specified conditions, the Phase II Master Plan, the Tentative
Tract Map, and the proposed conditional street vacation of 21st Street, between Santa
Monica Boulevard and Broadway, with conditions; and
WHEREAS, on March 22, 2022, the City Council held a duly noticed public
hearing on the Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment,
the repeal of the HASP, the Third Amendment, the Phase II Master Plan, and the
proposed street vacation of 21st Street, between Santa Monica Boulevard and
Broadway, with conditions, and certified the FEIR and adopted a Statement of
Overriding Considerations and Mitigation and Monitoring Plan; adopted the 2022
LUCE Amendment and repealed the HASP; approved the Third Amendment; and
approved the initiation of proceedings for the street vacation of 21st Street, between
Santa Monica Boulevard and Broadway, with conditions; approved the Phase II
Master Plan; and approved the Tentative Tract Map; and
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WHEREAS, the proposed amendments to the LUCE and repeal of the HASP
should only be effective concurrently with the “Third Amendment Effective Date,” as
such term is defined in the Third Amendment; and
WHEREAS, the Phase II Master Plan should only be effective concurrently with
the “Third Amendment Effective Date,” as such term is defined in the Third
Amendment.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA
MONICA DOES RESOLVE AS FOLLOWS:
SECTION 1. The above recitals are true and correct, and incorporated herein by
this reference.
SECTION 2. The City Council does hereby recommend adoption of the proposed
Phase II Master Plan, as set forth in Exhibit A, which is attached hereto and
incorporated herein by this reference; provided that such plan will only become effective
concurrently with the Third Amendment Effective Date.
SECTION 3. 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:
_________________________
JOSEPH LAWRENCE
Interim City Attorney
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EXHIBIT A
PHASE II MASTER PLAN
[behind this page]
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City of Santa Monica City Planning Division
CITY COUNCIL
STATEMENT OF OFFICIAL ACTION
PROJECT INFORMATION
CASE NUMBER: Tentative Tract Map No. 82302 (19ENT-0206)
LOCATION: 1301 and 1339 20th Street; 2001, 2020, 2021, 2200, 2211, and 2221 Santa Monica Boulevard; 1417 and 1453 21st Street; and 1328 22nd Street
APPLICANT: Providence Saint John’s Health Center PROPERTY OWNER / Providence Health System-Southern California SUBDIVIDER:
CASE PLANNER: Roxanne Tanemori, AICP, Principal Planner REQUEST: Reconfiguration of the lot lines for 17 existing parcels to create 18 new lots. The new lot configuration, which
resolves potential outstanding title ambiguities, will not result in any intensification of use of the subject site’s existing facilities and will not result in any expansion or changes in the subject site’s land use or density.
CEQA STATUS: The tentative tract map is exempt from CEQA pursuant to 14 CCR Section 15061(b)(3), as it can be seen with certainty that there is no possibility the reconfiguration of the lot lines will have a significant effect on the environment. The tentative tract map was also considered
as part of the Environmental Impact Report (EIR) prepared for the Providence Saint John’s Health Center Phase II Project (SCH No. 2017041030). A Notice of Preparation was published, scoping meetings were held, a Notice of Completion and Public Availability of the Draft EIR was
published, public comments were accepted for a total of 45 days, the Final EIR was published, and certified.
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CITY COUNCIL ACTION March 22, 2022 Determination Date
X Approved based on the following findings and subject to the conditions below.
Denied.
Other:
EFFECTIVE DATE OF ACTIONS: March 22, 2022
EXPIRATION DATE OF ANY PERMITS
GRANTED:
Per California Government Code
66452.6, subd. (a)(1) and Section 2.3 of
the Third Amendment to the Development Agreement for the Providence Saint John’s Health Center Phase Two Master Plan, the expiration
date is the Outside Building Permit
Issuance Date in Third Amendment to the Development Agreement Section 2.7 for the first Phase II building. LENGTH OF ANY POSSIBLE EXTENSION OF EXPIRATION DATES*: Per California Government Code 66452.6, subd. (a)(1) and Section 2.3 of the Third Amendment to the Development Agreement for the
Providence Saint John’s Health Center Phase Two Master Plan, the expiration date is the Outside Building Permit Issuance Date in Third Amendment to Development Agreement Section 2.7 for
the first Phase II building.
* Any request for an extension of the expiration date must be consistent with Third
Amendment to Development Agreement Section 2.7. Each and all of the findings and determinations are based on the competent and substantial evidence, both oral and written, contained in the entire administrative record
relating to the proposed subdivision. All summaries of information contained herein or in
the findings are based on the substantial evidence in the record. The absence of any particular fact from any such summary is not an indication that a particular finding is not based in part on that fact.
FINDINGS:
1. The proposed map is consistent with applicable general and specific plans as specified in Government Code Section 65451 in that the Hospital Area Specific Plan (HASP) is being repealed and replaced with certain amendment to the Land
Use and Circulation Element (LUCE). The new configuration of lot lines under the
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proposed subdivision will have no direct effect on the site’s existing buildings and improvements except to cure some of the existing irregularly sized lots resulting from long-since abandoned alleys on Saint John’s north campus. In short, the
tentative tract map is not expanding any use of the existing facilities and will not
result in any changes in the land use or density on the Saint John’s Campus. 2. The design or improvement of the proposed subdivision is consistent with applicable general and specific plans, as required and confirmed by the
Development Agreement. The new configuration of lot lines under the proposed
subdivision will have no direct effect on the site’s existing buildings and improvements. The new parcel lines will cure some of the existing irregularly sized lots resulting from long-since abandoned alleys on Saint John’s north campus. As noted and shown on the tentative tract map, existing utilities will not be affected by
the proposed subdivision, and there is no change in the parking required or
provided for the existing uses on the subject site. 3. The site is physically suitable for the type of development, as the lot line reconfiguration will have no impact on the site’s existing buildings and
improvements. Specifically, the subject site is currently used as a healthcare
campus and located within an urbanized area well served by public transit and multi-modal forms of transit. The lot line reconfiguration effectuated under the proposed subdivision will better align lot lines with the existing buildings and the resulting new parcels will be in compliance with Saint John’s Development
Agreement as well as the minimum parcel size, width and depth set forth in the
Zoning Ordinance. 4. The site is physically suitable for the proposed density of development, as the density of allowable development is not being changed under the lot
reconfiguration. Specifically, the subject property is located within an urbanized
area well served by public transit and multi-modal forms of transit. Moreover, any future development would be required consistent with policies set forth in the City’s General Plan (including the 2010 LUCE, as amended) and other improvements in the general vicinity.
5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. As confirmed by the project’s EIR, the subject site is located in an urbanized area that does not contain wildlife habitat and the subdivision,
which solely consists of a reconfiguration of parcel lines, does not propose
development that would otherwise injure fish or wildlife. 6. The design of the subdivision or the type of improvement is not likely to cause serious public health problems. The proposed subdivision is for a property located
in an urbanized area and is consistent with other improvements in the area. The
subdivision solely consists of a reconfiguration of irregular parcel lines.
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Accordingly, the subdivision of the parcel does not have the potential to disrupt the urban environment or otherwise cause serious public health problems.
7. The design of the subdivision or the type of improvements will not conflict with
easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision. The subdivision solely consists of a reconfiguration of parcel lines. As noted and shown on the subject map, the subdivision does not affect any public easements that burden the subject site.
8. The proposed subdivision is consistent with ordinances and laws of the City of Santa Monica. Specifically, the project, reconfiguration of parcel lines, has demonstrated compliance with the minimum parcel size, width and depth set forth in the Zoning Ordinance. Moreover, any future development would be required
consistent with policies set forth in the City’s General Plan (including the 2010
LUCE, as amended). CONDITIONS OF APPROVAL:
PLANNING AND COMMUNITY DEVELOPMENT Administrative
1. Consistent with Section 2.7 of the Third Amendment to the Development Agreement for the Providence Saint John’s Health Center Phase Two Master Plan, the tentative map shall expire on the Outside Building Permit Issuance Date in Section 2.7 of the Third Amendment for the first Phase II building. During this time period the final map shall be presented to the City of Santa Monica for approval.
No building permit for the project will be granted until such time as the final map is approved by the Santa Monica City Council. 2. Within ten days of the City Planning Division’s transmittal of this Statement of Official Action, subdivider shall sign and return a copy of the Statement of Official
Action to the City Planning Division agreeing to the conditions of approval and acknowledging that failure to comply with such conditions shall constitute grounds for denial of the final map. Failure to comply with this condition shall constitute grounds for potential revocation of the tentative map approval.
Conformance with Approved Plans 3. This approval is for the tentative map dated December 23, 2021, a copy of which shall be maintained in the files of the City Planning Division. The final map shall be consistent with such tentative map, except as otherwise specified in these
conditions of approval.
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4. Prior to recordation of the final map, minor amendments to the tentative tract map shall be subject to approval by the Director of Community Development. A significant change in the approved tentative map shall be subject to Planning
Commission review.
Fees 5. As required by California Government Code Section 66020, the subdivider is
hereby notified that the 90-day period has begun as of the date of the approval of
this application, during which the subdivider may protest any fees, dedications, reservations, or other exactions imposed by the City as part of the approval or as a condition of approval of this subdivision. Any applicable fees, dedications, reservations, or other exactions are set forth on the approved tentative map or in
the conditions of approval and/or adopted city fee schedule.
Standard Conditions 6. Notwithstanding anything to the contrary herein, none of the newly-created
parcel(s) approved in the map may be sold, leased or financed until the final map
is in full compliance with all conditions of approval, herein. Final Map Requirements
7. In submitting required materials to the Santa Monica Civil Engineering and
Architecture Division for a final map, subdivider shall provide a copy of the approved Statement of Official Action. 8. When processing a final map, the form, contents, accompanying data, and filing of
the final subdivision map shall conform to the provisions of SMMC Sections
9.54.040 and the Subdivision Map Act. The required final map filing fee shall be paid prior to scheduling of the final map for City Council approval. 9. When processing a final map, one mylar and one blue-line copy of the final map
shall be provided to and recorded with the Los Angeles County Recorder prior to
the final map being effective and any of the newly-created parcels approved by the map being separately sold, leased, or financed pursuant to Government Code Section 66499.30. Subdivider shall also provide the County with a copy of this Statement of Official Action at the time the required copies of the map are
submitted.
10. Subdivider shall defend, indemnify, and hold harmless the local agency or its agents, officers and employees from any claim, action, or proceeding against the City or its agents, officers, or employees to attack, set aside, void, or annual the
approval of this tentative map 82302 concerning the proposed subdivision, which
is brought within the time period provided for in Government Code section 66499.37. City shall promptly notify the subdivider of any claim, action or
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proceeding and shall cooperated fully in the defense. Nothing contained in this paragraph prohibits the City from participating in the defense of any claim, action or proceeding, if both of the following occur:
(1) The City bears its own attorney’s fees and costs. (2) The City defends the action in good faith. Subdivider shall not be required to pay or perform any settlement unless the
settlement is approved by the Subdivider.
VOTE
Ayes:
Nays: Abstain: Absent:
NOTICE
If this is a final decision not subject to further appeal under the City of Santa Monica Comprehensive Land Use and Zoning Ordinance, the time within which judicial review of this decision must be sought pursuant to Code of Civil Procedure Section 1094.5 is
governed by Code of Civil Procedure Section 1094.6, which provision has been adopted
by the City pursuant to Santa Monica Municipal Code Section 1.16.010. I hereby certify that this Statement of Official Action accurately reflects the final determination of the City Council of the City of Santa Monica.
_____________________________ _____________________________ Sue Himmelrich, Mayor Date
Acknowledgement by Subdivider
I hereby agree to the above conditions of approval and acknowledge that failure to comply
with such conditions shall constitute grounds for potential revocation of the permit approval.
_____________________________ _____________________________ Print Name and Title Date _____________________________
Subdivider’s Signature
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City Council Meeting: March 22, 2022 Santa Monica, California
RESOLUTION NUMBER __________ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DECLARING ITS INTENTION TO ORDER THE VACATION OF A PORTION OF 21ST
STREET BETWEEN SANTA MONICA BOULEVARD AND BROADWAY, IN THE CITY OF SANTA MONICA, CALIFORNIA
WHEREAS, California Government Code Section 65450 et seq. permits each city
to adopt a specific plan for the systematic implementation of the general plan for
individual areas covered by the general plan; and
WHEREAS, the Hospital Area Specific Plan (the “HASP”) was adopted by
Resolution No. 7695 (CCS) of the City Council on September 27, 1988 to ensure
harmonious development within the Hospital Area identified in the HASP; and
WHEREAS, the HASP was adopted to be consistent with the Land Use and
Circulation Elements (the “LUCE”) of the City’s 1984 General Plan and Zoning Map in
effect at the time of adoption of the HASP; and
WHEREAS, the HASP was amended by Resolution No. 8617 (CCS) on June
29, 1993, and Resolution No. 9254 (CCS) on April 1, 1998 (collectively referenced
herein as the “HASP Amendments”) to reflect the changes associated with the Saint
John’s Health Center Development Agreement (the “Original Agreement”), dated
June 9, 1998 and recorded in the Official Records of the County of Los Angeles,
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State of California on July 29, 1998 as Instrument No. 98-1311808 (the “Original
Development Agreement”); and
WHEREAS, the Original Development Agreement contemplated new
development and associated zoning changes within the HASP areas associated with
Saint John’s Health Center; and
WHEREAS, in July 2010, the City adopted a new LUCE (“2010 LUCE”) and
associated zoning changes Citywide, including the Hospital Area; and
WHEREAS, the 2010 LUCE contemplates that future amendments to the
HASP will occur to be consistent with 2010 LUCE and associated zoning code
updates, as well as new development proposed by the Saint John’s Health Center;
and
WHEREAS, the Original Development Agreement provided vested rights for
development of the Saint John’s Health Center in two phases (“Phase I” and “Phase
II”, respectively), with Phase I being developed entirely on the North Campus of the
Saint John’s Health Center properties (i.e., those properties north of Santa Monica
Boulevard) and Phase II being developed on a portion of the North Campus and on
the South Campus (i.e., those properties south of Santa Monica Boulevard) of the
Saint John’s Health Center properties; and
WHEREAS, the Original Development Agreement provided a ten (10)-year
vesting deadline for Phase I (“Phase I Vesting Deadline”) and a seventeen (17)-year
vesting deadline for Phase II (“Original Phase II Vesting Deadline”), subject to the
provisions for the continuation of vested rights pursuant to Sections 3.8.2 and 3.8.3 of
the Original Development Agreement; and
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WHEREAS, the owner of Saint John’s Health Center (“Saint John’s”) and City
executed that certain First Amendment to Development Agreement dated October 4,
2011 and recorded in the Official Records of the County of Los Angeles, State of
California on October 13, 2011 as Instrument No. 20111388841 (the “First
Amendment”). The First Amendment extended the Phase I Vesting Deadline,
modified the obligation under the Original Development Agreement to construct the
North Subterranean Parking Structure and Entry Plaza as part of Phase I, and
allowed a modified Entry Plaza and parking program in-lieu of constructing the North
Subterranean Parking Structure; and
WHEREAS, Saint John’s completed construction of Phase I in accordance with
the Original Development Agreement and First Amendment; however, Saint John’s was
unable to complete Phase II within the Original Phase II Vesting Deadline; and
WHEREAS, Saint John’s and the City executed that certain Second Amendment
to Development Agreement dated August 28, 2017 and recorded in the Official Records
of the County of Los Angeles, State of California on October 2, 2017 as Instrument No.
20171125181 (“Second Amendment”). The Second Amendment modified the terms of
the Original Development Agreement, as amended by the First Amendment, with
respect to Phase II as follows:
(1) Replacement of the Original Development Agreement’s
requirement for City Council approval of a South Campus Master Plan with a
requirement for City Council approval of the Phase II Master Plan to address Phase II
development on both the North and South Campuses (“Phase II Master Plan”).
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(2) Establishment of the basic development parameters for the Phase
II Master Plan.
(3) Provision that no Phase II Development Review Permits shall be
issued for the development of any building or parcel contemplated in the Phase II
Master Plan prior to City Council approval of the Phase II Master Plan.
(4) Provision that Saint John’s and the City each agree and covenant
to negotiate in good faith a third amendment to the Original Development Agreement,
as amended, to extend the Original Phase II Vesting Deadline in consideration for the
provision of additional community benefits.
(5) Confirmation that nothing in the Second Amendment constituted a
confirmation or denial of Saint John’s vested rights under the Original Development
Agreement, as modified by the First Amendment, it being understood and agreed to by
the City and Saint John’s that the intent of the Second Amendment was solely to make
a procedural change to implement the Original Development Agreement, as modified by
the First Amendment, while preserving the substantive rights of Saint John’s and the
City, respectively; and
WHEREAS, the comprehensive changes to the City’s Zoning Code in 2015
rendered the zoning map designations and zoning code references in the HASP
obsolete; and
WHEREAS, the Saint John’s and the City have negotiated in good faith a third
amendment to the Original Development Agreement, as amended, to extend the
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Original Phase II Vesting Deadline in consideration for the provision of additional
community benefits (the “Third Amendment”); and
WHEREAS, the Third Amendment contemplates the concurrent adoption of the
Phase II Master Plan, which will act as the specific plan for Phase II development of the
Saint John’s Health Center after the Third Amendment Effective Date and until the end
of the Phase II Vesting Deadline; and
WHEREAS, the Phase II Master Plan is a comprehensive master plan that
governs the Phase II portion of the Saint John’s Health Center Campus, including with
respect to development, uses, circulation, parking, open space, and timing for
implementation of the Phase II Master Plan; and
WHEREAS, after the Phase II Vesting Deadline, the Zoning Code then in effect
shall apply to any development applications filed for the Saint John’s Health Center,
except as otherwise expressly allowed in the Third Amendment; and
WHEREAS, due to the fact that the HASP is now obsolete, the Phase II Master
Plan is a focused specific plan for the Saint John’s Health Center, and the development
standards for the remainder of the Hospital Area are now included in Chapter 9 of the
Santa Monica Municipal Code, City staff is recommending amendments to the 2010
LUCE and repeal of the HASP; and
WHEREAS, the proposed Phase II Master Plan conforms to the requirements of
Government Code sections 65450 et seq. as well as the requirements of Chapter 9.45
of the Santa Monica Municipal Code (General and Specific Plans); and
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Packet Pg. 1099 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180
WHEREAS, the City prepared and circulated for public review and comment a
Draft Environmental Impact Report for the Phase II Master Plan (“Phase II DEIR”)
pursuant to the California Environmental Quality Act (“CEQA”) and designated SCH No.
2017041030; and
WHEREAS, on January 26, 2022, the City’s Planning Commission held a duly
noticed public hearing on the Phase II Final Environmental Impact Report (“FEIR”), the
Tentative Tract Map, the 2022 LUCE Amendment, the repeal of the HASP, the Third
Amendment, the Phase II Master Plan, and the proposed street vacation of 21st Street,
between Santa Monica Boulevard and Broadway, with conditions. At such hearing, the
Planning Commission recommended that the City Council certify the Phase II FEIR and
approve the 2022 LUCE Amendment, the repeal of the HASP, the Third Amendment
with specified conditions, the Phase II Master Plan, the Tentative Tract Map, and the
proposed conditional street vacation of 21st Street, between Santa Monica Boulevard
and Broadway, with conditions; and
WHEREAS, on March 22, 2022, the City Council held a duly noticed public
hearing on the Phase II FEIR, the Tentative Tract Map, the 2022 LUCE Amendment,
the repeal of the HASP, the Third Amendment, the Phase II Master Plan, and the
proposed street vacation of 21st Street, between Santa Monica Boulevard and
Broadway, with conditions, and certified the FEIR and adopted a Statement of
Overriding Considerations and Mitigation and Monitoring Plan; adopted the 2022 LUCE
Amendment and repealed the HASP; approved the Third Amendment; and approved
the initiation of proceedings for the street vacation of 21st Street, between Santa Monica
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Boulevard and Broadway, with conditions; approved the Phase II Master Plan; and
approved the Tentative Tract Map; and
WHEREAS, the proposed amendments to the LUCE and repeal of the HASP
should only be effective concurrently with the “Third Amendment Effective Date,” as
such term is defined in the Third Amendment; and
WHEREAS, the Phase II Master Plan should only be effective concurrently with
the “Third Amendment Effective Date,” as such term is defined in the Third Amendment;
and
WHEREAS, the proposed Third Amendment conforms to the requirements of
Government Code sections 65450 et seq. as well as the requirement of Chapter 9.60 of
the Santa Monica Municipal Code (Development Agreements); and
WHEREAS, the Phase II Master Plan contemplates a partial vacation of 21st
Street, between Santa Monica Boulevard and Broadway, with conditions; and
WHEREAS, the proposed street vacation area is as shown in Exhibit A, which is
attached hereto and incorporated herein by this reference; and
WHEREAS, the proposed street vacation will provide the opportunity for a
pedestrian-oriented, publicly-accessible plaza as part of the Phase II Master Plan for the
South Campus.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES RESOLVE AS FOLLOWS:
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Packet Pg. 1101 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180
SECTION 1. The City Council of the City of Santa Monica hereby declares its
intention to order the vacation of that portion of 21st Street, between Santa Monica
Boulevard and Broadway, as shown in the Exhibit A, which is attached hereto and
incorporated herein by this reference.
SECTION 2. The City Council of the City of Santa Monica, in vacating the above-
mentioned portion of 21st Street, elects to proceed under and in accordance with the
provisions of Streets and Highways Code Section 8300 et seq. In accordance with
Streets & Highways Code Section 8324, subd. (b), the City Council may require that the
vacation shall only occur after conditions imposed by the City Council have been
satisfied and may instruct the City Clerk that any resolution of vacation adopted by the
City Council not be recorded until such conditions have been satisfied.
SECTION 3. In consideration of the vacation of this street, the applicant will
relocate any sewer line, water line, and other utilities that may require relocation per
City requirements, and provide any necessary utility easements to City and other utility
providers. These costs will be borne by the applicant in addition to any connection fees.
SECTION 4. The City Clerk is hereby directed to publish this Resolution in the
Santa Monica Daily Press on two successive dates, the first publication is to be made
not less than fifteen days prior to the date of the public hearing.
SECTION 5. The hour of 6:30 p.m. of the 26th day of April 2022, in the City of
Santa Monica, California, be and the same hereby is fixed as the time and place when
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and where all persons interested in or objecting to the proposed vacation may appear
before the City Council and offer evidence in relation thereto.
SECTION 6. The City Engineer of the City of Santa Monica hereby is directed to
cause Notices of Street Vacation to be posted as required by Street and Highways
Code Section 8323.
SECTION 7. The City Clerk shall certify the adoption of this Resolution, and
thenceforth and thereafter the same shall be in full force and effect.
APPROVED AS TO FORM:
_____________________ JOSEPH LAWRENCE
Interim City Attorney
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Packet Pg. 1103 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180
Exhibit “A”
Diagram of Proposed Street Vacation Area on 21st Street, between Santa Monica
Boulevard and Broadway
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Packet Pg. 1104 Attachment: Attachment M Resolution of Intention Partial Vacation of 21st Street (4853 : Providence Saint John's Development Agreement (180
ATTACHMENT “N”
DEVELOPMENT AGREEMENT FINDINGS
1. The proposed Phase Two Master Plan and Third Amendment to the 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 Providence Saint John’s Health Center is a non-profit healthcare facility located in the Healthcare District Land Use Designation. The vision for this land use
designation is to create a cohesive environment that supports the continued vitality
of the City’s hospitals, responds to the evolving needs of the health care community, and improves the way health care facilities relate to surrounding residential and commercial areas. The Phase Two Master Plan and Third Amendment is consistent with Land Use and Circulation Element (LUCE) Goal D28: Allow for the continued
improvement of the Healthcare District and the ongoing responsible expansion of the
Saint John’s Health Center (St. John’s) and Santa Monica-UCLA Medical Center (SMUCLA). Specifically, the Phase Two Master Plan and Third Amendment to the Development Agreement present a comprehensive Master Plan that addresses all development on the north and south campuses for a 17 year period and provides for
substantive review of individual buildings closer to the time of construction in order to
create the cohesive environment that supports the vitality of the health care district and also protects adjacent residential neighborhoods. The proposed Phase Two Master Plan and Third Amendment to the Development Agreement is also consistent with LUCE Goal LU7: Support the continued vitality of the City’s hospitals
to meet the healthcare needs of the City and the larger region, and implement
strategies to reduce vehicle trips. Specifically, development standards in the Master Plan and the procedural requirements set forth in the Third Amendment to the Development Agreement ensure that a mix of medical research and hospital health care uses are vested (permitted) for a period of 17 years to allow phased
implementation of health care facilities that are responsive to changing health care
needs in the community. Moreover, Saint John’s Health Center will be required to continue to implement a Transportation Demand Management (TDM) Program to reduce vehicle trips in the area and associated parking demand and the Master Plan includes pedestrian and bicycle enhancements to promote alternative modes of
travel and better connections to public transit. Accordingly, the Phase Two Master
Plan is therefore consistent with LUCE Circulation Policy T19.2 which seeks appropriate TDM requirements for new development. Furthermore, the project is consistent with LUCE’s overall land use policies by providing community benefits for the area, including but not limited to, affordable housing, mobility improvements,
visitor accommodations, publicly-accessible open spaces, and programs to address
the needs of vulnerable populations in the community. 2. The proposed Phase Two Master Plan and Third Amendment to the Development Agreement is compatible with the uses authorized in the district in which the real
property is located in the Healthcare Mixed-Use (HMU) District and with the existing
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Packet Pg. 1105 Attachment: Attachment N Draft Findings (4853 : Providence Saint John's Development Agreement (180 min))
uses on site. The existing Health Center includes hospital, medical research and related medical uses; the Master Plan proposes the same mix of uses and includes visitor accommodations, a new child care center, education and conference center
uses, and medical office. These uses are all permitted uses in the HMU District. 3. The proposed Phase Two Master Plan and Third Amendment to the Development Agreement is in conformity with the public necessity, public convenience, general welfare, and good land use practices, in that the Master Plan allows for the
redevelopment of certain components of an existing Health Center campus and diversifies medical uses and services that would benefit Santa Monica residents and the broader region. The project is consistent with the Land and Use Circulation Element vision for the area. The proposed Master Plan supports orderly, phased, and integrated development at the health care campus. Key components of the
Master Plan include a cohesive circulation and multi-modal mobility strategy for vehicles, pedestrians, and bicycles; providing sufficient on-site parking; establishing development standards that address the specific needs of a health care campus; and requiring necessary utilities, publicly-accessible open space areas, and infrastructure to improve connections between the Health Center and the
surrounding neighborhood. Moreover, the Master Plan and Third Amendment will
provide community benefits including affordable housing, publicly-accessible open space on the parcel, and monetary contributions that would support critical behavioral health initiatives and provide services to individuals who are homeless and other vulnerable populations.
4. The proposed Phase Two Master Plan and Third Amendment to the Development Agreement will not be detrimental to the health, safety and general welfare, in that the Master Plan would allow for the redevelopment of the Providence Saint John’s Health Center in a manner that is consistent with the LUCE vision for the area (the
Healthcare District Land Use Designation). The proposed project will be located in an urbanized area and is consistent with other health care uses, include Saint John’s acute care and in-patient hospital on the north campus and does not have the potential to disrupt the urban environment or cause health or safety problems. The proposed Master Plan provides a minimum of 10 new residential units, with all 10
units being deed restricted affordable units, a new Child and Family Development Center, new medical research facilities, and ambulatory and acute care facilities. The project will feature critically-needed medical and research uses, and a variety publicly-accessible open spaces on the property. The project will also provide community benefits including the aforementioned deed-restricted affordable housing
as well as a requirement to monetary grants and provide in-kind health services to support programs provide homelessness services and services for other vulnerable populations in the community. 5. The proposed Development Agreement will not adversely affect the orderly
development of the property, in that the proposed Phase Two Master Plan and Third Amendment to the Development Agreement establishes a long-range, orderly, and phased framework to redevelop and expand critically needed medical research and
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Packet Pg. 1106 Attachment: Attachment N Draft Findings (4853 : Providence Saint John's Development Agreement (180 min))
health care facilities to serve the community and as such is consistent with recognized urban design principles that reflect the goals and policies of the City of Santa Monica which were established through a long range planning process and
are reflected in the Land Use and Circulation Element of the City’s General Plan. Further, the project will be subject to a construction mitigation plan that will be reviewed and approved prior issuance of a building permit for the project. 6. The proposed Phase Two Master Plan and Third Amendment to the Development
Agreement will have a positive fiscal impact on the City in that the City will benefit from creating an orderly, phased, and comprehensive plan for buildout of the Phase Two development program for Providence Saint John’s Health Center. The Master Plan will support of orderly development of the site, predictable phasing of project construction, and secure negotiated community benefits that will preserve and
expand community access to the high quality health care provided by Saint John’s; promote economic investment in Santa Monica through the creation of construction jobs and permanent high quality jobs in the health care industry; and attract investment in medical research and health care through the construction of new state-of-the-art facilities. It is estimated that the proposed Third Amendment to the
Development Agreement would also provide significant community benefits through
the provision of substantial funding for the City’s behavioral health initiatives and required funding to other non-profit organizations in the community who provide critically needed programs to provide social and health care services to vulnerable populations in the community.
GENERAL PLAN AMENDMENT FINDINGS 1. The proposed repeal of the 1988 Hospital Area Specific Plan (HASP) and
associated amendment General Plan to modify references to the outdated HASP is
consistent in principle with the goals, objectives, policies, land uses, and programs specified in the adopted Land Use and Circulation. The current HASP is based on 1984 General Plan policies and 1988 Zoning Ordinance designations and development standards for the entire Hospital Area Specific Plan study area,
including UCLA-owned properties, commercial-zoned parcels, and residential-zoned
parcels. The proposal to repeal the 1988 HASP and modify references to the HASP contained in the 2010 Land Use and Circulation Element would not change the current regulations that apply to the HASP area. More specifically, the 2015 Zoning Ordinance use regulations and development standards would continue to apply to
parcels in the current HASP area and, if approved, the Phase Two Master Plan
would govern the Saint John’s Health Center parcels until the end of the 17-year vesting period established by the amended Development Agreement. The proposed General Plan Amendment would only strike or modify references to a Hospital Area Specific Plan; the 2010 LUCE’s goals, objectives, and policies would continue to
apply for the LUCE Healthcare District, applicable Boulevards (Wilshire, Santa
Monica, and Broadway), and the Healthcare Mixed Use Land Use Designation.
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Packet Pg. 1107 Attachment: Attachment N Draft Findings (4853 : Providence Saint John's Development Agreement (180 min))
2. The public health, safety, and general welfare require the adoption of the proposed amendments to the Land Use and Circulation Element and repeal of the 1988 Hospital Area Specific Plan in that the general welfare of the City is enhanced when
such amendments and a repeal of an outdated land use plan accompany the adoption of a proposed Phase Two Master Plan that supports orderly, phased, and integrated development of an expansion a long-standing health care facility in the community. Key components the Master Plan include a cohesive circulation and multi-modal mobility strategy for vehicles, pedestrians, and bicycles; providing
sufficient on-site parking; establishing development standards that address the specific needs of a health care campus; and requiring necessary utilities, publicly-accessible open space areas, and infrastructure to improve connections between the Health Center and the surrounding neighborhood. Moreover, the proposed Master Plan and Third Amendment will provide community benefits including
affordable housing, publicly-accessible open space on the parcel, and monetary contributions that would support critical behavioral health initiatives and provide services to individuals who are homeless and other vulnerable populations. The proposed Master Plan supports the general welfare of the community by allowing a medical research and health care center in the community expand in a responsible
manner to more effectively provide needed services and programs to the
community.
TENTATIVE TRACT MAP FINDINGS
1. The proposed map is consistent with applicable general and specific plans as
specified in Government Code Section 65451 in that the Hospital Area Specific Plan (HASP) is being repealed and replaced with certain amendment to the Land Use and Circulation Element (LUCE). The new configuration of lot lines under the proposed subdivision will have no direct effect on the site’s existing buildings and
improvements except to cure some of the existing irregularly sized lots resulting from
long-since abandoned alleys on Saint John’s north campus. In short, the tentative tract map is not expanding any use of the existing facilities and will not result in any changes in the land use or density on the Saint John’s Campus.
2. The design or improvement of the proposed subdivision is consistent with applicable
general and specific plans, as required and confirmed by the Development Agreement. The new configuration of lot lines under the proposed subdivision will have no direct effect on the site’s existing buildings and improvements. The new parcel lines will cure some of the existing irregularly sized lots resulting from long-
since abandoned alleys on Saint John’s north campus. As noted and shown on the tentative tract map, existing utilities will not be affected by the proposed subdivision, and there is no change in the parking required or provided for the existing uses on the subject site.
3. The site is physically suitable for the type of development, as the lot line reconfiguration will have no impact on the site’s existing buildings and improvements. Specifically, the subject site is currently used as a healthcare
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Packet Pg. 1108 Attachment: Attachment N Draft Findings (4853 : Providence Saint John's Development Agreement (180 min))
campus and located within an urbanized area well served by public transit and multi-modal forms of transit. The lot line reconfiguration effectuated under the proposed subdivision will better align lot lines with the existing buildings and the resulting new
parcels will be in compliance with Saint John’s Development Agreement as well as
the minimum parcel size, width and depth set forth in the Zoning Ordinance. 4. The site is physically suitable for the proposed density of development, as the density of allowable development is not being changed under the lot reconfiguration.
Specifically, the subject property is located within an urbanized area well served by
public transit and multi-modal forms of transit. Moreover, any future development would be required consistent with policies set forth in the City’s General Plan (including the 2010 LUCE, as amended) and other improvements in the general vicinity.
5. The design of the subdivision or the proposed improvements are not likely to cause substantial environmental damage or substantially and avoidably injure fish or wildlife or their habitat. As confirmed by the project’s EIR, the subject site is located in an urbanized area that does not contain wildlife habitat and the subdivision, which
solely consists of a reconfiguration of parcel lines, does not propose development
that would otherwise injure fish or wildlife. 6. The design of the subdivision or the type of improvement is not likely to cause serious public health problems. The proposed subdivision is for a property located in
an urbanized area and is consistent with other improvements in the area. The
subdivision solely consists of a reconfiguration of irregular parcel lines. Accordingly, the subdivision of the parcel does not have the potential to disrupt the urban environment or otherwise cause serious public health problems.
7. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through, or use of, property within the proposed subdivision. The subdivision solely consists of a reconfiguration of parcel lines. As noted and shown on the subject map, the subdivision does not affect any public easements that burden the subject site.
8. The proposed subdivision is consistent with ordinances and laws of the City of Santa Monica. Specifically, the project, reconfiguration of parcel lines, has demonstrated compliance with the minimum parcel size, width and depth set forth in the Zoning Ordinance. Moreover, any future development would be required to be consistent
with policies set forth in the City’s General Plan (including the 2010 LUCE, as amended).
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Packet Pg. 1109 Attachment: Attachment N Draft Findings (4853 : Providence Saint John's Development Agreement (180 min))
12/21/219.A.oPacket Pg. 1110Attachment: Attachment O Providence Tentative Tract Map 82302 (4853 : Providence Saint John's Development Agreement (180 min))
12" W
24" W12" W12" W8" W
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8" W6" W (ABAND.)12" W24" W8" W24" W12" SS12" SS18" SS
18" SS8" SS 8" SS10" SS8" SS12" SS12" SS21" SS
12" SS12" SS24" SD30" SD
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EEEEEEEEEEEEEEEEEEE9.A.oPacket Pg. 1111Attachment: Attachment O Providence Tentative Tract Map 82302 (4853 : Providence Saint John's Development Agreement (180 min))
9.A.oPacket Pg. 1112Attachment: Attachment O Providence Tentative Tract Map 82302 (4853 : Providence Saint John's Development Agreement (180 min))
Attachment “P”
• Final Environmental Impact Report and Appendices available online: https://www.smgov.net/Departments/PCD/Environmental-Reports/Providence-Saint-Johns-Health-Center-Phase-II-Master-Plan-EIR/
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Packet Pg. 1113 Attachment: Attachment P Link to Providence Saint John's Health Center Phase Two Master Plan EIR (4853 : Providence Saint John's
1
Vernice Hankins
From:Bruce Yawitz, MD <radyawitz@aol.com>
Sent:Tuesday, March 15, 2022 2:42 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Support for Providence Saint John's Health Center
EXTERNAL
My name is Bruce Yawitz, MD, and I am the Medical Director of Imaging at Providence Saint John’s Health Center and
Tower Saint John’s Imaging, and the President and CEO of Tower Imaging Medical Group. I have been a proud member
of the Saint John’s Medical Staff for over 20 years, and a Brentwood resident for 24 years. I have been proud to send my
family and friends to Saint John’s for many years, providing an alternative to the very large and often impersonal local
medical centers elsewhere in the LA Basin.
While Saint John’s offers world class specialty care comparable to those larger institutions, it does so with a special
warmth and care difficult to find in healthcare these days. Many of our Medical Staff have moved to Saint John’s from
those larger institutions in order to create a better environment of caring for their patients, and to create a more fulfilling
place of practice for themselves.
I have had the good fortune of working at just such a large institution, Columbia-Presbyterian Medical Center in New York.
While I was always proud to be on staff at such a storied institution, it was always a challenge to create a good patient
experience for my patients. Such is not the case at Saint John’s, and I am even more proud of my career here, certainly
THE highlight of my professional life.
All 3 of my daughters were born at Saint John’s, both the old building the new Saint John’s where my youngest was
born. When my wife was pregnant, and we shared notes with friends delivering elsewhere, nobody was able to match the
quality of our birthing experience at Saint John’s.
My wife and I have been benefactors to Saint John’s, and my medical group has donated substantial sums to Saint
John’s; in fact, the Oncology Inpatient Unit is named for our group, Tower Imaging Medical Group. I half-jokingly see this
as partly paying it forward, and partly a selfish effort to maintain the excellence for which Saint John’s is so well known – I
like to say that I want to have my bypass at Saint John’s when the time comes.
I am part owner of a jointly-owned Imaging Center in Santa Monica, proud to have Providence and Saint John’s as my
business partners as well. I could not ask for a better team to provide world class compassionate care to the community
and beyond.
Providence has expanded tertiary services considerably over the years, and we hope that this trajectory of clinical and
service excellence continues for my children and their children. I witness first hand the space constraints at our world
class Pacific Neuroscience Institute, Saint John’s Cancer Institute (formerly John Wayne Cancer Institute), and the newly
formed Women’s Health Institute and Digestive Health Institute. Future growth of these exceptional community, regional
and national assets depends upon additional space.
I hope that my passion for Saint John’s comes through in this brief narrative; there is nowhere else I’d rather practice, and
nowhere else I’d rather send my family and friends for care than Saint John’s. Constraining its growth to the existing
infrastructure would certainly negatively affect their ability to expand new services to the community, and that would be a
tragedy for our beloved city.
Bruce Yawitz, MD
President and CEO, Tower Imaging Medical Group
Medical Director of Imaging, Providence Saint John's Health Center
Medical Director, Tower Saint John's Imaging
Item 9.A 03/22/22
1 of 115 Item 9.A 03/22/22
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Packet Pg. 1114 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
2
Vernice Hankins
From:Mary Flaherty <mary@flaherty.cc>
Sent:Tuesday, March 15, 2022 2:28 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Approve Saint John’s Master Plan
EXTERNAL
My name is Mary Flaherty and my husband and I have lived in the Los Angeles/Santa Monica area for over 35 years. I also grew up in the area as the
oldest of six children in the 1970s and worked part-time at several Santa Monica businesses during my high school years. My mother and father
started volunteering at Saint John’s Hospital during that time, my father Chaired the Saint John’s Foundation 30 years ago.
Having that history of giving back instilled in me and having “grown up” with Saint John’s, I got involved with Saint John’s as well after moving
back to the area in 1986 with my husband from back east. I have been a member of the Irene Dunne Guild since 1987 and served as Chair of the
Guild from 1989-91 and 1994-96, served on various committee of the Saint John’s Health Center Board of Directors since 2007 and then was elected
Chair of the Saint John’s Health Center Board from 2011-2012 (during the change of ownership and the Nursing Union negotiations). I have also
been involved with the Saint John’s Health Center Foundation since 1989 and just recently served as Chair of the Foundation from 2018-2021.
Needless to say, Saint John’s Health Center is a high priority to myself and family. I have no regrets having donated thousands of volunteer hours to
this incredible gem on the Westside of Los Angeles and will continue to support this fine institution for years to come.
I have also been a patient at Saint John’s as a two-time breast cancer survivor and have had two of our three children born at Saint John’s. The care
that is given to the patients at Saint John’s is personalized and world-class and has the benefit of “Bench to Bedside” research and excellent medical
care delivery.
I have served on almost every volunteer committee at both the Health Center and the Foundation and have never ceased to be amazed by all of the
“good” that is done by Saint John’s for the Santa Monica Community and beyond. A prime example is the (over $6M) in support given to our local
community organizations by the Foundation over the past 5 years. Here are some of the organizations:
Boys and Girls Club of Santa Monica Safe Parking LA
CLARE/MATRIX Safe Place forYouth/SPY
UCLA/VA Family Resource and Well Being Center
The People Concern
Didi Hirsch Mental Health Services Westside Food Bank
PP Homelessness Task Force Santa Monica Family YMCA
Providence Saint John’s Child and Family Development Center
Santa Monica Education Foundation
Providence Saint John’s Cleft Palate Speech Scholarships
Claris Health
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The Health Center’s Phase II Master Plan will only further the benefit that Saint John’s is to our community. It will allow for expansion of services to
patients like myself and others in the community.It will be a beautiful addition to our community with a park-like setting and places for patients and
residents alike to enjoy our beautiful weather and city.
As a Community Volunteer, Saint John’s Health Center Board Member, Saint John’s Trustee and community resident, I kindly ask for your support
in voting in favor of the Phase II Master Plan. If passed, it will be a “win-win” with the improvements of health services in Santa Monica and the
city.
Thank you very much. Mary Flaherty
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Vernice Hankins
From:Bob Levitt <bob.levitt@me.com>
Sent:Wednesday, March 16, 2022 11:07 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Approve Saint John's Master Plan (Please)
EXTERNAL
To Whom It May Concern:
I am a 30‐year resident of Pacific Palisades and have worked and raised our four adult children in Los Angeles. I have
been very active in my community, including but not limited to President of the Huntington Palisades Property Owners
Corporation (HPPOC), raising $1 million for the Pacific Palisades Park field renovation and Board Chair of Village School
(10 years). After witnessing the incredible work of Saint John’s staff directly, I was inspired to get even more involved as
a member of the hospital’s Board of Directors so I could help Saint John’s continue its outstanding mission of providing
quality care for our community. In addition, Saint John’s stellar research is changing lives, and is a fantastic source of
pride for Santa Monica.
As a new Board member, I have seen our health center’s leadership demonstrate that its Vision of Health for a Better
World extends to all patients, especially those who are indigent and vulnerable in our community. Since first becoming
involved at Saint John’s, I have seen the millions of dollars dedicated back to our community through our Community
Health Needs Assessment, a commitment that is ongoing and a priority.
I am personally excited about the Phase II Master Plan because it not only enables Saint John's to serve better our
patients and community, but also because great care has been taken to balance the physical plant with additional
open space for our community. In my view, approving the Master Plan will both enable Saint John’s to continue its
mission to serve our community, including those with limited resources, and continue our world class research to save
lives, but importantly open more access to our campus properties for the community with open space.
If approved, the Master Plan would add $10 million for the city’s behavioral health initiatives that could significantly
improve organizations that are providing mental health within our community. The Master Plan also addresses one of
the major issues challenging our city (and state): affordable housing. These additional units would provide much needed
housing for low‐income residents that are often priced out of Santa Monica’s housing market. Finally, given that the
Master Plan will be rolled out over an extended period of time (20‐25 years), the impact to our neighbors will be
minimized.
Please vote in favor of this transformative Master Plan for the health center and our community.
Sincerely,
Robert. J. Levitt
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Bob Levitt
Mobile: 310.702.9004
Office: 310.454.4692
bob.levitt@mac.com
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From: Nancy Cronig ncronig@gmail.com
Subject: Letter of Support for Saint John’s Phase II Master Plan
To whom it may concern,
I am writing today to express strong support for the Providence Saint John’s Phase II Master Plan. I have
spent the last 30 years volunteering at Saint John’s Health Center and am passionate about helping
others and improving our wonderful community.
My time at Saint John’s started at the Child and Family Development Center working for its outpatient
mental health program for the deaf and hard of hearing — something I enjoyed doing because I could
apply my knowledge of American Sign Language.
After working with the Child and Family Development Center for several years, I moved over to the main
hospital to assist in the Surgery Waiting Room. When the opportunity presented itself, I added
volunteering on the orthopedics and oncology floors visiting patients on each floor. I loved interacting
with the patients and miss that most of all the past two years since we were not allowed to volunteer
during the COVID Pandemic.
My time volunteering at Saint John’s has been an incredible experience. As a Santa Monica resident and
someone who lives two blocks from Saint John’s, having the opportunity to play a role in the hospital’s
healing mission has been fulfilling and a true blessing. I know firsthand that the work being done at Saint
John’s is a benefit to our community and it is in our best interest as community members to support the
health center.
The possibility of improving the Child and Family Development Center and Cancer Institute is particularly
important to me, so I hope you will join me in my support of the Phase II Master Plan.
Thank you for your consideration and I look forward to hearing your decision on the matter.
Sincerely yours,
Nancy Cronig
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Vernice Hankins
From:carl mckinzie.us <carl@mckinzie.us>
Sent:Tuesday, March 15, 2022 10:02 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Support for Saint John’s; ‘Yes’ on Saint John’s Master Plan
Attachments:image002.emz
Dear City Council:
My name is Carl McKinzie. My wife, Rena McKinzie, and I have lived in the same home on 21st Place in Santa Monica
since 1971. During these 51 years, we have raised three sons who went from elementary school through high school in
Santa Monica’s public schools and then attend outstanding universities. Rena was a co‐founder of the Santa Monica
High School Alumni Association and has spent many years supporting SAMOHI as the first and long‐time editor of the
Alumni Association’s newsletter and serving on SAMOHI’s scholarship committee.
I began practicing corporate law in Los Angeles in 1966 with my dear friend and long‐time law partner Richard Riordan,
the 39th Mayor of Los Angeles. Before its merger into an international law firm, the Riordan & McKinzie firm served as a
corporate boutique with approximately 100 lawyers. Although I no longer actively practice law, I continue to serve on a
number of nonprofit and for‐profit boards.
I became a member of the board of directors of Saint John’s Health Center (“Hospital”) in 2001, chaired the board for
four years, continued to serve as a director for a number of additional years and now serve as a Senior Advisor to the
board. I also continue to serve on the Saint John’s Foundation (“Foundation”) Board of Trustees. I have had the
pleasure of being the original chair and then serving for five years as chair of the Foundation’s Donor Advised Fund
(known as the Community Impact Fund or “CIF”). CIF was established by the Foundation to support our local health care
partners in improving the health of our community. Over six million dollars have been awarded to our local health care
partners and an additional five million dollars have been authorized to deal with COVID issues in our community.
From my long‐time involvement with both the boards for the Hospital and the Foundation, I know that Saint John’s is an
absolute community jewel. It has the unique distinction of being able to provide university quality care in a community
hospital setting. Its reputation for “compassionate care” is well deserved and it has provided the McKinzie family with
outstanding care for our medical needs for many years.
It truly has been a pleasure to observe and participate with the leadership of the Hospital and of the Foundation to
invest millions of dollars to provide cutting edge medical care. Many more millions of dollars have been invested
pursuant to the Hospital’s Community Health Needs Assessment and the Foundation’s CIF. The Hospital’s service area
provides care not only for the Santa Monica community but also many surrounding communities. A mantra since the
founding of the Hospital over 80 years ago as been to provide exceptional care especially for the poor and
vulnerable. The outstanding reputation of our service providers also attracts patients from other parts of the
world. Research done at Saint John’s has improved the quality of care of patients all over the world.
The Providence Saint John’s Health Center is requesting your approval of its Phase II Master Plan. Implementation of the
Phase II Master Plan will permit, improve and enhance the ability of Saint John’s to expand its services and will provide
additional benefits to the community that include the development of wellness, outpatient health care, research and
ancillary features on the Saint John’s campus. I wholeheartedly believe that the project and community benefits
provided by the Phase II Master Plan will benefit the Santa Monica community for many years to come. The ten million
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dollars contribution to Santa Monica’s mental and behavioral health and provisions for supporting homeless services
have particular appeal to me and will provide enormous benefits to our community.
As stated, the Phase II Master Plan provides overwhelming benefits for our community! I strongly encourage you to
vote in favor of the Phase II Master Plan. The improvements will not only help improve health services offered here in
Santa Monica, but look to address affordable housing, transportation, on‐site childcare and much more.
Sincerely,
Carl W. McKinzie
527 21st Place
Santa Monica, CA 90402
310‐393‐3692 – home
310‐393‐5619 – home office
213‐509‐1695 – cell
carl@mckinzie.us
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Vernice Hankins
From:Cary Singleton <carysingleton1@gmail.com>
Sent:Thursday, March 17, 2022 10:18 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:In favor of the Providence Saint John’s Health Center’s Phase II Master Plan
EXTERNAL
In 1998, the City of Santa Monica and Saint John’s entered into a development agreement after
the devastating Northridge Earthquake of 1994 to rebuild and provide vested rights for future
Phase II expansion.
My parents-in-law, Henry and Caroline Singleton, as Trustees of Saint John's Health Center
Foundation, were involved in funding the rebuilding of the hospital after the earthquake and
Caroline later underwrote the Mrs. Henry E. Singleton Imaging Center at Saint John's. My
husband, Willl Singleton, and I have continued this family tradition of supporting this excellent
local hospital that has partnered with world-class medical researchers by our investment in its
Pacific Neuroscience Institute's important work of delaying, reversing and eventually eradicating
the horrific cognitive disease, Alzheimer's, which affects millions of seniors. And since I've
joined the Board of Trustees in 2020, we've become even more aware of and involved in the
amazing work Saint John's does for both our community and beyond.
We strongly encourage the City of Santa Monica to approve the Phase II Master Plan, the
physical extension of Saint John's mission, providing more resources for all elements of our
community. It is this type of facility that will continue to make Santa Monica a world class
health center, attracting future businesses and their employees to our area.
Very truly yours,
Cary Singleton
CarySingleton1@gmail.com
Create Vision > Inspire Action
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Vernice Hankins
From:Grunwald, Tiffany MD <Tiffany.Grunwald@providence.org>
Sent:Thursday, March 17, 2022 4:10 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra; David White; David Martin; Roxanne Tanemori
Subject:Yes on Saint John's Master Plan
EXTERNAL
Dear All,
My name is Tiffany Grunwald; I am a surgeon and the owner of TBG, M.D. Inc., a local surgical practice in Santa
Monica. I have been caring for patients in Santa Monica for over 20 years and I am proud to be part of this
community. After seeing the work of the staff at Saint John’s Health Center firsthand, I was inspired to get
even more involved as a member of the hospital’s Board of Directors so I could play a greater role in the
health center’s cutting‐edge and life‐changing work.
As a Board member, I have seen our health center’s leadership prove time and time again that its Vision of
Health for a Better World extends to all patients, especially those who are poor and vulnerable in our
community. Since my time on the Board, I’ve witnessed Saint John’s reinvest millions of dollars back into the
community through our Community Health Needs Assessment, push the boundaries of research through
countless clinical trials and provide world‐class care to our residents.
In the Phase II Master Plan, I’m personally most excited about the additional open space, walking paths and
bike lanes that will give our residents a safe place to gather in the city. The improvement in campus properties
will be a victory for all — especially those who rely on Saint John’s vast web of health services. I have been
involved in a recent collaboration with nursing students at Santa Monica College and the Labor & Delivery
floor at Providence Saint John’s.
If approved, the Phase II Master Plan would provide $10 million to the city’s behavioral health initiatives. This
funding could dramatically help organizations that are providing mental health, substance abuse and
community programs to area residents in need. The Phase II Master Plan also addresses one of the major
issues across our state: affordable housing. These additional units will provide much‐needed housing for low‐
income residents and young families who are often priced out of Santa Monica’s market. The Phase II Master
Plan will beautify the spaces around the hospital, giving residents and patients a safe and efficient way to
reach the hospital from major transportation hubs and Metro stations.
Thank you for the time and attention. Please vote in favor of this transformative Master Plan for the health
center and our community.
Best regards,
Tiffany
_________________
Tiffany B. Grunwald, MD, FACS
Executive Medical Director, Women’s Health Institute
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Division Chief, Plastic & Reconstructive Surgery
Providence Saint John's Health Center
tbg@tbgmd.com
1301 20th Street, Ste 430
Santa Monica, CA 90404
310-828-4646 office
310-430-4989 cell
This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under
applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
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Vernice Hankins
From:Robertson, John M <John.Robertson@providence.org>
Sent:Thursday, March 17, 2022 5:11 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Yes on Saint John's Master Plan
EXTERNAL
Providence Saint John’s Master Plan
My name is John M. Robertson, MD. I have been a resident of Santa Monica for 32 years, working, living and raising my
two children with my wife in this great and compassionate city. By profession, I am a cardiothoracic surgeon practicing
at Saint John’s Health Center and have been for over 35 years. During my tenure, I have served on the Board of the
Directors of Saint John’s Health Center and am a former President of the Foundation. Currently, I am a trustee of the
Health Center, Chairman of the Thoracic & Cardiovascular Surgery Department at the Health Center and am the
Executive Medical Director of Clinical Surgery. These experiences have given me a unique perspective of the role that
Providence Saint John’s Health Center plays in our community.
As to the proposed Phase II Master Plan, I am intimately familiar with Providence Saint John’s Health Center’s Master
Plan. Following the devastating 1994 Earthquake, I joined the original development planning team for the Hospital and
have remained a constant involved participant in the Master Plan’s implementation. From speaking before the Santa
Monica City Council on behalf of the Development Agreement of 1998, to fundraising for the programs addressed in the
Master Plan and to attending numerous planning sessions, I am fully committed to this Master Plan. As explained below,
I believe as a physician, resident and father that the approval of the Phase II Master Plan will be beneficial to our City,
our residents, our neighboring cities and beyond for many years to come.
I personally believe that every city should always strive to support its educational system, religious institutions, and
medical facilities because more likely than not at some point each member of the city will need one or all these entities.
In my role as a cardiovascular surgeon, I have seen and operated on thousands of patients throughout my time at the
Health Center, including numerous residents of Santa Monica. Throughout my more than three‐decade career with Saint
John’s, I have seen firsthand how a state‐of‐the‐art research institute and community health center can work together
to provide our patients with excellent outcomes, offer innovative treatment options and ultimately save patients’ lives.
Providence Saint John’s Health Center has been serving the Santa Monica and Westside Los Angeles communities since
1942, and since that time has earned a reputation for clinical excellence and award‐winning care in a compassionate and
tranquil healing environment. It is an honor and a privilege to practice at this Health Center.
Today, Providence Saint John’s is a nationally renowned award‐winning 266‐bed hospital with physicians, nurses,
volunteers, and support staff who work as a team to provide the best possible medical care to its patients and the
community. Our Center provides the latest in diagnostic technology and specialty care with a strong commitment to its
core service lines: cardiology, oncology, orthopedics, neurosurgery and women’s health. Providence Saint John’s also is
home to the world‐renowned Saint John’s Cancer Institute, dedicated to clinical research and medical advancements in
cancer care. The Pacific Brain Tumor and Pituitary Disorders Centers have been part of Saint John’s Health Center and
the Saint John’s Cancer Institute since 2007.
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Providence Saint John’s reputation for academically based care guided by research and evidence‐based medicine is due
to the commitment to excellence by our physicians, nurses and other caregivers. Our cancer surgeons care for patients
in the Cancer Center and hold faculty positions at the Saint John’s Cancer Institute and other teaching institutions in the
community.
I can think of no clearer example of how beneficial and necessary Providence Saint John’s Health Center is for our city
than the recent pandemic. As we enter our third year of the COVID pandemic, our world has drastically changed, and yet
I am proud to say that the care, innovation, and results provided at Saint Johns have remained at the highest level.
Having this institution in our city cannot be understated. During the onset of the pandemic in early 2020, the health
center and hospital staff responded quickly to help COVID infected individuals. Our research institution was very
involved in the early discovery of treatments for this virus. In those early months, we piloted the Extracorporeal
Membrane Oxygenation (ECMO) program and helped our surrounding county‐based hospitals address the growing
needs of the most critically ill pandemic patients. This program saved the lives of many patients who unequivocally
would have died without it. It has become one of the largest ECMO programs in the state of California.
Aside from the Health Center’s ability to respond to and continue to address the ongoing Pandemic, the Health Center’s
continuous innovation in all areas of health, including brain health must be mentioned. Recently, a team of
multidisciplinary specialists at the Providence Saint John’s Health Center’s Pacific Neuroscience Institute became the
first in the nation to treat a patient with recurrent glioblastoma — an aggressive form of cancer in the brain — with
electronic intraoperative radiation therapy. Glioblastoma is the cancer that killed U.S. Sen. John McCain (R‐Arizona), U.S.
Sen. Ted Kennedy (D‐Massachusetts) and Beau Biden, son of President Joe Biden. It is the most common and aggressive
type of malignant primary brain tumor, with a median survival of 10‐12 months.
I personally watched the development of this world‐renowned neuroscience department. The Health Center’s Pacific
Neurosciences Institute’s development and growth has not only led to major innovation in the field of brain health but
also set the stage for the Health Center to become a comprehensive stroke center. As the Council members may be
aware, when someone has a stroke, every minute counts. Getting the best care in the shortest amount of time is
essential to prevent long‐term disability and improve the chances of recovery. Having our Health Center designated as
comprehensive stroke center, means we provide the highest level of stroke care available and have the capabilities to
treat even the most complex stroke patients 24 hours a day, seven days a week. This is the difference between life and
death for many stroke patients.
In addition to the clear medical benefit of having a world‐class medical center in the heart of our city, there are
numerous community benefits that the Health Center provides to Santa Monica. While certainly not an exhaustive list,
here are just some of the benefits I am most proud of as a resident of the City of Santa Monica that our city receives
from the Health Center.
The Child and Family Development Center (CFDC): For over 50 years, the Child and Family Development Center
at Providence Saint John’s has provided empathetic care to underprivileged families, adolescents and children
throughout the Los Angeles area. The CFDC functions as a "clinic without walls," thus services are provided at
the center, in homes, schools, preschools, transitional housing sites, community centers and free clinics. CFDC
collaborates with over 15 different community partners and utilizes over 10 evidence‐based practice
psychotherapy models;
Grants: Various grants are made by the Health Center to support the wellness of the community and the needs
of Santa Monica;
Homelessness & Underserved: the Health Center provides top level medical care to the underserved, mentally
ill, homeless and uninsured in both its Emergency Department and throughout the facility throughout the entire
year;
The Health Center’s Philanthropic Foundation, the Community Impact Fund (CIF): Started in 2015, the Health
Center’s Philanthropic Foundation awards CIF grants for health‐related purposes that are managed by the
foundation and distributed to community partners serving vulnerable population within the hospital’s service
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area of 29 zip codes. Each year, the CIF makes grants of approximately $1.4 million to around 15‐20 various
organizations throughout the city sponsoring programs that support the homeless, the mentally ill, the Westside
food bank, and countless others.
These are just some of the community benefits the Health Center provides in addition to its world‐class medical care.
The additional benefits that will come from the approval of the master plan would allow us to modernize and expand
our facilities with further state‐of‐the‐art lab and clinical space for critically ill patients
.
Presently, the approval of this plan would provide approximately $100 million community health investments by Saint
John’s into the City of Santa Monica over the next 30 years.
Due to the overwhelming benefits for our patients and the surrounding neighborhoods, I encourage you to vote in favor
of the Phase II Master Plan.
Sincerely,
John M. Robertson, M.D.
Chairman, Thoracic & Cardiovascular Surgery
Executive Medical Director, Clinical Surgery
Providence Saint John’s Health Center
2121 Santa Monica Blvd.
Santa Monica, California 90404
(310) 829‐8618 (O), (310) 829‐8995 (O) Fax (310) 829‐8607
This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information
contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
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Vernice Hankins
From:Nat Trives <ntrives@verizon.net>
Sent:Thursday, March 17, 2022 7:15 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Statement in support of the Phase II application by Saint John’s Health Center
EXTERNAL
Dear Honorable Mayor and Councilmembers and Staff:
I write in support of the proposal from Providence Saint John’s Health Center for its Phase II Master
Plan. Many of you know me as a resident of Santa Monica for over 70 years, a graduate of Samohi
and Santa Monica College, a frontline officer and then supervisor in the Santa Monica Police
Department, a city councilmember, mayor, and a lifelong educator and community activist. As such,
my experience in the community qualifies me to evaluate community benefits in their own right and
also against the backdrop of seven decades of happenings and observations about our community.
There has never been a set of community benefits that is as specific and defined, as robustly
supported financially, as informed by professional expertise and well-suited to the experience and
core business of the applicant, with everything set forth in a commitment of more than three
decades. This is a gift to the community that will certainly keep on giving. And all of this added to
what Saint John’s has been providing to our community since the mid-1940s: high-quality,
community-sensitive medicine and preventive health care that benefits so many Santa Monicans as
individuals and all of us as a community. The initiatives and continuation of services for early
identification and intervention in mental and behavioral health, homeless services, affordable housing,
open space, community convening space, child care and early childhood development programs are
an integral part of the proposal. Let’s take advantage of this rare opportunity.
Saint John’s has a well-deserved reputation for decades of direct support to community-based
nonprofit organizations and for providing free medical care to the indigent. It has been a caring and
generous institutional neighbor and will continue to be for decades to come. I urge you to approve
the proposal.
Sincerely,
Nathaniel Trives
310-399 1788
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Vernice Hankins
From:Frost, Janice M <Janice.Frost@providence.org>
Sent:Friday, March 18, 2022 11:22 AM
To:councilmtgitems; Roxanne Tanemori; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre;
Christine Parra; Lana Negrete; David Martin; David White; Roxanne Tanemori
Subject:YES ON SAINT JOHN'S MASTER PLAN
EXTERNAL
Dear City Council Members
I have been a nurse at Saint Johns for over 25 years. We have grown out of our current space in the cancer clinics and
continue to grow.
Without the ability to increase our space for clinic exam rooms and procedure rooms, we will not be able to add
additional cancer service lines which will impact the availability of services to our communities.
I fully support the next phase in our master growth and development plan and hope you will too.
Thank you for your time and consideration.
Janice Frost BSN, RN, OCN
Director of Outpatient Oncology Services
Providence Saint John’s Health Center
Saint John’s Cancer Institute
2121 Santa Monica Boulevard
Santa Monica, CA 90404
O 310‐829‐8305
C 818 388 1024
janice.frost@providence.org
www.providence.org/saintjohns
Inspired Caregivers, Innovative Practice, Excellent Care
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This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under
applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information
contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
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Vernice Hankins
From:Lowe, Bob <blowe@lowe-re.com>
Sent:Friday, March 18, 2022 10:28 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Yes on Saint John's Master Plans
EXTERNAL
Members of the Santa Monica City Council:
I was a member of the Board of Directors of Saint John’s Health Center for several years and I am currently a
Special Advisor to the Board. I have been a Trustee of the Saint John’s Health Center Foundation for about
twenty years. My two sons and six grandchildren all were born at St. John’s and my family and I have had
surgeries and many visits to the emergency room.
During my time on the Board, I watched with pride as the Health Center invested millions of dollars to better
serve the needs of all members of our community, to pursue world class research, to attract many of the best
doctors in our county and to generally provide world-class care to our residents. We should not take for granted
how fortunate we are to have Saint John’s in our community.
I am well aware of the details of the proposed Phase II Master Plan for Saint John’s. It will provide much
needed patient care facilities along with world-class research capabilities. This will be accomplished in a land-
use plan that adds open space, walking paths and bike lanes which will benefit the community.
The community benefit programs that accompany the Phase II Master Plan respond to some of the most critical
needs of our community. The $10 million funding to the city’s behavioral mental health initiatives will be
critical. This will enhance mental health, substance abuse and other community programs serving our
neighbors. I strongly support the planned additional childcare and day care facilities and programs.
Please, for the long-term benefit to Santa Monica and to our neighbors, vote yes on the Saint John’s Phase II
Master Plan. Our children and grandchildren will thank you.
Thank for considering my thoughts,
Robert J. Lowe
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Vernice Hankins
From:Daniel Galamba <galambadb@hotmail.com>
Sent:Friday, March 18, 2022 4:37 PM
To:Daniel Galamba; councilmtgitems; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Sue
Himmelrich; Kristin McCowan; Oscar de la Torre
Subject:March 22, 2022 City Council Meeting Item 9.A.-Please Oppose Adoption of Resolutions and
Introduction and First Reading to Adopt the Providence Saint John's Development Agreement
EXTERNAL
Dear City Council,
The proposed South Campus additions are about the same size as the proposed Hines Project at the former PaperMate
Plant that was ultimately rejected by the City of Santa Monica after a referendum from the voters.
The number of traffic trips generated per day by these additions would probably be about 13,000, the same amount as
the proposed Hines Project, if not more. We cannot handle the existing traffic and congestion already let alone the
additional traffic and congestion that these proposed additions would create. During rush hour traffic is bumper to
bumper on Santa Monica Blvd from before 20th Street to Cloverfield Blvd and also on Broadway from before 19th Street
to Cloverfield Blvd as well as on Cloverfield Blvd from Santa Monica Blvd to the 10 Freeway. Both Santa Monica Blvd and
Cloverfield Blvd plus Broadway and Cloverfield are choke points for traffic with no relief possible. The only freeway on
and off ramp in the area is at Cloverfield that is already gridlocked and cannot handle existing traffic let alone the
additional traffic the South Campus additions would create. The scope of the proposed South Campus additions is not
sustainable in the area. Also, the plan is to add two new streets but eliminate 21st Street for a net of only one new
street. If the desire is to improve traffic circulation, then eliminating 21st Street does not make sense.
It is recommended that the South Campus additions be similar to those at Cottage Hospital in Santa Barbara‐two and
three story buildings. If additional space is needed then St John’s could expand outward rather than upward. This
would disperse the traffic and alleviate the traffic and congestion that the proposed South Campus additions would
create around Santa Monica Blvd, Broadway, 20th Street and Cloverfield Blvd.
It really is to the benefit of not only St John’s but also to its patients, staff and our community overall if St John’s is more
like Cottage Hospital in Santa Barbara rather than the UCLA Medical Center in Westwood. Also, patients prefer St John’s
to the UCLA Medical Center in Westwood because St John’s is more human scale with better personal service.
Sincerely,
Dr Daniel Galamba
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Vernice Hankins
From:Florie Brizel <florieb@gmail.com>
Sent:Friday, March 18, 2022 1:43 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Support for Providence St. John's Health Center Phase II Master Plan
EXTERNAL
Dear Santa Monica City Council Members:
My name is Florie Brizel. I am privileged to work as a consultant in the global healthcare industry, a position that affords me
daily access to information about cutting‐edge research and advances in medicine and the delivery of healthcare. However, I
write to you as a patient with Ehlers‐Danlos Syndrome, a genetic connective tissue disorder. I’ve had a lifetime of secondary
chronic conditions and I stopped counting after my 25th major surgery, which already was years ago. It is an understatement
to say I know the difference between average and excellent healthcare. I can say firsthand and unreservedly that Providence
St. John’s Health Center provides the very best. Moreover, I understand the value of having a first‐rate hospital in a local
community, as well as the pride that comes from helping it grow, because I watched my father practice medicine for 40 years
at what started in 1953 as a small, community‐based hospital in South Florida and today is one of the largest public healthcare
systems in the nation.
Just as my father’s hospital increased in size and stature, so, too, can St. John’s grow and become the beating heart of Santa
Monica with the approval of this Phase II plan. I love the idea of having a real campus instead of scattershot buildings in the
hospital’s vicinity, as well as the plan’s commitment to create a space of real beauty, not just functionality, to enhance the
surrounding neighborhood. I’m also impressed with the plan for parking and pedestrian traffic. When I need to see a doctor,
and particularly when I’m not feeling well, I just want to get there. I don’t have the energy or patience to drive around looking
for a parking spot that I often end up rejecting because it’s located too far from my destination. And the plan for a pedestrian
bridge over busy Santa Monica Boulevard just makes good safety sense.
Finally, I’m truly excited by the prospect of more research taking place at St. John’s since research results advance our
understanding of science and its applications for healthcare. I’ve taken part in two spine study clinical trials through St. John’s,
and the benefits I derived from participation changed my life and continue today. Better opportunities for research can attract
better doctors wanting to conduct that research. Breakthroughs in scientific and medical research help mankind to heal the
world.
Please accept this letter enthusiastically supporting Providence St. John’s Health Center’s Phase II Master Plan. This plan has
the ability to transform the health center and start a positive chain reaction that will be felt throughout Santa Monica for
many years to come. Your vote to approve this plan at your next City Council meeting will make you feel better right now.
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Sincerely,
Florie Brizel
--
Florie Brizel
Mobile: +1-310-344-6747
Email: FlorieB@gmail.com
www.BrizelMedia.com
"Expressing the Future"
-Consultant, Mobile518: Enhancing Mobile Globally (mobile518.me)
-Member, International Society for Telemedicine and eHealth (ISfTeH)
-Member, Los Angeles Press Club
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Vernice Hankins
From:Iao Katagiri <iaokatagiri@gmail.com>
Sent:Friday, March 18, 2022 12:41 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Support for Saint John's Phase II Master Plan
EXTERNAL
March 22, 2022
RE: Support for the Saint John’s Master Plan Phase II
To the Honorable City Council:
I would like to share a few thoughts about the application from PSJHC regarding its Phase II
Master Plan, which I strongly support.
I have spent the past three decades promoting the welfare and wellbeing of Santa Monica as a
volunteer and activist on behalf of very young children, services and support for our older
neighbors, hunger and crisis intervention, economic development, and promoting civic
engagement. I have served the Santa Monica’s Early Childhood Task Force for all of that time, and
on the boards of Connections for Children, WISE & Healthy Aging (and its predecessors, the
Center for Healthy Aging and Senior Health & Peer Counseling), the Westside Food Bank and the
American Red Cross, the Chamber of Commerce, the MLK Westside Coalition, and the Human
Relations Council. I have served city government on the Arts Commission and on working groups
including the Workforce Housing Task Force, the Civic Working Group, and the Downtown
Community Plan Advisory Group. I have long been a part of the city’s policy decisions and other
organizations’ efforts to support the underserved in our community.
I have a personal debt of gratitude to Saint John’s, as many in Santa Monica do, because it helped
me through several health crises, but that is not what motivates my support here. Rather, personal
experience generated admiration for both the spirit and practice evident in its dedication to high-
quality medicine coupled with continuous engagement with the network of community-based
nonprofit organizations that provide a continuum of care extending beyond the hospital’s doors.
Taking care of a community’s needs is not limited to a single institution. Rather, it needs sustained
partnerships among multiple community organizations that can address different facets of large,
long-term problems for the benefit of the entire community.
This is what the community benefits included in the Phase II proposal are all about. They address a
slate of long-term needs of the community that require long-term solutions, a lot of hard work, and
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continuous collaboration. All of the proposal’s elements are needed and will extend for more than
30 years. I would like to comment specifically on its early childhood component since I work in
that space at present and am co-chair of the District Advisory Committee for Early Childhood
Development and Learning, Santa Monica-Malibu Unified School District. I believe it serves as an
example of long-term complex problems for which a single solution will not have the impact that a
collaborative effort encompassing big and small programs, short and long-term, institutional and
community-based would have.
The Child & Family Development Center includes onsite child care, but it is much more than that.
For a half century, it has also operated programs that focus on identifying mental health and
emotional developmental issues in very young children, working with children and their families to
recognize the sources of problems, build resiliency, and develop coping behaviors. Its Therapeutic
Preschool is nationally recognized for its early intervention programs. And it doesn’t stop at its own
doors. Nearly five years ago, its researchers developed a program to focus on identifying emerging
behavioral challenges and early intervention in our public schools with the Pinwheel Program. The
research team sought private research foundation support via a Robert Wood Johnson Clinical
Scholars grant, and the program has provided professional mental health consultation staff to
SMMUSD preschools ever since, working with teachers, parents, and the children themselves. By
the way, this was obviously not planned, but having this program underway when COVID-19
wreaked havoc on our in-person classrooms was a tremendous advantage for our little ones as they
and their families worked to adapt to virtual interactions.
That’s the kind of commitment to the health and wellbeing of Santa Monicans that started well
before and will extend well beyond any particular regulatory action. It is part of the DNA of an
institution that recognizes the complexity of a community, the need for innovation informed by
experience and science, and the need to be part of a long-term network of resources. The Phase II
proposal organizes and emphasizes certain key aspects of the health center’s programs. Taken
together with its larger portfolio of medical, research, and community health services to the
community, it will continue to be a major, sustained resource to Santa Monica.
I hope that you will secure this long-term legacy for the community by joining with the Planning
Commission in its earlier support for the Phase II Master Plan.
With respect and appreciation,
Iao Katagiri
iaokatagiri@gmail.com
(310) 795-3583
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Vernice Hankins
From:Emily McCarron <emsmilehappy027@gmail.com>
Sent:Friday, March 18, 2022 12:23 PM
To:Sue Himmelrich; Kristin McCowan; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Oscar de la
Torre; councilmtgitems
Cc:David Martin; Roxanne Tanemori
Subject:Support for PSJ Phase 2
EXTERNAL
Dear Mayor Himmelrich and City Councilmembers,
I am writing in support of Saint John’s Phase 2 plan.
I am a resident of the mid-city neighborhood and am thrilled that Providence has invested a huge amount of
time and resources to think through an expansion plan that meets so many needs right here in 90404 – and
beyond.
I am a “constituent” of Saint John’s also. Like many Santa Monicans, I am disabled and have to deal with the
issues that sometimes crop up because of that problem. I imagine that I visit the health center more frequently
than most people. I don’t drive, so I feel very lucky that a top-notch community health center is located within a
7-minute Lyft ride from my apartment. The care I get is always respectful and excellent.
Aside from my own healthcare experiences, I’d like to focus on a few aspects of the Phase 2 plan you’ll be
voting on Tuesday night.
When I’m feeling well, I walk in the mid-city neighborhood. Just from an urban planning and “curb appeal”
standpoint, the stretch of sidewalk along Broadway Ave. that borders the Cancer Center parking lot really cries
out for improvement. The site plan in the Phase 2 proposal solves that problem beautifully. Opening up the
south property between Santa Monica and Broadway to passersby and bike riders will bring Saint John’s into
the neighborhood in a tangible way. This will make a massive change in the way the neighbors relate to the
health center.
The facilities and community-friendly features that would be created on that property are what makes this
ambitious plan so very important. The Cancer Institute comes to mind first. The dedicated people who
pioneered sentinel node biopsy and immunotherapy (tools that are in use right now around the world!) – and
those who follow who will make incredible advances in our understanding and defeat of cancers – deserve
better “digs.” There should be no debate about that. Phase 2 must be approved to allow a new institute to go
forward. With cancers among the top ten causes of death in the county, the creation of a new institute is
essential.
The Child and Family Development Center is another well-known program that meets a huge need, especially
during these traumatic times for our kids and families. CFDC must be able to improve, expand and modernize
their space.
This has been a long process, and we’re almost at the finish line. I thank you for the time you’ve spent studying
this plan and respectfully ask you for a yes vote.
Sincerely
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Emilly McCarron
Santa Monica
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Vernice Hankins
From:Rae Archibald <rwarch@gmail.com>
Sent:Friday, March 18, 2022 4:47 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:I Respectfully Request Your Approval of the Providence St.John's Health Center Phase II Master Plan
EXTERNAL
Honorable Members of the Santa Monica City Council,
I am writing to urge you to approve the Providence Saint John’s Health Center Phase II Master Plan.
I first stood before you many years ago when your predecessors approved the Civic Center Specific Plan. It has taken
many years and a few twists and turns for the vision of that plan to come to fruition, but when I look out now I see an
award‐winning park, housing, a major research center, a school and childcare center, and yes, green soccer fields. You
have before you now a plan that will provide research facilities, housing, open space, improved circulation and parking,
and of course world‐class health care and services facilities. Along with these community assets many direct community
benefits will accrue over time, yielding an unparalleled contribution to our community. Not unlike the Civic Center
Specific Plan, this phase of the Master Plan will take years to realize in full, but nothing can move forward to generate
the substantial benefits the plan brings to the community without your approval now.
My ties to Saint John’s go back many years. I served on the local Board of Directors from 1989‐1995 and then again
from 2003‐2009, chairing the Board in 2008 and 2009. I served during the earthquake when we lost a wing of the
hospital and at one point chaired the building committee as we provided a state‐of‐the‐art isolation system to help
prevent damage from earthquakes. The then‐new hospital and outpatient services building are an enduring benefit to
the community, and the Phase II Master Plan will expand and refine that benefit.
I’ve also served with local social‐service non‐profits in the community and seen the direct effect of contributions in cash
and in kind from Saint John’s to our local non‐profit organizations. As I’m sure you are aware, when sponsorship of the
health center changed from the Sisters of Charity of Leavenworth to Providence we were able to keep millions of dollars
that had been raised by the Saint John’s Health Care Foundation here in the community—and not have it end up out of
state. That money enables us to give direct grants to innovative, local non‐profits in addition to the substantial regular
charitable contributions that flow from a large health center operation. The Phase II Master Plan gives us the
opportunity to expand our charitable giving, for example the proposed $10 million allocation to the City’s behavioral
health initiatives and the $25 Million allocation to programs serving individuals experiencing homelessness.
Having worked in Santa Monica since 1973 and been associated with Saint John’s since 1989 I’ve been able to observe
the dedication of the health center leadership and staff to providing the very best possible service,‐‐competitive with
world‐class care yet never losing sight of the mission to serve the local community. Many, many citizens have had
reason to come to Saint John's and never a month goes by when someone doesn’t comment to me about the incredibly
great service and care they or their loved ones have received at Saint John’s. Help us keep it that way and continue to
strive to be equal to the very best in country by voting to approve the Providence Saint John’s Health Center Phase II
Master Plan.
Respectfully,
Rae W. Archibald
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Trustee, Saint John’s Health Center Foundation
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Vernice Hankins
From:Carol Smith <cfxsmith@roadrunner.com>
Sent:Friday, March 18, 2022 4:41 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra; David White; David Martin; Roxanne Tanemori
Subject:Saint John's Phase II Master Plan
EXTERNAL
Charles F. Smith & Company
March 18, 2022
Dear City Council Members:
My name is Charles Smith. I am a long-time resident of our community (since 1974) and a very active
participant in the Santa Monica business community. I worked in investment banking with Charles F. Smith &
Company until my retirement in 2019. During that time I also served as a director of several Santa Monica
based companies including: First Federal Bank, Logicon, Pinehurst Corporation and The People Concern (an
organization working with the poor and the homeless).
I am writing to you as a Trustee of The Saint John’s Hospital Foundation where I have served as a Trustee since
1991. During this 31-year period, I have watched “our hospital” take a national leadership role in providing
advanced health services to our community. Saint John’s has invested millions of dollars to build a world-class
staff and conduct advanced “state of the art” research and clinical trials to provide the best available medical
care to our community.
Now is the time for us to continue this highly successful program – the Phase II Master Plan is on the
table. Saint John’s is in a position to complete this Master Plan. The plan calls for an impressive array of
personal benefits for our community including safe transportation to the hospital, safe childcare at the hospital,
and hospital-based exercise and recreational programs. This plan also calls for a $10 million investment in the
city’s behavioral health initiatives which would provide much-needed help in the included areas of mental
health, substance abuse and homelessness.
I respectfully ask for your support – to join with us to complete this Phase II Master Plan – for our community.
Sincerely,
/s/ Charles F. Smith
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Vernice Hankins
From:Carol Smith <cfxsmith@roadrunner.com>
Sent:Saturday, March 19, 2022 10:26 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra; David White; David Martin; Roxanne Tanemori
Subject:Saint Johns Phase II
EXTERNAL
Date: 3/18/22
Re: Support for Saint John’s; “Yes” on Saint John’s Master Plan
My name is Carol Smith. I have been a resident in the Santa Monica area for more than 45 years. In 1987 a
support group for the hospital named the Irene Dunne Guild was formed and I became one of the founding
members. As an Irene Dunne Guild member, I have seen Saint John’s reinvest millions of dollars back into the
community through our Community Health Needs Assessment, push the boundaries of research through
countless clinical trials and provide world-class care to our residents.
After being a member of the Irene Dunne Guild for a number of years, I decided to become even more involved
in the mission of the hospital by becoming a volunteer. Ultimately I become an Angel of the Emergency Room
where I saw our health center’s leadership prove over and over that its vision of health for a better world
extends to all patients, especially those who are poor and vulnerable in our community. No one is turned away
from Saint John’s.
The health center’s Phase II Master Plan builds on this record of care in our community, creating a roadmap for
Saint John’s to expand the services it provides to all patients and to benefits to the community. The
improvement in campus properties will be a victory for all, especially those who rely on Saint John’s vast web
of health services.
In addition, if the Phase II Master Plan is approved, it will provide additional much-needed childcare and day
care options to local families.
Due to the overwhelming benefits for our community, I encourage you to vote in favor of the Phase II Master
Plan. The improvements will not only help improve health services offered here in Santa Monica, but look to
address affordable housing, transportation, on-site childcare and much more.
Sincerely,
Carol Smith
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Vernice Hankins
From:Miriam Kaplan <mnkaplan@gmail.com>
Sent:Saturday, March 19, 2022 4:57 AM
To:councilmtgitems
Cc:David White; David Martin
Subject:Yes on Saint John’s Master Plan!
EXTERNAL
Dear Santa Monica City Council:
My name is Miriam Kaplan and I am writing to ask for your support for the proposed Phase II Master Plan
for Providence Saint John’s Health Center.
For the past 30 years we have lived and raised our family in Santa Monica. My husband has been a surgeon in
private practice at Saint John’s for more than 35 years and I have been a volunteer in the Animal Therapy Program
for the past 5 years. In the time we have been part of the Saint John’s family, we’ve witnessed and actively been
part of countless phases in the evolution of the new north campus. As you know, these building and rebuilding
efforts took decades to complete, and many improvements were precipitated by circumstances beyond our control.
Nevertheless, the enthusiasm for the project was palpable throughout the city for the duration.
Though the buildings on the south campus have aged well, now it is time to replace them with modern, state-of-
the-art facilities on a newly designed campus as well, in order to meet the needs of a university-level research
institution today. Not only does Phase II provide for leading-edge cancer research and health care in it’s facilities
plans, this phase includes gardens and wide open spaces for caregivers and visitors to “recharge”, new and
improved educational services and meeting spaces, parking access and traffic mitigation plans, and housing
accommodations and other social services to serve the needs of our neighbors and the surrounding communities.
In other words, patients, caregivers, visitors and the community as a whole, will benefit from access to the next
phase of such a prestigious center of excellence in health care.
Again, I am writing today to express my support for the Saint John’s Health Center Phase II project and to implore
you to do the same. Please vote “yes”!
Many thanks for your time.
Sincerely,
Miriam N. Kaplan
151 Hart Avenue
Santa Monica, CA
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Vernice Hankins
From:Clerk Mailbox
Sent:Saturday, March 19, 2022 6:40 PM
To:councilmtgitems
Subject:FW: 9A item for March 3.2022 Request to pull and speak
From: Ellen Hannan <elhasm@gmail.com>
Sent: Saturday, March 19, 2022 11:34 AM
To: Clerk Mailbox <Clerk.Mailbox@santamonica.gov>; David Martin <David.Martin@santamonica.gov>; David Martin
<David.Martin@santamonica.gov>; Sue Himmelrich <Sue.Himmelrich@santamonica.gov>; Phil Brock
<Phil.Brock@santamonica.gov>; Oscar de la Torre <Oscar.delaTorre@santamonica.gov>;
christine.para@santamonica.gov; Kristin McCowan <Kristin.McCowan@santamonica.gov>; Gleam Davis
<Gleam.Davis@santamonica.gov>
Subject: 9A item for March 3.2022 Request to pull and speak
EXTERNAL
I am requesting this item for St John's benefits be pulled from the agenda scheduled so close to the
Planning Commission approval. The community has not received proper notice or time to review the report by our
various commissions and neighborhood and professional groups.
I request to speak at the meeting.
Thank you.
Ellen Hannan
1218 9th St #6
Santa Monica CA 90401
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Vernice Hankins
From:Clerk Mailbox
Sent:Saturday, March 19, 2022 6:40 PM
To:councilmtgitems
Subject:FW: City Council Agenda Item 9 for March22, 2022 conflict of interest
From: Ellen Hannan <elhasm@gmail.com>
Sent: Saturday, March 19, 2022 12:26 PM
To: Clerk Mailbox <Clerk.Mailbox@santamonica.gov>; Attorney Mailbox <Attorney.Mailbox@santamonica.gov>; David
Martin <David.Martin@santamonica.gov>; David White <David.White@santamonica.gov>; Council Mailbox
<Council.Mailbox@santamonica.gov>
Subject: City Council Agenda Item 9 for March22, 2022 conflict of interest
EXTERNAL
March 19, 2022
Dear City Attorney:
I am requesting 5 reviews of this item on the agenda for St John's plans for future development. scheduled for March 22,
2022 as Item 9A
1 Timing of the items is too close to the Planning meeting and without decent outreach to the community by staff or St
John's to the community.
2. Lana Negrete, City Council Member, personal and family business, 1900 block of Santa Monica Blvd, is too close to
the property and will definitely be affected by the construction noise.
3. The Social Service Commission report was not present by City Planning Staff or St Johns in the presentation to the
Planning commission. I attended that very important hearing held at St Monica's Community Room. The large room was
packed. The Social Service Commission nor SM Mid City Neighbors have had time to review and meet on the Planning
Commission findings. It is important we have time to review the Planning Commission verbal comments and
staff written reports as they don't sync up.
4. Adequate health services needed by the community were not addressed in the report such as replacement of 1 North
Mental Health inpatient services and adding onsite maternal/child clinics.
Mobility transportation for seniors and handicapped parking arrangements are not addressed.
5. Ongoing Health Code violation of sewer condition and public nuisance of noxious odors are not addressed nor
remedied by St John's or your staff.
Sincerely,
Ellen Hannan
1218 9th St #6
Santa Monica, CA 90401
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3
Vernice Hankins
From:Merrill, David A <David.Merrill@providence.org>
Sent:Saturday, March 19, 2022 3:39 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Yes on Saint John’s Master Plan
EXTERNAL
This letter is in support of Saint John’s Phase II Master Plan.
As an adult and geriatric psychiatrist in clinical practice in Santa Monica, and as Director of the Pacific Brain Health
Center at the Pacific Neuroscience Institute, Saint John’s is an ideal organization to partner with in growing the depth
and breadth of behavioral health services available to our local community members. Indeed, LA County Mental Health
leaders endorse a multi‐organization, public/private effort to create a comprehensive mental health strategy in Santa
Monica.
Saint John’s mental health plan, endorsed by LA County Mental Health and supported by our local psychiatric
community, is to focus on Prevention, Early Intervention and Transition to Home following inpatient care by developing
Intensive Outpatient Psychiatric (IOP) services and Partial Hospitalization Programs (PHP). Saint John’s has developed a
pathway in partnership with the City and community to realize these services in Santa Monica by first quarter 2023.
IOPs and PHPs are highly effective and can be implemented quickly, with significant impact. Launching IOP/PHP
programming is more effective than opening a traditional Inpatient Psychiatric Hospital Unit. This is especially true when
done in partnership between private and public organizations, as proposed.
I encourage you to vote in favor of the Phase II Master Plan.
Sincerely,
David Merrill, MD, PhD
Adult and Geriatric Psychiatrist
Pacific Neuroscience Institute
1301 20th St., Suite 150
Santa Monica, CA 90404
310‐582‐7641 office
310‐315‐4069 fax
www.pacificbrainhealth.org
This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information
contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
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Leah FitzGerald, Ph.D.,FNP-BC, FAAN
Dean of Nursing
Fletcher Jones Endowed Chair Community Partnerships
Mount Saint Mary’s University
12001 Chalon Rd,
Los Angeles, CA 90049
March 19, 2022
RE: Approve Saint John’s Master Plan
Phase II Master Plan
Dear Santa Monica City Council Members:
As the Dean of Nursing at Mount Saint Mary’s University (The Mount) in Brentwood, the oldest baccalaureate
nursing program in the state of California, I write this letter in full support of Saint John’s Master Plan. During my
tenure as the Dean of Nursing and Endowed Chair of Community Partnerships over the past seven years, I have
witnessed firsthand the value and impact of Providence Saint John’s Health Center on the health and wellbeing
of the community.
The Mount has a long standing academic-service relationship with the Providence Saint John’s Health Center.
Many of our students have the opportunity to work alongside leaders in healthcare during their training and
return to serve the community as employees after completing their education. During the COVID-19 pandemic,
Saint John’s Health Center worked closely with Mount Saint Mary’s leadership to ensure our students were able
to continue their clinical training to ensure on time graduation. This is particularly important to note as the
nursing workforce has been strained by the pandemic and is desperate need of workforce.
After seeing their commitment to providing evidence-based care, I was inspired to get even more involved as a
member of the hospital’s Board Quality and Patient Safety so I could play a greater role in the health center’s
work. As a Board member, I have seen the health center’s leadership prove time and time again that its Vision
of Health for a Better World extends to all patients, especially those who are poor and vulnerable in our
community. Since my time on the Board, I’ve witnessed Saint John’s reinvest millions of dollars back into the
community through our Community Health Needs Assessment, push the boundaries of research through
countless clinical trials and provide world-class care to our residents.
In the Phase II Master Plan, I’m personally most excited about the additional open space, walking paths and bike
lanes that will give our residents a safe place to gather in the city. The improvement in campus properties will be
a victory for all — especially those who rely on Saint John’s vast web of health services including the most
vulnerable in need of such services. If approved, the Phase II Master Plan would provide $10 million to the city’s
behavioral health initiatives. This funding could dramatically help organizations that are providing mental health,
substance abuse and community programs to area residents in need.
I respectfully ask you to recommend approval of this comprehensive plan for the transformation of the Saint
John’s Campus. Please feel free to contact me with any questions or if you need any additional information @
lfitzgerald@msmu.edu
Sincerely,
Leah FitzGerald, Ph.D.,FNP-BC, FAAN
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March 17, 2022
To Santa Monica City Council: My name is Brian Anderson, I’ve worked at Saint John’s Cancer Institute for over 7 years. My passion is cancer research and I’m very proud of the translational and clinical cancer research work that we do. Our focus on opening early phase clinical trials has led to us being the first in the U.S. and in some cases first in the world to offer cutting edge clinical trial options to patients in the Santa Monica community.
In the Phase II Master Plan, I’m personally most excited about the potential to advance our research and continue our health center’s life-changing and lifesaving work. Specifically, our
current research facilities are outdated and are limiting our ability to grow programs and accommodate new technology. New facilities would allow us to continue and to expand our research offerings. Please vote in favor of the Phase II Master Plan to allow us to modernize and expand our research facilities with state-of-the-art research laboratory spaces.
Best regards,
Brian Anderson, JD
Administrative Director Saint John’s Cancer Institute
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March 16, 2022
Dear City Council,
My name is Grenda Pearlman, and I am a Santa Monica resident who has worked at Providence Saint John’s
Health Center for 18 years. I am writing to express my strong support for the Providence Saint John’s Phase
II Master Plan. I have been a SM resident for 19 years and bought my first home, on 17th Street and Arizona,
in July of 2021. I serve the ministry as the Senior Manager of Volunteer Services. I am responsible for all
aspects of the volunteer program, including recruitment, screening, training, supervision, and discipline of all
our volunteers. Volunteers at Saint John’s range in age from 16 to 106 years of age! They bring their
compassion, positive energy, diverse backgrounds and invaluable support to our patients, their families and
our caregivers, every day.
Due to COVID, our volunteer program has been suspended for exactly 2 years. In the absence of volunteers,
I was understandably concerned about my continued role with the health center. Thankfully, I am blessed to
work for Providence Saint John’s. For the past two years I have taken on numerous projects, allowing me to
expand my skill set and grow as a leader. I feel a great sense of accomplishment over the events and programs
I have led over the past two years and look forward to continuing to grow and learn once our volunteers
return. I am profoundly grateful to Saint John’s for the many opportunities it has afforded me over the last
18 years. They genuinely care about their caregivers and provide countless opportunities to grow and advance
in our roles.
Saint John’s has treated my entire family. I have had surgery at Saint John’s. My daughter has been treated in
the ED far more times than I would like to admit. My father, a Cedars Sinai physician, has been treated in our
ED, and my mother spent a lot of time as an inpatient at Saint John’s prior to her passing in 2014. The clinical
staff at Saint John’s is exceptional. They deserve facilities that are exceptional.
There are many aspects of the proposed Phase II Master Plan that would enhance my experience at Saint
John’s. For example, the open space between Broadway and Santa Monica Boulevard will be a lovely place to
walk, eat lunch and visit with our therapy dogs when the weather is nice. Now that I live so close, I walk to
work every day, but the on-campus parking will be a godsend for many caregivers and my volunteers. By far
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the most exciting piece for me is the addition of new meeting and training facilities. Pre pandemic, we had
about 300 active volunteers. Meeting, training, and orientation size has always been dictated by the size of our
conference rooms. Our largest room currently holds about 40 people, but if we had the space, we could orient
even more! With larger spaces to gather I will be able to schedule regular meetings/trainings with existing
volunteers, orient larger groups of new volunteers, hold ceremonies onsite and more. More volunteers mean
more supports for our patients and caregivers. It is a win-win for Saint John’s and the community!
Another piece of the Phase II Master Plan that excites me is the possibility of enhancing our Day Care Center.
The preschools are in desperate need of an upgrade. My daughter attended the Early Childhood Directions
program at Saint John’s until she was school aged, and I’d love to see more outside space, brighter classrooms,
updated amenities and more room to play. The ECD program is a jewel in the crown of Saint John’s. I can
honestly say that without the onsite daycare, I do not believe I would have been able to adopt my daughter in
2008. As a single parent, knowing that childcare was available at my workplace, for an affordable fee, was a
huge factor in my decision to adopt. The caregivers there were amazing and my daughter, now age 14, loved
her time there and still wants to visit any chance she gets.
While I serve as the Senior Manager of Volunteer Services, I am also a licensed Marriage and Family Therapist.
It’s no secret that the City of Santa Monica has tremendous mental health needs. Knowing that we will address
mental and behavioral health through the Phase II Master Plan is something of which I am enormously proud.
Our Mission is to serve all, especially the poor and vulnerable. The addition of Community Mental Health
services, rent controlled apartments, and new spaces for a state-of-the-art Cancer Institute and Acute and
Ambulatory Care services will allow us to care for the community in the best possible way, offering enhanced
health and healing. The people of Santa Monica deserve personalized care in a community hospital whose
core values include compassion, dignity, justice, excellence, and integrity. We stand on the shoulders of the
Sisters who built Saint John’s and are dedicated to serving this community.
In addition to living and working in Santa Monica, I have also been a longstanding volunteer in all my
daughter’s schools. I’ve been a PTSA board member at Franklin Elementary and Lincoln Middle School and
chaired and participated in many committees over the years. Now that she is at SAMOHI, I am a Band parent
volunteer and spent much of the first semester of school, traveling to all Marching Band competitions, and
helping with uniforms, meals and more. Santa Monica is so blessed to have an excellent school system for our
kids. I am proud to be able to volunteer my time to support education for the kids in our community.
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This Phase II Master Plan has been years in the making. When I started at Saint John’s in 2004, the Keck
Center and Chan Soon Shiong Center weren’t complete. It’s been a journey watching the old Saint John’s
transform into a cutting-edge hospital. It’s time for the rest of the campus to be updated and improved to
allow us to provide the best possible care on the Westside for many, many years to come.
Sincerely,
Grenda Pearlman
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From: Tess Csiszar theresacsiszar@gmail.com
Subject: YES!! For Saint John’s Phase II Master Plan
Dear Santa Monica City Council,
My name is Tess Csiszar, and I have lived adjacent to Santa Monica in Pacific Palisades for 12 years. Prior
to that, I lived in Westwood. Whether the Palisades or Westwood or West LA, the place to shop, eat,
beach, hike and work for my family has been beautiful Santa Monica!
About 11 years ago, I left my work in Hollywood to join the Saint John's Health Center Foundation which
I was inspired to do after the exceptional experience I had delivering my children at Saint John's Health
Center.
As a member of the Saint John's Foundation team, I've had the privilege of working with some of the
most professional and dedicated fundraisers, trustees and executives. I have seen our health center’s
leadership prove time and time again that its Vision of Health for a Better World extends to all patients,
especially those who are poor and vulnerable in our community. I’ve witnessed Saint John’s reinvest
millions of dollars back into the community through our Community Health Needs Assessment, push the
boundaries of research through countless clinical trials and provide world-class care to our residents. At
the same time, I've witnessed incredible acts of compassion and selflessness by Saint John's staff and
administration.
I also have felt the impact of Saint John’s leading-edge care in my own life. After all, Saint John’s is
where everyone in my family receives their care. Whether it be for cancer treatment, cardiovascular
care or visits to the ER, we wouldn't think of going anywhere else!
The health center’s Phase II Master Plan builds on this legacy of care in our community, creating a
roadmap for Saint John’s to expand the services it provides to patients like myself and to benefits to the
community. I’m personally most excited about the additional open space, walking paths and bike lanes
proposed in the Phase II Master Plan that will give our residents a safe place to gather in the city. The
improvement in campus properties will be a victory for all — especially those who rely on Saint John’s
vast offering of health services.
I have been actively involved in fundraising for the Saint John's Child and Family Development Center. If
the Phase II Master Plan is approved, it will provide additional childcare and day care options to local
families at the CFDC. As a working Mom, I am very proud of the services Saint John's provides to other
working families in our community.
Due to the overwhelming benefits for Santa Monica and the surrounding communities, I strongly
encourage you to vote in favor of the Phase II Master Plan. The improvements will not only help improve
health services offered here in Santa Monica, but look to address affordable housing, transportation, on-
site childcare and much more.
Sincerely,
Tess Csiszar
Director of Strategic Engagement
Saint John's Health Center Foundation
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St John’s family and Child development Center.
To whom it may concern,
I am delighted to write this letter to share with you my experiences with St. Jphn’s Family and Child
Development Center.
I am the mother of a 16 year old girl who has been part of this program for over three years. We were initially
referred by her school nurse due to my daughter experiencing what she described as panic attacks. She began
by having weekly therapy sessions that included both individual and family sessions. where with the support of
her great therapist she was able to identify some of her feelings and developed a plan on how to cope with
them. After some time, my daughter was referred to a psychiatrist for evaluation and is currently being treated
by her.
Furthermore, she has also had a full assessment both physiological and emotionally to learn more about my
daughter’s needs.
Her therapist has been in collaboration and connection with her school and present during her IEPs as an
advocate to make sure her needs are being met.
I would like to mention that I, myself have benefited from weekly parent therapy as well with a great therapist
who has helped and guided me on self care and learning how to cope with my own set of emotions and worries.
I am very grateful to have come across St. John’s Family and Child Development Center program. My
daughter’s life and mine have improved so much from what it used to be when we first started three years ago
with this program.
I truly believe this program should continue to provide the support many families and individuals need in order
to maintain good mental and emotional health at a low or no cost to them.
Much appreciation,
Mrs. Garcia
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Hello, my name in Pete Arbogast, a resident and worker in Santa Monica for many years, and I
am also the 35-year radio play-by-play Voice of the USC Trojans.
I have worked as the youth sports coordinator at the Santa Monica YMCA for many years prior
to my retirement from that position, although I continue there as a sports referee, youth
mentor and overnight residence camp director at YMCA Camp Big Bear.
Also, for many years, I have been a volunteer at St. John’s hospital in their NODA program, the
acronym standing for “No One Dies Alone”, where we volunteers sit with dying patients who
have no one else in their lives to be with them during their final hours and moments.
I am just one of hundreds of volunteers in so many various capacities at St. John’s as we help to
make their jobs easier and the care of patients while at the hospital much more pleasant and
convenient.
I am not a practicing religious person of any kind, but I have found St. John’s is anything but an
elitist organization: Instead they accept all-comers into their programs with no questions
asked. It is a convenient local hospital for everyone from the well-heeled to the homeless
community.
Now, St. John’s wants to fix itself up, growing and stretching for more room for their cancer
center, their child development center, more temporary housing for families who have loved
ones staying at St. John’s, and better meeting rooms which will also be available to the
community-at-large. I understand the plan also includes some very nice open-space areas, and
underground parking which is sorely needed around the hospital area to relieve congestion.
It's a lovely place to work, with wonderful employees and us volunteers. It’s a staple of our
community, and we ought to let them make the most of their space so that it can be used for
betterment of all of us in Santa Monica.
Please vote to the affirmative for their proposal.
Thank You,
Pete Arbogast
323-203-8302
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January 20, 2022
To City Council From: Steaven K. Jones
While not a resident of Santa Monica, I have a long history of involvement with Santa Monica. I have been a property owner since 1977, and currently own 11 commercial properties in the City. We have over 50 tenants, many of whom are active in the community.
I have also been a Trustee of St. John’s Health Center for 42 years and have served on the Board of The People Concern for 22 years, helping the homeless in our community. Last, two years ago I was honored by DTSM as Citizen of the Year.
I am writing to support St. John’s Phase II expansion. With my long involvement, I have seen
firsthand what benefits it is providing our community. The care for its patients is exceptional, and our outstanding doctors are a huge asset. Phase II will provide $10M to the city’s behavioral health initiatives. It will be a big step for
mental health and substance abuse. It will provide day care and child care for local families
I encourage you to vote in favor of the Phase II Master Plan
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From: Noa Saadi, Noa.Saadi@providence.org
Subject: FW: Approve Saint John’s Master Plan
Good morning,
Please see attached letter of support for Saint John's Master Plan.
Thank you,
Noa
Attached Letter
My name is Noa Saadi, and I am the Program Coordinator of the Youth Development Project at PJS-Child
and Family Development Center. I began my journey here as a graduate student interning within the
Youth Development Project (YDP) – a program that has provided mental health services to some of the
most vulnerable, underserved youth and families residing in our community since its inception, in 1995.
I have proudly been the coordinator of this program over the last 13 years.
The Youth Development Project has been partially funded through a Grant from the City of Santa
Monica for over twenty years now, which has allowed us to provide free, quality mental health services
on various school campuses and to the community at large. It has allowed us to engage in meaningful
collaborations and trainings with school staff and to provide expert consultation regarding individual
students and their complex mental health needs. In addition, we provide resources and much needed
support in times of crisis or loss.
As school and community based mental health clinicians, we provide services to those in our community
who are disproportionally impacted by various financial burdens and existing inequities. Our population
includes children, youth, and families, who are impacted by complex generational trauma, depression,
anxiety, and a myriad of other significant mental health challenges. We are proud that the children and
families we serve are able to access quality mental health care through our clinic, a clinic with a
longstanding excellent reputation within the City.
It is a privilege to work within an agency and program that subscribes to the “whatever it takes”
approach, of working diligently to gain the trust of members of our community who have previously had
negative experiences within the mental health system. Through these efforts, we have been able to
reach and serve thousands of Santa Monica youth and families more equitably.
The Phase II Master Plan will allow us the flexibility to move into a new facility that will help to address
many of the barriers our clients face to accessing services – including parking, physical access, and the
opportunity to receive quality mental health care.
It is my sincere hope that you will vote ‘yes’ on moving forward with the Phase II Master Plan so that we
may have this opportunity to further serve those who are most vulnerable within the Santa Monica
community.
Sincerely,
Noa Saadi, LCSW
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Phase II Master Plan
Letter of Support
To: : councilmtgitems@smgov.net; gleam.davis@santamonica.gov; sue.himmelrich@santamonica.gov;
kristin.mccowan@santamonica.gov; phil.brock@santamonica.gov; oscar.delatorre@santamonica.gov;
lana.negrete@santamonica.gov; christine.parra@santamonica.gov
CC: david.white@santamonica.gov; David.Martin@santamonica.gov;
roxanne.tanemori@santamonica.gov
Date: 3/19/2022
RE: Support for Saint John’s Master Plan Phase II
My name is Stephanie Weston, and I am the President of the Irene Dunne Guild, a philanthropic
organization supporting Providence Saint John’s Health Center. I’ve been a Santa Monica resident
for 38 years and have been proud to live and work in this community. In the mid 1980’s, I worked as a
per diem audiologist at Saint John’s. About 15 years ago, I decided I wanted to give back to my city in a
larger way, so I contacted Providence Saint John’s Health Center about volunteering. The rest is history.
After seeing the work of the hospital’s staff firsthand as an Angel of the ER, I was inspired to get even
more involved as a member of the hospital Irene Dunne Guild, so I could play a more significant role in
the health center’s cutting-edge and life-changing work.
As an Irene Dunne Guild member, I have seen our health center’s leadership prove time and time again
that its Vision of Health for a Better World extends to all patients, especially those who are poor and
vulnerable in our community. Since my time in the Guild, I’ve witnessed Saint John’s reinvest millions of
dollars back into the community through our Community Health Needs Assessment, push the
boundaries of research through countless clinical trials and provide world-class care to our residents.
I also have felt the impact of Saint John’s leading-edge care in my own life. After all, Saint John’s is
where one of my granddaughters and a great grandson were born, the place where both my husband
and I have had surgeries and where I have brought my husband when he had life threatening infections
and COVID. The treatment he received was exemplary. This is our hospital.
The health center’s Phase II Master Plan builds on this record of care in our community, creating a
roadmap for Saint John’s to expand the services it provides to patients like myself and to benefits to the
community. I’m personally most excited about the additional open space, walking paths and bike lanes
proposed in the Phase II Master Plan that will give our residents a safe place to gather in the city. The
improvement in campus properties will be a victory for all — especially those who rely on Saint John’s
vast web of health services.
In addition, if the Phase II Master Plan is approved, it will provide additional childcare and day care
options to local families. I know many families who have benefited from the services of the Child and
Family Development Center, and I hope that many more families in our community have the same
opportunity.
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Due to the overwhelming benefits for our community, I encourage you to vote in favor of the Phase II
Master Plan. The improvements will not only help improve health services offered here in Santa Monica,
but look to address affordable housing, transportation, on-site childcare and much more.
Sincerely,
Stephanie Weston
123 Georgina Avenue Unit 7
Santa Monica, CA 90402
310 804-3206
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March 18, 2022
Dear Council Members,
As a psychiatrist who specializes in medically acute patients with psychiatric disease, I have had the
opportunity to work in every one of the acute/sub-acute modalities of psychiatric care currently
available in our mental health system.
I trained at Cedars Sinai and UCLA. I have been the psychiatrist on a locked inpatient ward, working with
those who are the most severely psychiatrically ill. California law makes it difficult to keep patients on
inpatient long enough to effect any meaningful change in their psychiatric illness. In the sterile
environment of a locked ward, comfort is hard to find. We would do our best to stabilize the acute
symptoms, at least dampening the suffering that caused a patient’s world to spin off its axis. Most of the
time, our patients left the ward before they were truly stabilized. The lack of close outpatient follow-up
often meant they would relapse and bounce back to inpatient.
I have been the ER psychiatrist, treating our community’s most acute and often most disenfranchised
patients. I would walk into the ER, to patients who were frightened or angry, screaming, spitting,
restrained, throwing belongings (or at the worst, excrement). My job was to approach them with
compassion, to use medication and understanding to ease the mental/physical suffering that invariably
was at the root of their acute behaviors. It would work, patients would get a little better. But then, my
only option was to get them out, send them back out into the hard empty world that drove them to us
or send them for a brief stint to a psychiatric ward. No matter how well-intentioned, the fact is that the
good care we tried to give them in the ER was only a brief respite. It only served to make these patients
more reliant on an ER system that was never built for mental health care.
In almost all cases, an ounce of prevention/early intervention far outweighs the best acute psychiatric
treatment. Robust outpatient and partial hospitalization programs that can act as scaffolding when a
patient’s life situation or mental state are shaky, are the best way to both treat existing psychiatric
issues and prevent the escalations that lead to ER/inpatient admissions. Since joining Providence St.
John’s as the director of Psycho-Oncology, I have seen firsthand the administration’s steady
commitment to growing behavioral health programming. We have created a psychiatric clinic for cancer
patients, raised funds for free psychosocial support services, and grown support groups and educational
programming to help patients live and thrive despite a cancer diagnosis. St. John’s has also committed
mental health resources and space in the new Women’s Institute and built a network of collaborative
care clinics that serve the mental health needs of primary care, women’s health, pediatric, and cancer
patients. I am excited that the plans for the proposed Phase II Master Plan include an increased
presence for our already flourishing Child and Family Development services department and also a
significant $10 million contribution towards a new comprehensive mental health offering through a
private-public partnership led by Saint John’sIOP and PHP programming. These offerings are the
programs that will allow us to bridge the gaps in outpatient care and intervene early. Post-pandemic, as
the numbers of people with psychiatric need continue to rise, I believe these types of early and more
impactful interventions will become central to meaningful care.
If we are able to build services that not only hold people in safety by providing access to treatment, but
also heal by providing a surrogate family/community through a comprehensive mental health offeringof
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IOP/PHP, that would be ideal. It is what I would wish for my patients. I truly believe that the mental
health programs proposed would be a boon to the people of Santa Monica and their mental well-being.
Thank you for your time and consideration,
Shanthi Gowrinathan MD
Director of Psycho-Oncology and Cancer Support Services
Providence St. John’s Cancer Clinics
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Packet Pg. 1163 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
To: councilmtgitems@smgov.net; gleam.davis@santamonica.gov; sue.himmelrich@santamonica.gov;
kristin.mccowan@santamonica.gov; phil.brock@santamonica.gov; oscar.delatorre@santamonica.gov;
lana.negrete@santamonica.gov; christine.parra@santamonica.gov
CC: david.white@santamonica.gov; David.Martin@santamonica.gov; roxanne.tanemori@santamonica.gov
Date: 3/16/22
My name is Blake Johnson, and I am delighted to write an enthusiastic letter of support for Providence Saint John’s
Phase II Master Plan. I am a Santa Monica based entrepreneur who has successfully started and sold a variety of
businesses for a combined $1.1 billion. I have been a resident for over 10 years and have been proud to live, work
and raise my two children in this community. My wife and I are most Inspired by Providence Saint John’s Health Center, a community hospital that performs
like an academic medical center, while maintaining personalized and compassionate care for its patients. The
medical center’s outstanding reputation and forward thinking attracts physician/scientists who are renowned in
their areas of expertise. Combine their level of medical talent and innovation with dedicated and compassionate
nurses and staff and you have an exceptional health care institution serving the needs of the Santa Monica
community and beyond. In partnership with Saint John’s Health Center exists innovative cancer research being
conducted at Saint John’s Cancer Institute, and the Pacific Neuroscience Institute, a comprehensive neuroscience institute.
I strongly believe in the mission of Saint John’s Health Center Foundation which provides leadership and
philanthropic support to Providence Saint John’s Health Center. To solidify my commitment in supporting
the health center’s leading-edge research and innovative programs that seek to improve the patient experience, I joined the Saint John’s Health Center Foundation Board of Trustees.
As a trustee, I have seen our health center’s leadership prove that its Vision of Health for a Better World extends to
all patients, especially those who are poor and vulnerable in our community. Since my time as a trustee,
I’ve witnessed Saint John’s reinvest millions of dollars back into the community through our Community Health
Needs Assessment, push the boundaries of research through countless clinical trials and provide world-class care
to our residents.
I also have felt the impact of Saint John’s leading-edge care in my own life as both of my children were born at St
John’s and continue to receive medical care with the hospital.
The health center’s Phase II Master Plan builds on this record of care in our community, creating a roadmap for
Saint John’s to expand the services it provides to patients like myself and to benefits to the community. I’m
personally most excited about the additional open space, walking paths and bike lanes proposed in the Phase II
Master Plan that will give our residents a safe place to gather in the city. The improvement in campus properties
will be a victory for all — especially those who rely on Saint John’s vast web of health services.
Due to the overwhelming benefits for our community, I encourage you to vote in favor of the Phase II Master
Plan. The improvements will not only help improve health services offered here in Santa Monica, but look to
address affordable housing, transportation, on-site childcare and much more.
Sincerely,
Blake Johnson
Co-Founder
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Packet Pg. 1164 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
From: Dave Hoon, Dave.Hoon@providence.org
Subject: Support of Saint John’s Phase II Plan
Attached Letter
Santa Monica Mayor and City Council Members,
My name is Dr. Dave S.B. Hoon, Professor, Director of Translational Research and Director of Genome
Sequencing at the Saint John’s Cancer Institute (SJCI); I was one of the original founders of SJCI in 1991
and have worked here for the last 31 years. During this time, a significant number of accomplishments
have occurred involving maintaining interactions with external universities, industry, government
agencies, and international cancer centers to develop innovative cancer clinical and research
opportunities giving worldwide recognition to this community in Santa Monica. I have co-authored on
over 425 academic peer-reviewed manuscripts, primarily related to oncology of human cancers. I have
been recognized worldwide for my contributions to cancer medicine from my work performed at SJCI
and feel as though I am an ambassador of the city of Santa Monica in medicine progression and
education. We have received worldwide recognition for the excellence in cancer medicine that benefit
thousands of patients in the Santa Monica community, California, and worldwide.
I am extremely lucky and proud to have worked for the last 31 years in the heart of the Santa Monica
community here at SJCI. My team and I continue to make new developments in early detection of
cancer improving morbidity and survival of patients through innovative approaches, that are patented
and now utilized worldwide. Since the early 1990’s we have developed molecular genetic diagnostics for
early staging of tumor draining sentinel lymph nodes and the classification of human solid tumors in
melanoma, gastrointestinal, and breast cancer, pioneered all at SJCI which has changed the field in early
diagnosis and treatment of these solid tumor cancers worldwide. This has been a revolutionary change
for the practice of cancer medicine, whereby it all took place here in Santa Monica at SJCI and is now
recognized internationally and practiced in every continent and major cancer center in the world. I have
trained over 100 MD/PhD fellows and over several dozens of students, who have gone on to become
leaders and department chairs in their respective clinical departments and institutes. This happened due
to the training at SJCI in Santa Monica. No other institute in Santa Monica has made as significant of a
clinical and research contribution to the city as SJCI. I have been awarded multiple Federal NIH NCI
grants and Foundations in the past 31 years, which is above the means of any professors at neighboring
universities. The institute environment and facilities provided us with the opportunity to gain national
and international recognition and continue to make contributions that help improve treatment of
multiple types of cancers. Despite the initial difficulties faced when working under the dilapidating
conditions of a building built in the 1950’s and various adversities such as the major earthquake in the
90’s we have been highly competitive worldwide. In recent years due to the dreadful Covid-19 pandemic
we adapted our clinical research to support patients in the community and made major discoveries that
were recently published in high impact medical research journals. However, we now need to rebuild the
facility to maintain our contributions to the city and the state to attract bright individuals to lead the
next generations of this community as I have done for 3 decades.
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I am also responsible for the development of state-of-the art Next Generation Sequencing (NGS) at SJCI
that provides cutting edge technology as an Illumina Propel Certified Service Provider-we are one of the
few laboratories engaged in a collaborative service partnership with Illumina Inc in the USA. This
designation demonstrates proficiency in NGS at the highest industry standard and drive advances in
precision molecular cancer medicine. We work with major cancer centers such as MGH/Harvard, MD
Anderson, U of Pennsylvania, U. of Keio, U. of Tel Aviv, and others. This demonstrates the trust of our
facility worldwide and recognition by other famous cancer institutes.
Although we have made many accomplishments that we should all be proud of I am excited about the
potential to continue to advance our research and make more life-changing cancer discoveries that
could in turn lead to life-saving work. This will give Santa Monica more recognition and make the
community proud of the developments that continue to come from SJCI. Our current research facilities
have served us well but they our outdated and have stunted our growth potential recently. We have
been waiting for years to rebuild but this has not been our fate. A new research facility would allow for
us to become even more cutting-edge and receive increased funding from the Federal government and
pharma biotech to allow us to continue to change the course of treatment and survival outcomes for
cancer patients. A new facility would be very important to attract clinicians and scientists to Santa
Monica and provide advance state-of-the care. This would put Santa Monica on the map as recognized
for cancer care. The facility would also attract healthcare related industry and related support groups
providing jobs and contributions to improve the city.
I ask that you please take my letter into consideration when deciding on whether to support the Phase II
Master Plan and vote in favor of this transformation for our cancer center and our community. This
proposed center will be a contribution to improve the cutting-edge healthcare of Santa Monica
residents but also a referral center in LA county and California.
Sincerely,
Professor Dave SB Hoon
Director Translational Research SJCI
2200 Santa Monica Blvd
Santa Monica
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Packet Pg. 1166 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
To: councilmtgitems@smgov.net; gleam.davis@santamonica.gov; sue.himmelrich@santamonica.gov;
kristin.mccowan@santamonica.gov; phil.brock@santamonica.gov; oscar.delatorre@santamonica.gov;
lana.negrete@santamonica.gov; christine.parra@santamonica.gov
CC: david.white@santamonica.gov; David.Martin@santamonica.gov; roxanne.tanemori@santamonica.gov
Date: 3/16/22
My name is Scott Cohen, and I am delighted to write an enthusiastic letter of support for Providence Saint John’s
Phase II Master Plan. I am a Santa Monica based entrepreneur who has successfully started and sold a variety of businesses for a combined $1.1 billion. I have been a resident for over 10 years and have been proud to live, work
and raise my two children in this community. My wife and I are most Inspired by Providence Saint John’s Health Center, a community hospital that performs
like an academic medical center, while maintaining personalized and compassionate care for its patients. The
medical center’s outstanding reputation and forward thinking attracts physician/scientists who are renowned in
their areas of expertise. Combine their level of medical talent and innovation with dedicated and compassionate
nurses and staff and you have an exceptional health care institution serving the needs of the Santa Monica community and beyond. In partnership with Saint John’s Health Center exists innovative cancer research being
conducted at Saint John’s Cancer Institute, and the Pacific Neuroscience Institute, a comprehensive neuroscience
institute.
I strongly believe in the mission of Saint John’s Health Center Foundation which provides leadership and
philanthropic support to Providence Saint John’s Health Center. To solidify my commitment in supporting
the health center’s leading-edge research and innovative programs that seek to improve the patient experience, I
joined the Saint John’s Health Center Foundation Board of Trustees.
As a trustee, I have seen our health center’s leadership prove that its Vision of Health for a Better World extends to
all patients, especially those who are poor and vulnerable in our community. Since my time as a trustee,
I’ve witnessed Saint John’s reinvest millions of dollars back into the community through our Community Health
Needs Assessment, push the boundaries of research through countless clinical trials and provide world-class care
to our residents.
I also have felt the impact of Saint John’s leading-edge care in my own life. I have been a patient, having my
appendix removed and other procedures over the years successfully handled by the incredible treatment of the
doctors and staff. The health center’s Phase II Master Plan builds on this record of care in our community, creating a roadmap for
Saint John’s to expand the services it provides to patients like myself and to benefits to the community. I’m
personally most excited about the additional open space, walking paths and bike lanes proposed in the Phase II
Master Plan that will give our residents a safe place to gather in the city. The improvement in campus properties
will be a victory for all — especially those who rely on Saint John’s vast web of health services.
Due to the overwhelming benefits for our community, I encourage you to vote in favor of the Phase II Master
Plan. The improvements will not only help improve health services offered here in Santa Monica, but look to
address affordable housing, transportation, on-site childcare and much more.
Sincerely,
Scott Cohen
Co-Founder
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My name is LeAnn Angelich, and I have lived in West Los Angeles my entire life. I was born at Saint John’s Hospital, and I delivered both of my children at Saint John’s.
In the Phase II Master Plan, several urgent needs will be addressed. The plan will provide $10 million dollars to improve funding for mental health, substance abuse, and much needed housing for low income families. If approved, the expanded facilities would also allow for larger and more impactful
clinical research to address greatly needed advancements in cancer therapy. For these reasons, I urge you to vote in favor of this transformative Master Plan for the health center and our community.
Sincerely, LeAnn Angelich
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Packet Pg. 1168 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
March 18, 2022
Re: Agenda item 9A, Saint John’s Master Plan
Dear Santa Monica City Council Members,
I am writing to you to express the support of Meals on Wheels West for the proposed Providence Saint
John’s Phase II Master Plan.
MOWW has a longstanding history with Providence Saint John’s. In the past four years, we have
partnered with the Health Center to address critical challenges in our community and increase
engagement with residents:
• Providence and MOW West partnered to provide COVID vaccinations to MOW West clients
including seniors, veterans, disabled people and other homebound people.
• PSJHC has made numerous referrals of their clients to our Heal Healthy at Home transitional
care program that provides nutritious hot meals for patients as they recover.
• Christina Crawford, Saint John’s Supervisor of Community Health, has arraigned for Saint
John’s staff to volunteer at MOW West to deliver meals and create holiday gifts for our clients. Also,
speaking as the Treasurer for the Westside Coalition, it is gratifying to see Ms. Crawford’s frequent
attendance at the organization’s virtual meetings, and her active presence in the community.
• MOW West is fortunate to have had Saint John’s caregivers and staff serve on our volunteer
Board of Directors. Thanks to their time, knowledge and insights, our approach to our most vulnerable
clients was greatly enhanced. In addition, Saint John’s staff hands-on involvement in MOW West’s day
to day work has been very beneficial.
Providence Saint John’s mission is not conducted solely in their bricks and mortar facilities. The Health
Center’s generosity and logistical expertise has been proven in the numerous programs it has provided
to our community at large, especially the city’s most vulnerable residents. They will continue to do so
under the terms of the Phase II Master Plan.
We are extremely pleased that Providence Saint John’s is planning to meet future community needs in
the form of proposed new facilities, new spaces, new partnerships and expanded community
programs. Their plan, crafted with the help of the community, will build upon their past achievements.
We wish Providence Saint John’s every success and urge you to vote yes on this beneficial project.
Sincerely,
Executive Director
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Packet Pg. 1169 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
From: Russell Kino, Russ.Kino@providence.org
Subject: Approve Saint John’s Master Plan
Dear City Council,
My name is Russ Kino MD , and I am the Medical Director of the Emergency Department at Providence
Saint John’s Health Center. I have been at Saint John’s for the past 28 years and have worked in the
Emergency Department all of that time.
As such, I have been on the front lines of the many issues impacting the Santa Monica community
ranging from the farmers market mass casualty incident, LA Marathon medical contingencies, concerns
surrounding Ebola and H1 N1 influenza, to the Covid pandemic we now grapple with. During this time
we have treated approximately 30,000 individuals per year, the majority of whom come from the city of
Santa Monica.
First and foremost, I’m very proud of the fact that I manage a department that lives and breathes the
mission of the hospital - to provide care to the poor and underserved. As such, our daily efforts to care
for and manage the homeless and downtrodden citizens of our city is at the center of our operation. We
have developed novel approaches to this growing problem through community partnerships with Venice
family clinic and Samoshel, as well as pioneering some of our own programs such as the Homeless Care
Coordination Program. The Homeless Care Coordination Program was started by Providence Saint John’s
Health Center in 2016, in response to a growing number of homeless patients seeking care from the
hospital. Two community health workers (CHW’s) have been placed in the PSJHC Emergency
Department with a specific focus on serving patients experiencing homelessness. The CHWs see an
average of 50 patients a month in the emergency department. This program has been successful in
repatriating individuals back to the communities across the United States from where they originally
came from. It has also facilitated permanent housing for individuals within the LA area.
By moving forward with this phase 2 master plan it will enable us as an Emergency Department to
deepen our offerings to the community with a much wider base of resources. This in turn will allow us to
offer better service to our prehospital EMS partners, the Santa Monica community in general, and the
poor and underserved in particular.
I urge you in the strongest possible terms for the sake of our Santa Monica community to approve the
phase 2 master plan.
Sincere regards,
Russ
Russ Kino MD FACEP FACEM
Medical Director, Emergency Services
Chief Medical Informatics Officer
Saint John’s Health Center
Santa Monica, CA
Cell: 310 6135466
Ofc: 310 5827154
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From: Ruth Canas rucan70@gmail.com
Subject: Support Saint John’s Master Plan
Hello, everyone.
My name is Ruth Cañas and I work at the Child and Family Development Center at Providence St John's
Health Center. I am proud to say that I began working for the organization back in 1996 as a young
clinician and I now oversee the clinic. The Child and Family Development Center has had a strong
relationship with the City of Santa Monica going back to 1994 when the City began funding our Youth
Development Project. Since then, we have provided mental health services to thousands of Santa
Monica children and families through our work at the elementary, middle and high schools along with
working directly with preschool teachers in 19 Santa Monica preschool classrooms.
I absolutely love working at Saint John’s and feel so proud of the impact we have had on so many Santa
Monica residents throughout the years. I have personally been there so long that I have had the
pleasure of seeing our former clients now bringing their own children to treatment because of the
positive experience they had as children and adolescents and knowing that the Child and Family
Development Center is always a place they can go to receive support. It is an honor work for a clinic that
is committed to serving the under-resourced families of Santa Monica.
We have become embedded in the Santa Monica community and have become part of the fabric of the
Pico Neighborhood to the point that we have had moms walking their friends and neighbors into our
building saying, “This is place where you can get the help you need — they will never let you down.” Our
therapists serve the community with passion and compassion, and many years later, hear from former
clients who reach out to thank them for their work together so many years ago. The work we do is so
rewarding that we have employees who have worked at CFDC for over 25 years and one of our staff
members just celebrated her 40th anniversary at CFDC.
Unfortunately, under-resourced families often find themselves being serviced in facilities that are
subpar to those servicing privately insured patients. Saint John's is looking to change that which is truly
exciting.
It is my hope that you will vote ‘yes’ on moving forward with the Phase II Master Plan.
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March 21, 2022
Dear Santa Monica City Council Members,
My name is Darci Niva; I am the Executive Director of the Westside Coalition. On behalf
of the Board of Directors for the Westside Coalition we would like to express our support
for Providence St. John’s Health Center’s Phase II Master Plan. St. John’s has been a
member of the Westside Coalition (WC) for many years and we are proud of our part-
nership with this impressive organization. WC is an alliance of 70 organizations on the
Westside, many of which are in Santa Monica. Our members are committed to working
collaboratively on issue of housing, hunger and health. We are passionate about sup-
porting St. John’s because of their incredible contribution to our community and the
populations that we collectively serve.
St. John’s has proven time after time that their Mission to care for the poor and vulnera-
ble extends well beyond the confines of the hospital. We are particularly proud of the
support that we receive from St. John’s to produce the annual Celebrating Success
Breakfast. This important event highlights the incredible work of our member
agencies in addressing homelessness. St. John’s is also a partner in Project Connect
events in the Winter Shelter. They are tireless in their support and compassion for those
that need their help the most.
We are particularly impressed with the Phase II Master Plan’s commitment to mental
and behavioral health, homeless services and space for educational events for the
community, things that we are involved in and partner together with St. John’s Health
Center. If approved, the Phase II Master Plan would provide $10 million to the city’s be-
havioral health initiatives. This funding could dramatically help organizations, like ours
and our members, that are providing mental health, substance abuse and community
programs to local residents in need.
Please recommend approval of this Phase II Master Plan that will help expand what can
be accomplished with community partners like us through enhanced services and prop-
erties.
Very Sincerely,
The Westside Coalition Board of Directors and staff
1343 Ocean Park Blvd., Santa Monica, CA 90405 Phone:(310) 314-0071 www.westsidecoalitionla.org
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Westside Coali,on Board of Directors:
Rev. Eric Shafer - Chair
Mt. Olive Lutheran Church- Senior Pastor
Jocelyn Cortese- Secretary
St. Ma=hew’s Episcopal Parish - Board Member and Outreach Commission
Chris Baca- Treasurer
Meals on Wheels West- Execu8ve Director
Achee Stevenson
St. Joseph Center- Senior Director of Programs
Bianca Smith
Chrysalis - Assistant Vice President, Program Opera8ons
Dr. Frances Rosenau
Culver City Presbyterian Church- Senior Pastor
Haley Fuselier
PATH- Senior Director
Julie Kirk
Westside Family Health Center-Director of Community Outreach and Educa8on
Lori Bowe
The People Concern- Project Director of Turning Point Interim Housing
Rev. Mark Jones
Westwood Presbyterian Church- Director of Mission & Outreach and Pastoral Care
Rachel SDch
Safe Place for Youth- Deputy Execu8ve Director
Theresa White
Mt. Olive Representa,ve/ Gap Execu,ve
1343 Ocean Park Blvd., Santa Monica, CA 90405 Phone:(310) 314-0071 www.westsidecoalitionla.org
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Packet Pg. 1173 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
March 22, 2022
Dear City Council:
My name is Adam Cortez, and I am a licensed therapist at Providence Saint John’s Child and
Family Development Center. I began my journey here as a graduate student intern working on the
Youth Development Project (YDP) – one of the many teams here at our agency – and where I
currently work as a full-time therapist. From my very first experiences here, it was clear to me that
each clinician works so wholeheartedly to serve the needs of youth and families in our Santa Monica
community.
As mental health therapists, it is not uncommon for us to encounter a broad range of
intersected clinical and case management needs among the vulnerable clients we serve – these
needs can include depression, anxiety, substance use, traumatic stress, housing, legal counsel, food
access, and transportation. These needs tend to be exacerbated by complex and systematic issues,
including community financial hardship, challenges with resource allocation amongst neighborhoods,
cultural stigma towards mental health, and other barriers, such as access to affordable parking and
transportation. The intersection of such complex barriers can make the navigation and access to
mental wellbeing much more difficult to begin – yet alone achieve.
Cognizant of these barriers in my service delivery, I find it of utmost value to work under an
organization that has made concerted efforts to provide access to quality mental health services to
some of the most vulnerable populations in our Santa Monica community. As part of its mission to
work towards health equity, Providence Saint John’s and our Child and Family Development Center
have taken actionable steps such as onboarding ethnically diverse and linguistically responsive staff,
conducting community needs assessments, and establishing programs (such as our Youth
Development Project) that extend our presence in the community, thus extending a more equitable
opportunity for our more vulnerable families to access mental health services. Through these efforts,
we have been able to reach and serve thousands of Santa Monica youth and families more equitably.
Our efforts in health equity align directly with the value and initiatives the city of Santa
Monica has taken to advance equity and inclusion and foster a more balanced community for all its
residents. That is the goal we are hoping to achieve with the passing of the Phase II Master Plan – to
be able to deliver our health care services in a manner that contributes to a more balanced
community. The Phase II Master Plan will allow us the flexibility to move into a new facility that will
help to address many of the barriers our clients face to accessing services – including parking,
physical access, and historical stigma. It is my sincere hope that you will vote ‘yes’ on moving forward
with the Phase II Master Plan so that we may have this opportunity to further serve the Santa
Monica community.
Sincerely,
Adam Cortez, LCSW
Licensed Clinical Social Worker
Lead Therapist Youth Development Project
Providence Saint John’s Health Center
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1
Vernice Hankins
From:O'Dea, Carol <Carol.O'Dea@providence.org>
Sent:Monday, March 21, 2022 12:16 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra; David Martin; Roxanne Tanemori
Cc:David White; David Martin; Roxanne Tanemori
Subject:Support for Saint John's Phase II Master Plan
EXTERNAL
Dear City Council Members,
Saint John’s Health Center has been a beacon of hope for the Santa Monica/Westside community for 80 years. From its
inception Saint John’s Health Center has been intertwined with the community and that bond continues to this day. I
know this to be true because for the last 9.5 years, I have had the privilege of serving as the quality executive at Saint
John’s. The culture of an organization is paramount to how it is perceived, and the culture of Saint John’s is one of
excellence and compassion. I felt it the first time I came through the doors and despite the myriad of changes in the
healthcare arena as well as the challenges Saint John’s has experienced‐‐ from the Northridge earthquake through re‐
sponsorship from Sisters of Charity to Providence; that sense of who we are and what we do has never wavered.
The care that we provide today will only be strengthened with the approval of Phase II of the Master Plan. We will be
able to expand on our vision of university care within a community hospital setting by enhancing the Saint John’s Cancer
Institute, the Pacific Neurosciences Institute and fully actualizing the Cardiovascular, Women’s Health, Digestive Health
and Orthopedics Institutes. Today we are centers of excellence for our Stoke Program, which has been nationally
recognized as well as for Joint Replacements to name just a few. With expanded capacity and resources, there is so
much more we will offer the Santa Monica community while well as increasing the reputation of Santa Monica as the
home of an elite hospital.
Our close identification with the Santa Monica area reaches far and wide. We provide care and support for the most
vulnerable of our population. Several years ago, we invested in a homeless program and have coordinators who work
with our community partners to safely discharge and provide on‐going services for these patients. The Child and Family
Development Center works exclusively with underserved children and their families by offering a developmental
preschool, individual educational and psychological sessions. How wonderful it will be to provide them with a state‐of‐
the‐art facility, slated for the South Campus.
You may expect that due to my position, I would naturally say these things about Saint John’s, but it is important you
know that my husband and I chose Saint John’s for our care before I came to work here and know from personal
experience that excellence and compassion are synonymous with its care. I have not been asked or encouraged to write
to you. Instead, it is my personal choice as I believe in Saint John’s and the work we do.
While many of us will be retired by the time Phase II is completed, it will be the legacy of this team that will be
remembered as not only having had the vision but the dedication to see it through.
Thank you.
Carol
Carol O’Dea, RN, MN, Ed.D
Quality Executive Director
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2
2121 Santa Monica Blvd.
Santa Monica, CA 90404
310.829.8291
carol.o’dea@providence.org
This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under
applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information
contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
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Vernice Hankins
From:Yun, Andrew G <Andrew.Yun@providence.org>
Sent:Monday, March 21, 2022 12:07 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori; Ricks, Michael R
Subject:Support for Saint John’s; ‘Yes’ on Saint John’s Master Plan
EXTERNAL
Dear Santa Monica City Council,
My name is Dr. Andrew Yun and I am an Orthopaedic Surgeon and Board Member at Providence Saint John’s Health
Center. Saint John’s has always been a vital part of the community. The master plan is an incredible opportunity for the
hospital to increase its level of service for Santa Monica and its surrounding neighborhoods.
Of course, this effort will require extensive budgeting, planning, and time, but it is also clear that this effort should go
forward. Just like the community from 20 years ago built the current Saint John’s, we also share the same responsibility
to plan ahead. The work and planning we do now will be a gift for future generations.
Please vote for this measure.
Sincerely,
Andrew Yun MD, MBA
Director of Joint Replacement Services
This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under
applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information
contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
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Vernice Hankins
From:MICHAEL GRUNING <mgruning@gmail.com>
Sent:Monday, March 21, 2022 11:48 AM
To:Sue Himmelrich; Kristin McCowan; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Oscar de la
Torre; councilmtgitems
Cc:David Martin; Roxanne Tanemori
Subject:Item 9-A - PSJ Phase II approval
EXTERNAL
Dear City Councilmembers,
I am joining fellow community members in supporting the Providence Phase II Plan, which will be before you on Tuesday
night. The approval of Phase II will transform the health center, and indeed Santa Monica’s entire healthcare community.
Saint John’s – now Providence Saint John’s – has operated as a non-profit hospital in Santa Monica for 80 years. That
operation has been continuous, except for a brief period after the disastrous Northridge Earthquake, when the hospital
sustained extensive damage. After the quake, the Sisters of Charity of Leavenworth Kansas made the bold and well-
reasoned decision to rebuild, investing tremendous time and resources in a new Saint John’s, which was planned to
anticipate the healthcare demands of the 21st century. The “new” Saint John’s serves countless community members
every year.
Once again, Saint John’s, under the leadership of Providence Health and Services, has elected to move forward with
much-needed new facilities and a truly unprecedented benefits package that will meet the community’s needs in decades
to come.
The proposed plan includes features that I endorse wholeheartedly:
A new Saint John’s Cancer Institute
The former John Wayne Cancer Institute is a world-renowned facility that boasts world-class researchers, leading
edge science and a record of breakthroughs in the detection and treatment of cancers such as melanoma and
breast cancer. It currently operates in a less-than-adequate facility. A new Cancer Institute facility is essential. It is
a prominent feature of the Phase II plan.
Mental and Behavioral Health
Saint John’s will make a whopping $10 million contribution to the city’s behavioral health initiatives and a
commitment to fund and operate the Child and Youth Development Project through 2052.
Temporary Housing
Visiting Cancer Institute faculty and families of critically ill patients will have a place for short-term stays when
travel is burdensome.
Community Open Space
The Phase II plan sets aside open space for use by caregivers, community members, patients and their families
to enjoy gardens and sunlight. The open space will also provide a safe pedestrian connection from Broadway
Avenue to Santa Monica Boulevard.
Education and Conference Center
The Phase II plan provides for world-class space for medical, patient, health care and community events. Modern
meeting and conference facilities are badly needed in Santa Monica.
Parking
Phase II provides a solution to the health center’s parking issues, accommodating vehicle, bicycle and pedestrian
circulation and parking.
On-Site Childcare
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Phase II will Increase childcare spaces and tuition subsidies, with preference given to hard-working Saint John's
employees and residents of Santa Monica.
Providence Saint John’s Phase II has given the health center an opportunity to demonstrate its focus on the Santa Monica
community, and a responsiveness to its needs. I urge you to reflect on what Phase II will bring to your constituents and
vote yes on this plan.
Sincerely,
Dr. Michael Gruning
Mike Gruning | Pence Hathorn Silver
310.741.1713 | www.phsrealty.com
To help protect your privacy, Microsoft Office prevented automatic download of this picture from the Internet. 1333 Montana Avenue
Santa Monica, CA 90403
***WIRE FRAUD IS REAL***
ALWAYS CALL THE SENDER AT A KNOWN NUMBER TO VERIFY ACCOUNT INFORMATION
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Vernice Hankins
From:Jerry Rubin <jerrypeaceactivistrubin@earthlink.net>
Sent:Monday, March 21, 2022 10:41 AM
To:council@santamonica.gov
Cc:Sue Himmelrich; Kristin McCowan; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Oscar de la
Torre; David White; David Martin; Roxanne Tanemori; councilmtgitems
Subject:Supporting Saint John's Hospital Phase II Plan (City Council meeting Tuesday, March 22 agenda Item
# 9-A)
EXTERNAL
Dear Santa Monica City Council Members:
I am sending you this email in full support of the Saint Johns Hospital Phase II plan on your Tuesday, March 22 agenda
(Item # 9‐A).
I support the proposed new childcare facilities, affordable housing and a new cancer center.
I’ve been a patient at Saint John's a number of times and received excellent and compassionate care.
I especially remember the amazing help I got at their Emergency Ward and as an in‐patient for 3 days 25 years ago after
I collapsed during a 26‐day water‐only environmental hunger strike.
Please always remember: We’re talking about a hospital not a fast‐food mall! And an excellent hospital at that, a
hospital that has served Santa Monica well for many decades!
I hope to be able to speak during the Tuesday meeting if your meeting doesn’t go too long into the night.
Thank you so very much!
Peace and gratitude,
Jerry Rubin
Santa Monica resident
310‐399‐1000
L.A. Times Photo of me getting needed help at Saint John's Hospital in mid‐March,1997
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Vernice Hankins
From:Nishikubo, Carol Y <Carol.Nishikubo@providence.org>
Sent:Monday, March 21, 2022 9:50 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Yes on Saint John's Master Plan
EXTERNAL
March 21, 2022
Dear Members of the Santa Monica City Council:
I am writing in support of the Phase II Master Plan being presented at your upcoming meeting, being put forth by
Providence Saint John’s Health Center. The plan provides direct benefits in terms of funding to help improve mental
health care available to the Santa Monica Community and to help address the homelessness crisis that is affecting our
community. In addition to that, however, as a medical oncologist who has practiced in Santa Monica and at Saint John’s
for over 20 years, I also want to highlight the benefits of the plan in terms of advancing health care and providing the
community with access to ground breaking new therapies and surgical techniques.
Investigators at the Cancer Institute at Saint John’s have revolutionized care for thousands of people with cancer, most
notably in melanoma and breast cancer, but those therapies have in turn, advanced care in other diseases as well. The
development of the sentinel node technique in identifying tumor involvement or lack of involvement in the first lymph
nodes draining a tumor has spared thousands of patients from more extensive surgery that could cause loss of function
of a limb and allowed those patients to continue to work and care for their families. These techniques were developed
here in Santa Monica at Saint John’s and provided early access to patients participating in those studies. Moreover, the
sentinel node sampling technique has become the standard of care nationwide and now benefits men and women
across the country. Likewise, some of the early studies of immunotherapies for melanoma were conducted here at Saint
John’s and have rapidly become one of the leading ways we treat a multitude of cancers, saving thousands of lives
nationally and internationally. The Master Plan allows for this type of research to continue and to expand. It allows the
Santa Monica Community access to cutting edge therapies and techniques as well as researching methods for early
detection to hopefully be able to prevent disease in the future.
I would respectfully request your support of the proposed plan to be able to allow this important work to continue and
expand.
Sincerely,
Carol Nishikubo, MD
This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under
applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information
contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
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Vernice Hankins
From:Samo Mama <santamonmama@gmail.com>
Sent:Monday, March 21, 2022 7:53 AM
To:councilmtgitems
Cc:Juliane.Vitolo@providence.org
Subject:Support Saint John’s Master Plan
EXTERNAL
Dear Honorable Mayor and City Council Members,
I am writing to express my whole-hearted support of Providence Saint John's Child and Family Development Center’s
(CFDC) facility expansion project.
When I say that therapist Juliane Da Silva Vitolo and the Perinatal Wellness Program at CFDC saved my life, I am writing
without hyperbole. Approval of this agenda item is critical to insure that crucial mental health services reach a greater
number of Santa Monica families.
At my son’s 4-week checkup, his pediatrician announced that she was referring us to a pediatric neurologist. Stunned, I
found myself questioning my baby’s every movement—frightened, Googling. It was the height of the COVID-19 pandemic,
and, triggered by my son’s condition, I found myself feeling anxious, isolated, and overwhelmed. This is certainly not a
singular experience—a large part of our communities’ collective journey during these challenging times relates to mental
health—however, my particular circumstance is further distinguished by a surprise pregnancy and finding myself both
unhoused and unemployed in the wake of a break up.
CFDC’s Perinatal Wellness Program (PWP) is more than just in-home mental health counseling for new parents—it is about
promoting the infant-parent bond, providing advice on child development, insuring the family’s essential needs are being
met (e.g. food, housing, diapers, etc.), and matching families with key partner programs and resources in the greater Santa
Monica community, including, in my case, MyLA311, the Santa Monica Housing Authority, Early Head Start, Westside
Regional Center, and the Well Baby Center.
Because it is not a one-size-fits-all program, it is hard to describe the multifaceted impact of PWP. Here are a few snapshots
of what care looked like for me:
ꞏ It’s Friday. I leave a frazzled message. I have just been accepted to the PWP and the baby has his first outpatient
neurology appointment on Monday. I’m disorganized, frightened, frayed. Within 24 hours Juliane calls me back for
an impromptu session and we spend an hour discussing my game plan—everything from how to navigate Los
Angeles Children’s Hospital while taking COVID precautions, to how I can best communicate my questions to the
clinician. ꞏ My child seems different from other babies. He doesn’t seem to make eye contact, he rarely vocalizes unless
he is hungry. Of course, most of this is conjecture because in-person baby groups have been suspended due to
COVID—What do I know about babies? Over Zoom, Juliane and I discuss the week’s goings on and my
apprehensions. While we speak, she carefully observes the interaction between myself and my child. Gently
bringing my attention back to the baby, Juliane notes he is closely tracking my finger movements. I change his
diaper while Juliane explains different infant temperaments and modes of communication. ꞏ The baby is rejecting his bottle. He just won’t suckle. It’s going to be weeks, if not months, before our insurance
approves an occupational therapist. Juliane gives me the name and number of a registered lactation consultant—we
connect just days later. ꞏ Julianne calls me from outside my mother’s home, she’s just dropped off a bag of baby supplies outside the
gate. Following social distance protocols, we wave at each other from afar. I give her the thumbs up as I close the
gate.
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ꞏ We meet in Clover Park, my son is taking his very first steps and we have graduated from park blankets to a
bench near the play structure. Juliane and I sit and discuss my job prospects while my toddler inspects the park flora
and fauna enjoying his newfound liberty.
Today, I feel fully connected to my child. I am confident in my role as a mother. I have a balanced perspective of my
strengths and weaknesses as a parent and a clear directive. At 17 months, my son still hasn’t said his first word, but thanks
to Juliane, I sincerely cherish our non-verbal communication based on looks, gestures, and basic sign language. He is
receiving support for development delays from Westside Regional Center and Early Head Start. I’m not in a state of constant
anxiety about the future because I have made provisions for my son and I know how to advocate for his needs. It is a delight
to be his steward. Do we still have bad days? Yes. But this is part of what I have learned from Juliane, how to take setbacks
in stride and to have empathy for myself and my child in challenging moments.
As city councilors, you have been tasked with the all-important duties of dictating the policies, priorities, and budget for
our community. Your choices and leadership define the future of Santa Monica. Today, you have the opportunity to provide
support for CFDC, an establishment that serves some of your youngest and most vulnerable constituents—members of some
of Santa Monica’s most vulnerable families. I hope you will keep in mind PWP’s positive impact on under-resourced infants
and their families—those of us facing poverty, domestic violence, mental health and substance abuse challenges—when
deliberating on the future of Providence St. John's Child and Family Development Center.
Thank you for your service, time, and consideration.
Sincerely,
A Santa Monica Mother*
*In order to be entirely candid about mental health treatment, I am writing this semi-anonymously, however, I would welcome a private audience with
individuals on the council to discuss my experience with CFCD in depth and in person. Please feel to email, or contact:
Ms. Juliane Da Silva Vitolo, LMFT, APCC
In-Home Therapist, Perinatal Wellness Program
Child and Family Development Center
Providence Saint John’s Health Center
Juliane.Vitolo@providence.org
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Vernice Hankins
From:Pam O'Connor <pam.oconnor.samo1@gmail.com>
Sent:Monday, March 21, 2022 3:51 AM
To:Sue Himmelrich; Kristin McCowan; Gleam Davis; Christine Parra; Phil Brock; Lana Negrete; Oscar de la
Torre; councilmtgitems
Cc:David Martin; Roxanne Tanemori
Subject:Item 9A
EXTERNAL
Santa Monica City Council,
I am writing to voice strong support for Providence Saint John's Phase II Master Plan.
I served on the City Council from 1994 to 2018. During my first term on Council, I worked with my
fellow Councilmembers, City Staff, County and State agencies to bring our community back from the
devastating 1994 Northridge earthquake. Many Santa Monica residents and businesses experienced
significant disruption of their lives and livelihoods and damage to their property.
Alarmingly, Santa Monica’s hospitals, our “lifeboats” in times of disaster, sustained major damage.
Saint John’s elected to rebuild its acute care facility to be in conformance with the requirements of SB
1953 and to deliver on its original commitment to the people of Santa Monica.
We have benefited greatly from their decision to rebuild in Santa Monica. St. John’s Hospital,
Providence Health and Services has continued to provide leading edge care to our community, while
expanding its partnerships with local non-profits whose missions extend Saint John’s reach into our
diverse community – and vice-versa.
On Tuesday night you will be tasked with reviewing and voting on the Phase II Master Plan, the
product of a years-long effort by the Providence Saint John's Phase II team and City Staff, including
community input and float-ups at Planning Commission and City Council. The process has produced
an outstanding plan, which includes significant contributions to mental and behavioral health
initiatives, generous cash grants and in-kind services to homeless services, replacement of 10
vacant, rent-controlled apartments with 10 deed-restricted affordable units, community open space, a
much-needed education and conference center space for medical, patient, health care and
community uses, expanded on-site childcare and tuition subsidies serving Saint John’s employees
and Santa Monica families. Transportation initiatives and improvements include enhanced
transportation management to accommodate vehicle, bicycle and pedestrian circulation and parking.
In addition, the Phase II plan will allow for a new Saint John’s Cancer Institute where the
groundbreaking work of its world-class clinicians and researchers will continue to narrow the gap
between disease and cure.
This is a major plan. When it is fully implemented, it will be transformative, responding in new ways to
our community’s healthcare needs, integrating 5+ acres of underutilized property into the surrounding
neighborhood, and demonstrating once more that a community hospital founded by nuns in 1942
remains relevant, in fact essential, to our city.
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I urge you to support the exhaustive planning and negotiation process and approve Staff’s
recommendation.
Sincerely,
Pam O’Connor
Former Mayor and City Councilmember
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Vernice Hankins
From:Kate underwood <kate.p.underwood@gmail.com>
Sent:Sunday, March 20, 2022 2:32 PM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Yes on Saint John’s Master Plan
EXTERNAL
My name is Kate Underwood and I am a Physician Assistant at a family medicine clinic in Downtown LA, called Los
Angeles Christian Health Center and I am a Pacific Palisades resident, former Santa Monica resident. I delivered my
fourth child at Saint John’s in 2019. I was hoping to voice my support for Saint John’s Master Plan and explain why.
As part of the plan, I believe that the Child and Family Development Center (CFDC) will be an enormous asset to the
community. As I’m sure you know, the demand for mental health services during Covid19 and as a result of Covid19 are
immense. There is a critical shortage of mental health resources and the mental health resources that the CFHC will
provide will be invaluable. Also, the many community partners and non‐profit affiliations that will collaborate through
this plan is a highly effective way to provide comprehensive care to patients. As a result, not only will patients seek out
Saint Johns as their home healthcare providers, but healthcare workers will want to work for Saint Johns because their
patient outcomes will be more successful.
I also am in support of the Phase II plan because, as a Board member of Harvest Home, a nonprofit organization that
serves women in our community who are homeless and pregnant, our clients have started to utilize programs at the
Child and Family Decelopment Center that helps them have mentorship, child care, parenting classes etc. Expanding
these resources would be such a benefit for our clients who we hope will leave our home and be constructive and
healthy members of our community.
The Phase II Master Plan, if it passes, will be such a benefit to our community and I hope you would vote in favor of this
plan.
Thank you for your consideration,
Kate Underwood
213‐215‐2804
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Vernice Hankins
From:Stephanie Ayers <stephanie.p.ayers@gmail.com>
Sent:Sunday, March 20, 2022 8:51 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Yes on Saint John’s Master Plan
Attachments:Support for Saint John's Phase II Master Plan.docx
EXTERNAL
To: Santa Monica City Council
I have been a nurse for 5 years and have been working in health care for 15 years. It is a true joy to be a part of
Providence Saint John’s Health Center and I look forward to what the future may hold.
I am writing today in support of the Phase II plan to further the amazing services I witness daily through our
organization.
For Saint John’s I am the registered nurse sepsis program coordinator and witness our incredible critical care programs
daily. I am also a certified public health nurse and have a passion for the health and wellness of our community.
I believe it is vital to the health and wellness of populations to focus on preventative health care and education. These
types of programs are what allow people to thrive daily and can reduce suffering from chronic conditions and
hospitalizations. In my role in the hospital, I see the need for greater focus on community education and ambulatory
care. There are far too many patients whose admissions to the hospital may have been prevented if they had more
support in managing a chronic illness and more education on signs and symptoms to manage them before they become
critical issues.
I see the Phase II Plan at Saint John’s as part of the solution to allow for more access to excellent outpatient health care,
preventative medicine and health education. I know I would personally utilize the education and conference facilities to
provide community education and resources on sepsis and infection prevention to better equip the community. The
plans for the beautiful campus and facilities will only facilitate outreach to community members to engage in and
prioritize their health.
Additionally, I am an active member of Vintage Church in Santa Monica and know our congregation would love to
partner with Saint John’s on this mission to enhance health and wellness. We are particularly in support of the
investment in mental health services, child and family development services, improved bike and walk spaces, among
others. Many members of our church love and utilize Saint John’s as their primary location for health care and are
thrilled to hear of potential growth and development.
Thank you for your support of health care workers and the investment of health in the community.
Sincerely,
Stephanie Ayers RN
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March 14, 2022
Santa Monica City Council
City Hall
1685 Main Street, Room 209
Santa Monica, CA 90401
RE: Providence Saint John’s Health Center Phase Two Master Plan, Development
Agreement Amendment
Dear Mayor Himmelrich and Councilmembers,
The Social Services Commission (SSC) wants to thank everyone at Providence St.
John’s Health Center for their tremendous dedication and sacrifice to our
community during the on-going COVID-19 crisis. We also thank Providence St.
John’s Health Center for their on-going commitment and generosity to the Santa
Monica community.
As our community moves out from the global pandemic, the need for Providence St.
John’s leadership and generosity is still sorely needed to help reduce our continuing
crisis of homelessness and mental illness.
The City of Santa Monica currently has ZERO psychiatric beds. The Social Service
Commission and community activists have made it abundantly clear that psychiatric
beds are our number one request. However, in the spirit of compromise the
Commission recognizes that to ask Providence St. John’s alone to shoulder the
financial burden for psychiatric beds is unreasonable. Additionally, the SSC
recognizes there are other types of mental health interventions needed in our
community, including supportive housing, preventive services, and a wide range of
aftercare services.
We urge the City Council to ask Providence St. John’s to continue their support to
our community by doubling their commitment to the City’s behavioral health
initiative. We recommend $20 million in total with $15 million to be used as seed
money to leverage additional providers in the City of Santa Monica and the public sector to help build a robust behavioral health center for our community. We also
ask the City Council to use the remaining $5 million on mental health services for our
unhoused immediately through expanded services.
We also want to provide an updated list of community needs we included within our
original letter to Providence St. John’s.
• We request Providence St. John’s Health Center directly fund and expand the
Preserve Our Diversity program that keeps low-income seniors at risk of losing
their housing in their homes and off our streets. Preventing new people from
losing their housing is vital addressing the homelessness crisis.
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• We would like Providence St. John’s Medical Center to provide and staff a monthly mobile van to do health screenings for individuals experiencing
homelessness (for example typhus screenings and treatment).
• The Commission appreciates the dedication to a homeless navigator,
however, we would like Providence St. John’s to add 24-hour social workers in
the emergency room to work with multiple needs such as homelessness and
victims of crime.
• We request a minimum of one-third of the slots at the new daycare center for
Santa Monica residents who are not employed by Providence St. John's and
low-income.
• We request bi-monthly health clinics for Santa Monica College students who
are experiencing homelessness or food insecurity.
• We request that the new conference center be available at least four times a
month for community groups to use for free.
• Finally, we ask Providence St. John’s Medical Center to offer wellness
programs such as one for children to combat obesity and diabetes, and other
targeted age groups such as certificates for youth participating in sports
programs.
We need all our institutions to help solve this homelessness crisis and better meet
the behavioral health needs of the whole community. Only together, can we get
people off our streets and back on their feet. The burden must not just be taxpayers,
but every institution in our great city.
Sincerely,
City of Santa Monica Social Services Commission
Kay Ambriz
Cindy Akin
Tamara Kagel
Marie Manvel
Bill Parent
Ellen Sloan
Brian Stedge-Stroud, Vice Chair
Winnie Wechsler, Chair
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Vernice Hankins
From:Ernie Powell <ernie1014@sbcglobal.net>
Sent:Monday, March 21, 2022 3:15 PM
To:Sue Himmelrich; Kristin McCowan; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Oscar de la
Torre; councilmtgitems
Cc:David Martin; Roxanne Tanemori
Subject:Providence St. Johns PHASE 2 YES!
EXTERNAL
Good afternoon,
As most of you know, I continue to follow issues in Santa Monica. I do so because through the years,
Santa Monica has always been a place of progressive ideas and open, vibrant citizen engagement.
I know St. Johns. Furthermore, I was there the night when the great Jack Sikking passed away in
1981 from Cancer. Jack was the architect, leader and organize of the movement that saved our much
beloved Santa Monica Pier.
I took a fall one afternoon while visiting one of your wonderful restaurants. A friend surmised that I
should have someone check me out, as the fall was pretty harsh. We went to St. John's and within
minutes all was fine.
St John's is a community hospital. It is a great asset to your fine city and our entire region. There are
more stories I could share, but bottom line, the Phase 2 project (with the housing also to be built)
should be approved without hesitation.
Thank you,
Ernie Powell
* * * * * * * *
Ernie Powell
Campaigns, Organizing and Public Policy
3355 Wilshire Blvd. #1014
Social Security Works California
Los Angeles, California 90010
(916) 761-5718
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Dr. David Agus
111 Esparta Way
Santa Monica, California 90402
March 21, 2022
Santa Monica City Council
City Hall
1685 Main Street, Room 209
Santa Monica, California 90401
VIA EMAIL
Re: Support for Providence Saint John’s Health Center’s Phase II Master Plan
Dear Mayor Himmelrich and City Councilmembers,
As a resident of Santa Monica and a physician affiliate of Providence Saint John’s Physician
Partners, I am requesting the Council’s support of the Providence Saint John’s Health Center’s
Phase II Master Plan.
I have been affiliated with Providence Saint John’s Physician Partners and Providence Saint
John’s Health Center since May of 2021. During this time, my staff and I have partnered with the
Saint John’s Cancer Institute to offer clinical trial participation to our cancer patients. This
partnership not only improves our ability to conduct scientifically rigorous clinical studies, it also
helps ensure that our research always centers on patient benefit, providing them with the best
options available for treatment. This partnership and the critical care it allows us to provide to
area cancer patients would only be enhanced by the Phase II Master Plan before you today.
Through improvements to existing facilities and the addition of dedicated space for education
and conference areas, the Phase II Master Plan would help expand these clinical trials and the
ongoing research that helps us improve patient care and treatment daily. It would modernize
and build out research facilities with state-of-the-art equipment, allowing Providence Saint
John’s Health Center to expand upon their top tier staff and bring in the best-of-the-best in terms
of medical and research talent to care for our community.
A health care facility like Providence Saint John’s Health Center is an invaluable benefit and
partner for a city. I ask that you prove their value to our community by supporting their efforts to
expand upon and modernize their services through their Phase II Master Plan.
Sincerely,
David Agus, M.D.
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From: Paul Makarewicz paul.makarewicz9@gmail.com
Subject: Approve Saint John’s Master Plan
Dear City Council,
My name is Paul Makarewicz. I have served as the Chief Mission Integration Officer of Providence Saint
John’s for the last four years and have also been a resident in Santa Monica during this period. It is an
honor for me to be a part of Providence Saint John’s because of our commitment to a faith-based
Mission that has served this community for 80 years in the care of all, but especially those who are poor
and vulnerable. The founding Sisters had a commitment of service to this community and reminded us
to always “respond to the changing times.” As a community hospital providing university-level care and
research, we seek to respond to these changing times through our Phase II Master Plan so that we can
continue our Mission of service.
I am proud about the ways that we live our Mission in the hospital but also through our commitment to
the community. We bring compassionate care to vulnerable patients and families. We also live our
Mission for those in need through partnerships with many Westside nonprofits who deliver vital services
for the most vulnerable. I am honored to be on the advisory committee of the Saint John’s Health
Center Foundation’s Community Impact Fund that distributes millions of dollars to community
organizations in support of their Missions to serve those in need.
In the Phase II Master Plan, I am personally very excited about several of the community benefits that
will be provided to address areas of Mental and Behavioral Health, Homeless Services, and Community
Housing. These were some of the priority health needs identified in our Community Needs Assessment
that will continue to be addressed through collaborative partnerships within the Master Plan.
Once approved, I believe that the Phase II Master plan will provide future opportunities to better
integrate Providence Saint John’s campus within the community we serve. It will sustain our Mission of
caring for the most vulnerable through expanded clinical and community services.
I ask you to vote in favor of the Phase II Master plan so that we may continue to live our Mission for the
benefit of our patients and the surrounding community we serve.
Sincerely,
Paul Makarewicz
Providence Saint John’s Health Center
Chief Mission Integration Officer
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Vernice Hankins
From:zinajosephs@aol.com
Sent:Monday, March 21, 2022 11:20 PM
To:councilmtgitems; Christine Parra; Gleam Davis; Kristin McCowan; Lana Negrete; Oscar de la Torre; Phil
Brock; Sue Himmelrich; David White
Cc:zinajosephs@aol.com
Subject:City Council 3/22/22 agenda item 9-A -- Real community benefits
EXTERNAL
March 21, 2022
To: Mayor Himmelrich and City Council members
From: Zina Josephs
RE: 3/22/22 agenda item 9-A: Providence St. John's development agreement
I urge the City Council to include the following in the St. John's DA:
1. Provide a minimum of 50 mental health beds for short-term inpatient care.
2. Provide a Mental Health Urgent Care Center (up to 24-hour care)
3. Provide a wellness program for SMMUSD students to combat obesity and diabetes and for targeted age
groups, such as those who need health certificates in order to participate in youth sports programs.
4. Make the new conference center available at least four times a month for community groups to use for free.
5. Any funding for homeless services to community groups be given through an independent "board" or group
so that it is not simply targeted to those who already receive funding from the City grants programs. Any
funding set aside for community benefits should to have an outside group monitor how it is spent and report to
Providence St. John's and the City Council on the expenditure of funds. This could be the "We Are Santa
Monica Board" or another administrative group. Funds should not be put into the Santa Monica general fund
pots, such as child care, or the housing trust fund.
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Vernice Hankins
From:Elizabeth Van Denburgh <emvandenburgh@gmail.com>
Sent:Monday, March 21, 2022 11:08 PM
To:Sue Himmelrich; Kristin McCowan; Christine Parra; Lana Negrete; Phil Brock; Oscar de la Torre; Gleam
Davis; councilmtgitems
Cc:David White; Susan Cline; Anuj Gupta
Subject:3/22/22-City Cnl. Mtg. - Item 9.A - OPPOSE adoption of St. John's Development Agreement
EXTERNAL
Mayor Himmelrich and Council Members,
The St. John's‐Providence proposal for community benefits needs to be reviewed with a fine‐tooth comb to ensure real
community benefits are being provided and monitored with the DA expansion. The following points address where St.
John is window dressing its community benefits, not specifically defining what the benefit is, not providing the 50
psychiatric beds which is a standard for the housed and unhoused of Santa Monica and how the city should focus
greater transparency and accountability of associated monies from the DA.
Many Proposed Community Benefits for DA Expansion are Already Required and are Not an Increase Which is
Required with the DA Expansion
St John's‐Providence reports many stated "community benefits" which are already required by regulation and law
and would be provided whether or not the DA was being expanded. These are not " benefits" for this project, they are
required. These include:
Child Care provisions ‐ are not aimed to provide significant increases in the number of slots but more an
incentive for the employment of hospital staff. The new facility does not provide commensurate slots for the
additional development that is being proposed
Health Assessment ‐ this is a documented exercise that must be done to be a hospital system in the state
Open Space Definition and Accessibility is NOT Clearly Defined
In the staff report there is a reference to 35% open space on the south campus. In the community benefit section it
refers to "publicly‐accessible open space". What percentage of the 35% open space is public open space? How do
these two converge?
Barriers with Mental Health and Homelessness Funds being Used for Most Important Services and Selecting Most
Effective Providers
The mental health dollars are not what the community needs nor what the Rand report suggested. The Rand
report (2021) called for 50 beds for every 100,000 in population. Today we have zero psychiatric beds in
Santa Monica, and none are planned. The closest psychiatric beds will be the 100+ bed that UCLA will build
at the Olympia Hospital site at Olympic and Fairfax. This is too far and will be inadequate for the westside
that it seeks to serve. Santa Monia needs psychiatric beds now, for Santa Monica's housed and unhoused
population. These beds are needed not just for our unhoused population but for our residents as well. I
understand that there is a current discussion with others in the mental health arena regarding a counseling
center and an urgent behavioral health center on the expanded campus. These may be part of a system of
service but they must be secondary to the bed need. The Audit Subcommittee is currently having a
Homelessness report conducted and a key aspect is "identifying unmet needs and gaps" as requested by the
Social Services Commission. WHAT could be more important in terms of "unmet needs and gaps" than
having appropriate psychiatric beds for Santa Monica's housed and unhoused residents?
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Currently the city has established a condition that the distribution of cash grants must be to organizations that
have been city funded (via the Human Services Grant program) within the last three years. There should be
an independent review and application process for these grants including an RFP process and an
independent decision‐making body to select and monitor these grants. The We are Santa Monica fund, a
separate advisory board with grants finalized through the California Community Foundation, is an example of
such a board.
Stewardship, Transparency and Effective Use of Development Agreement Funds
The In Lieu Funds, part of the "Community Benefits" are placed in multiple funds including: housing trust fund,
recreation and parks, child care and arts fund. There is NO accountability to the public or City officials as to how staff
might budget, allocate or spend these funds. If a project, such as St John's‐Providence DA expansion does not meet the
water neutraily standard (and I still don't understand how this is calculated or decided) then in lieu funds are
made. Who determines how much and where the funds go, much less how these funds are spent and then reported?
This is the largest DA the city has seen and needs to be scrutinized carefully to ensure the "community benefits" are
received by the residents and the city to address our "unmet needs and gaps" and mitigate the 20 years of construction
and the doubling of St. John's. The St. John's that never built their parking structure from the first phase of their rebuild.
Thank‐you,
Elizabeth Van Denburgh
Wilshire Montana Neighborhood Coalition (Wilmont)
Chair
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Lisa Flashner
211 Mills Street
Santa Monica, CA 90405
March 21, 2022
Santa Monica City Council
1685 Main Street, Room 209
Santa Monica, CA 90401
Re: Providence Saint John’s Health Center – Support for Phase II Master Plan
Mayor and Santa Monica City Councilmembers,
I am writing to you today to voice my support for the Providence Saint John’s Health Center
Phase II Master Plan that is currently under consideration by the Council.
I am a Santa Monica resident, and I fully support this project and the immediate and long term
benefits our community will reap from it. These benefits will have a positive impact on a wide
array of issues we are focused on as a community, including the City’s behavioral health
initiatives, funding and services for people experiencing homelessness, and the creation of
additional community open space.
Additionally, the project will upgrade many of Providence Saint John’s Health Center’s existing
facilities and create new education and conference center space. These improvements and
additions will serve to attract top tier medical talent to our area to care for our community, as
well as to promote ongoing research that furthers health care both locally and globally.
Providence Saint John’s Health Center has been a proven health care provider and partner for
the Santa Monica community for more than 75 years. I ask that you support all their efforts to
implement improvements that will allow them to continue providing a high standard of care in
our community for many years to come.
Respectfully,
Lisa Flashner
Santa Monica Resident
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Valerie Griffin
Santa Monica, CA 90403
March 22, 2022
City Council
Agenda Item 9-A
St. John’s
I’ve written and spoken about St. John’s development on prior occasions, not always
supporting their position.
Today, I essentially support the proposed development.
There are excellent community benefits that truly bring the hospital complex into the
neighborhood. Having open spaces that are inviting to members of the community as well as
people associated with the hospital complex allow this world-class medical resource be part
of a real Santa Monica neighborhood. For me, the Child and Family Development Center is
an essential component. We need affordable, high-quality daycare. We also need community
mental health care that makes seeing a mental health practitioner every bit as normal as
getting health care for a broken arm.
I had a challenging childhood. I was fortunate enough to go away to school where I had
access to on-campus mental health care to help me recover from this childhood and to deal
with the fact that my career choice, while rewarding, would always be associated with
significant gender bias. The on-campus practitioner referred me to a mental health center
that was part of a hospital complex that was walking distance from campus. Having this
service available has made my life much easier and more successful, professionally and as a
human being. In addition to being part of a family-centric center, community mental health
outreach should include populations going through life-stage challenges such as those
associated with high school, college, retirement, and others where there may not be any
available family component.
Another aspect of the development I believe is critical is that it is not all specified. Instead, it
can be influenced by evolving changes in medical care and in the community itself, including
our response to climate change. This approach helps future-proof the development.
Valerie Griffin
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March 22, 2022
Dear Santa Monica City Council Members,
My name is Christina Crawford and I am the Supervisor for the Community Health Department
at Providence Saint John’s. I oversee our Homeless Navigation Program in the Emergency
Department where our two Care Coordinators work together with local organizations, such as
the St. Joseph Center and the People Concern, to get those individuals experiencing
homelessness connected and placed in a form of housing. In addition to this, our department
offers health education classes, as well as CalFresh application assistance to provide food
security, at no cost to members of the community.
The Phase II Master Plan will continue to provide support to the community outside of the
hospital walls and expand the level of support and good work Providence Saint John’s can
provide. Every Tuesday a member of the Saint John’s team is at Virginia Avenue Park helping
individuals apply for food assistance. So far this year we helped 27 families apply for CalFresh
in effort to put healthy food on the table. I am writing today to share the impact that has made on
the daily lives of some citizens of Santa Monica, who have asked to pass along their testimonies
in support of the Phase II Master Plan. These testimonies are in regards to the CalFresh
application assistance that they received.
Please see the testimonies below.
Many Blessings,
Christina Crawford
Supervisor, Community Health, Providence Saint John’s Health Center
Testimony 1 (See Translation Below)
To Providence Health and Services,
Yo Mara Guzman, primeramente le doy gracias a Dios por los servicios que ofrece el Hospital Providence
en Santa Monica.
Los beneficios de CalFresh han sido de mucha ayuda para mi y para mi hijo. Puedo traer a nuestra mesa
comida saludable.
Cuando hago mis compras, escogo los alimentos mas saludables como carne, pollo, frutas, verduras y
leche.
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Tengo un nino con el sindrome de down y problemas de tiroides de la clase que hace que mi hijo suba
de peso y con los beneficios
de CalFresh puedo comprar alimentos para prepararle comidas saludables y de esa manera evitar que
mi hijo suba mas de peso
Ahora mismo todos los alimentos estan muy caros y los beneficios de CalFresh han impactado la vida de
mi familia grandemente.
Tambien quiero tomar esta oportundad para darle las gracias a Judith Ramos por ayudarme a llenar el
formulairo de renovacion para
mis beneficios de CalFresh y enviarlos a Departamento de Servicios Publicos para que mis beneficios
fuesen aprovados nuevamente.
En escala de 1 al 10, le doy un 10 a Judith por su excelente service. En Anos pasados mis servicios fueron
cancelados por que no tenia
a alquien que me ayudara a enviar la recertifcacion. Gracias Providence por sus trabajadores
comunitarios son de gran ayuda para nosotros.
Soy muy bendecida con los servicios que he recibido, Dios los bendiga, ustedes valen oro.
Sinceramente,
Maria Guzman
Translated Version
To Providence Health and Services,
I, Maria Guzman, would like to thank God for the services offered by Providence St. John’s Health Center
in Santa Monica, CA.
CalFresh benefits have been very helpful to me and my son. It has given me the opportunity to bring
healthy food to our table. When I shop, I choose the healthiest fruits and vegetables.
I have a child with down syndrome and thyroid problems which has my son gain weight and with the
benefits from CalFresh I can buy food to prepare healthy meals and thus prevent my son from gaining
more weight. Right now, all food is very expensive and CalFresh benefits have impacted my family's life
for the better.
I want to take this opportunity to thank Judith Ramos for helping me fill out the renewal form for my
CalFresh benefits and sending my application to the Department of Public Services to have my benefits
re-approved.
On a scale of 1 to 10, I give Judith a 10 for her excellent service. In past years my benefits were canceled
because I did not have someone to help me send the recertification. Thank you, Providence St. John
Health Center for your community workers because they are a great help to us.
I am very blessed with the services I have received; God bless you, you are worth gold.
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Regards,
Maria Guzman
Testimony 2
To Providence Health and Services,
I, Ana Castillo would like to thank God for all the services Providence
provides, especially the CalFresh Program.
My CalFresh benefit is a blessing to my life. I can purchase healthy meals,
fruits, and vegetables. I can also buy a
descent meal from restaurants that accept EBT cards. I am very grateful for
my CalFresh benefits.
Also, I’d like to thank Judith Ramos for helping me fill out my CalFresh
application and submitting all documents required by
the Department of Public Social Services. I really appreciate her excellent
service.
Thank you Providence, God bless you.
Sincerely,
Ana Castillo
Testimony 3
To Providence Health and Services
I Juan Carlos Chairez want to let Providence know that my family and I are very happy with our CalFresh
benefits.
We are able to put fresh food such us chicken and meat and fresh fruits and vegetables on our table.
We purchase healthy products to prepare healthy meals.
The CalFresh benefits has been a great help to me and my family. Thank you so much for your help.
We really appreciate all the help that providence provides on behalf of the Community Health Workers.
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I would like to thank Judith Ramos for helping me fill out my CalFresh application and submitting all the
documents required to the Department of Public Social Services for my CalFresh benefits to be
approved.
Thank you so much for all your help and services,
Sincerely,
Juan Carlos Chairez
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Jan. 24, 2022
RE: Saint John’s Phase II Master Plan
Dear Planning Commissioners:
As Superintendent of the Santa Monica Malibu Unified School District (SMMUSD), I recognize
the essential need for our students, faculty and staff to have extraordinary partners in our
communities. For many years, Saint John’s has been one of those extraordinary community
partners providing:
• Services to children and families impacted by community violence, family discord,
poverty, substance abuse and/or trauma.
• Individual and family therapy, group therapy, case management, parent training and teacher
consultations.
• Mental/behavioral health services to students who may be at risk of school dropout, gang
involvement, peer isolation and communication issues with adults and authority figures.
• Additional services to students experiencing behavioral and emotional issues such as anxiety,
disruptive behaviors, depression and trauma.
Most recently, Saint John’s has been an invaluable partner by providing vaccines and boosters to many
of our faculty, staff and students.
I understand Saint John’s is bringing forward a Phase II Master Plan to the Planning Commission that
would expand its healthcare services and provide an astonishing $100M community benefit’s package, a
portion of which will be an investment in the youth of Santa Monica over the next 30 years.
I urge you to promptly approve this Phase II Master Plan and allow Saint John’s to move forward in its
campus development and renewed commitment to the youth of our city.
Respectfully,
Ben Drati, EdD
Superintendent
Santa Monica Malibu Unified School District
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Michael Fiore
1626 Lincoln Blvd #505
Santa Monica, CA 90404
21 March 2021
Providence Health and Services
To whom this may concern:
In December 2021, Judith Ramos Albeno of Providence Health and Services assisted my wife
and myself in our application for CalFresh awards. Judith helped us fill out the necessary forms,
forwarded all pertinent documentation to DPSS, and followed up both with us and with DPSS to
see that our application was processed.
In fact, if it had not been for Providence’s community outreach, my wife and I would not have
known that we might be eligible for CalFresh assistance. Then, after the initial application,
when further information was required by DPSS, Judith explained how we were to acquire this
information and forwarded it to the correct case workers at DPSS for us.
The assistance we receive from CalFresh has substantially benefited our two-person household
by putting food on our table and easing our monthly cash outlay for these necessary expenses.
We express our gratitude to Judith and Providence for offering their helpful service, and our
hope that they may continue to extend this, and similar services, to those in need in our
community.
Sincerely,
Michael Fiore
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2121 Santa Monica Boulevard
Santa Monica, California 90404
310-582-7340
providence.org
Santa Monica City Council
Planning Commission
22 MARCH 2022
LETTER OF SUPPORT
To the Planning Commission:
I have lived and worked in Santa Monica since September 2015, having moved here from San Diego because of the promise
that was the Saint John’s Cancer Institute. I am an oncology nurse, a nurse scientist, and an Air Force reservist. A physician
I worked with in San Diego asked if I would be willing to relocate to help establish a brain tumor program in Los Angeles. I
said yes even if Los Angeles was not on my short list of preferred cities to live or work in.
As it turns out, moving to Santa Monica (not Los Angeles but Santa Monica), was one of the best decisions I made for my
career. I love being able to claim that I work at the Saint John’s Cancer Institute, which changed the surgical management of
patients with skin cancer forever by developing the sentinel lymph node biopsy technique, now a standard globally. Saint
John’s has been a pioneer in medical innovations- and dare I say, Saint John’s is to Santa Monica, as UCLA is to Westwood,
or NIH is to Bethesda.
The past two years, during the pandemic, I saw first-hand the contributions of Saint John’s to the community. We opened
COVID vaccine and booster clinics for city employees, school districts within and in the immediate vicinity of the city, Santa
Monica Police and Fire Departments, the archdiocese of Los Angeles. I lost count of the number of retired priests who told
me they appreciated returning to Saint John’s where they were born.
The promise that is the Saint John’s Cancer Institute continues to instill hope. Just last month, a press release announced
that Saint John’s was the first in the nation to treat glioblastoma patient with revolutionary radiation therapy. Strong clinical
and research program brings key thought leaders to Santa Monica- physicians, scientists, investor, not to mention patients.
I want to bring nurses and even service members to train with us but we do not have the facilities for instruction. I have seen
many of them walk through the doors of Saint John’s, the hospital, and gasp at how nice the lobby is. The reaction is even
more profound during the Christmas season. Then they walk over to the Cancer Institute, a brick building that was painted
over with gray paint. I’m not going to describe their reaction. I guess my point is, we need to update our campus and I am
hoping that the commission will help Saint John’s so Saint John’s can continue to help the community of Santa Monica.
Sincerely,
Marlon Garzo Saria, PhD, RN, AOCNS, NEA, BC, NPD-BC, FAAN
Director | Nursing Professional Practice | Providence Saint John’s Health Center
Assistant Professor | Saint John’s Cancer Institute
Nurse Scientist | Center for Quality and Outcomes Research | Pacific Neuroscience Institute
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Bethany Proctor
My name is Bethany Proctor. I spoke in favor of St. John's Phase II a few years ago at the Planning Commission and
City Council float-up hearings. I don’t think I can be at the Tuesday night hearing, so I am sending an email instead.
I want to express my support one more time. I’m asking you to vote YES for a plan that will serve my generation and
our children and grandchildren to come. St. John’s incredible generosity of resources and energy and spirit is a gift to
our community. As City Council members and our representatives, the community needs you to acknowledge that St.
John’s will be meeting the people of this city more than halfway in the plan that the hospital has sent to you. Let’s all
of us give them a green light to move forward. My support is based on how I see the future of wellness in Santa
Monica and on my own personal experience.
My relationship with St. John’s starts at the beginning – my beginning. I was born prematurely at St. John’s 14 days
before the Northridge earthquake. I was in the NICU when the quake hit. Obviously, I don't remember the evacuation
of the hospital, which was horribly damaged, but everyone in my neighborhood has a story about that day and how
my mid-city neighborhood was impacted. The staff of St. John’s went into action and safely evacuated and relocated
everyone at St. John’s. Those people are still serving Santa Monica through crises both personal and regional.
Coming into the world very prematurely can present challenges. When I was in elementary school, I was assessed at
the St. John’s Child and Family Development Center, and a plan of care was set into motion. The issues I faced were
thank goodness temporary, thanks in part to intervention by the expert staff. The CFDC is a reminder of how broad
the health center’s mission really is. A new and improved CFDC will make a huge difference in kids’ and families’ lives.
I didn’t really interact with St. John’s again until six years ago, when my mom was diagnosed with a rare form of
cancer. After surgical treatment at another hospital, she found fellowship in an online support group where patients
discussed treatment options, clinical trials, and ways to cope with everyday challenges. As my mom tried to
understand her illness and envision a path forward in terms of life-extending treatment, the convener of the support
group suggested that since my mom lived in Santa Monica, she should go to where the research is and get a
consultation. Of course, the convener meant the John Wayne Cancer Institute (now renamed as St. John’s Cancer
Institute). My mom quickly connected with a world-famous researcher/surgeon there who happened to have
expertise in this kind of cancer. He was incredibly knowledgeable, compassionate, and best of all, totally honest with
her about her prognosis when she asked. The prognosis was hard for my mom, but she was a person of faith, and she
shared with him her concern about the people she met in the support group who were struggling with this cancer.
The doctor said to her help is on the way. Help in the form of life-saving research that could someday turn into
effective treatments available to patients in other communities across the country.
We lost her four years ago, but we are incredibly thankful for the doctors and scientists at the Cancer Institute and
for the incredible work they do.
Everyone knows that the Cancer Institute needs a new facility to continue that work, but it can’t even be designed
until Phase II is approved. I know that Phase II is basically a zoning and legal issue, but I ask you, when you vote, to
remember the actual people who work at St. John’s and SJCI who welcome new lives and save others, and remember
the people of this city who will count on this great health center throughout their lives. We will all benefit from your
YES vote.
Thank you for reading my email.
Bethany Proctor
Santa Monica, CA
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Vernice Hankins
From:Zachary Gaidzik <zacharygaidzik@gmail.com>
Sent:Tuesday, March 22, 2022 12:08 PM
To:Sue Himmelrich; Kristin McCowan; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Oscar de la
Torre; councilmtgitems
Cc:David Martin; Roxanne Tanemori
Subject:Item 9-A - support
EXTERNAL
City Councilmembers,
I am Zachary Gaidzik, and I serve as West/Metro LA Field Deputy for County Supervisor Sheila Kuehl, sit on the Board of
Ocean Park Association, and Climate Action Santa Monica. However, I am writing as an individual Santa Monica resident
only.
I urge you to vote affirmatively on the incredibly important Phase II Plan. It will complete the Development Agreement
process that actually started decades ago after the Northridge Quake and the assessment of critical care facilities and
mandates of our State Senate. We now have a critical care facility that can withstand a strong seismic event and continue
to function.
Moreover, I strongly support the presence of a community hospital in Santa Monica, one that can deliver high-touch and
high-tech care to the people we love. I believe Saint John’s must continue to evolve with community need and make the
most of the property it already owns in a thoughtful and practical way. This plan exemplifies those objectives. That is why
approval of Phase II is essential.
I have a personal connection to Providence Saint John’s. I was born and raised in Santa Monica and have been a patient
at Saint John’s numerous times. My aunt received emergency care at Saint John’s on more than one occasion for serious
cardiac events. But what left the deepest impression for me was the care given to my grandfather who was a patient at
the hospital at the end of his life. My family and I feel very strongly that the care that doctors, nurses, and other staff has
been exemplary.
The Phase II Plan before you tomorrow night is future-focused. It updates the healing mission of the health center,
providing improved and/or brand-new critical community-serving facilities such as the Cancer Institute and CFDC. New
proposed uses, including outpatient facilities, will meet a critical need in the local healthcare space. A conference center
that meets 21st century communications demands will aid the research and clinical staff and will provide a welcome
addition to meeting room stock available to our engaged community. On-site parking for all will be a game-changer for the
Mid-City neighborhood and visitors, and the generous open space element on the south property will be a huge bonus
and obvious benefit to our community. The same goes for the deed-restricted affordable housing.
Finally, the community benefits attached to the Phase II Plan are, I believe, precedent breaking. It is extraordinary that a
not-for-profit health center will devote significant dollars and in-kind services to meet the needs of Santa Monicans, while
still providing excellent healthcare and research services to the community. I commend Providence Saint John’s for its
vision and generosity of spirit and resources, and again ask you to vote yes on this truly important plan.
‐‐
Sincerely
Zachary Gaidzik
310-422-3435
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Vernice Hankins
From:Julie Thompson <jandb1@roadrunner.com>
Sent:Tuesday, March 22, 2022 12:01 PM
To:Oscar de la Torre; councilmtgitems; Sue Himmelrich; Kristin McCowan; Gleam Davis; Phil Brock;
Christine Parra; Lana Negrete
Subject:ITEM 9A Support
EXTERNAL
Dear Santa Monica City Council People:
As longtime Santa Monica residents (40 years and counting) we have utilized and benefited from the
excellent services of St. John's hospital and have met countless doctors and researchers who work to
provide Santa Monica residents (and way beyond) with advanced and sometimes leading edge health
care. With their Phase II Building Plan we know they would be able to greatly expand the breadth of
research and medical services to our beloved community. We hope you will partner with them in
approving support for the Phase II Building Plan so they can move ahead.
Thanks for all the good work you do for Santa Monica.
Best Regards,
Julie M. Thompson
Brogan T. de Paor
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Vernice Hankins
From:Tricia Crane <1triciacrane@gmail.com>
Sent:Tuesday, March 22, 2022 12:01 PM
To:Sue Himmelrich; Kristin McCowan; Christine Parra; Lana Negrete; Phil Brock; Oscar de la Torre; Gleam
Davis; councilmtgitems; David White; Susan Cline; Anuj Gupta
Subject:The Board of Northeast Neighbors OPPOSE the proposed Community Benefits in Agenda Item 9.A
EXTERNAL
To: City Council
From: The Board of Northeast Neighbors
Re: OPPOSE adoption of St. John's Development Agreement – Agenda Item 9.A
March 22, 2022
The Board of Northeast Neighbors agrees with the chairs of Friends of Sunset Park and Wilshire
Montana Neighborhood Coalition and support the recommendations in both of their letters to Council
(embedded below) that the proposed Community Benefits for the St. John’s-Providence DA must be
revised to include meaningful specificity and monitoring.
Thank you.
##
Mayor Himmelrich and Council Members,
The St. John's-Providence proposal for community benefits needs to be reviewed with a fine-tooth
comb to ensure real community benefits are being provided and monitored with the DA
expansion. The following points address where St. John is window dressing its community benefits,
not specifically defining what the benefit is, not providing the 50 psychiatric beds which is a standard
for the housed and unhoused of Santa Monica and how the city should focus greater transparency
and accountability of associated monies from the DA.
Many Proposed Community Benefits for DA Expansion are Already Required and are Not
an Increase Which is Required with the DA Expansion
St John's-Providence reports many stated "community benefits" which are already required by
regulation and law and would be provided whether or not the DA was being expanded. These
are not " benefits" for this project, they are required. These include:
Child Care provisions - are not aimed to provide significant increases in the
number of slots but more an incentive for the employment of hospital staff. The new
facility does not provide commensurate slots for the additional development that is
being proposed
Health Assessment - this is a documented exercise that must be done to be a
hospital system in the state
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Open Space Definition and Accessibility is NOT Clearly Defined
In the staff report there is a reference to 35% open space on the south campus. In the community
benefit section it refers to "publicly-accessible open space". What percentage of the 35% open
space is public open space? How do these two converge?
Barriers with Mental Health and Homelessness Funds being Used for Most Important Services
and Selecting Most Effective Providers
The mental health dollars are not what the community needs nor what the Rand
report suggested. The Rand report (2021) called for 50 beds for every 100,000 in
population. Today we have zero psychiatric beds in Santa Monica, and none
are planned. The closest psychiatric beds will be the 100+ bed that UCLA will build
at the Olympia Hospital site at Olympic and Fairfax. This is too far and will be
inadequate for the westside that it seeks to serve. Santa Monia needs psychiatric
beds now, for Santa Monica's housed and unhoused population. These beds are
needed not just for our unhoused population but for our residents as well. I
understand that there is a current discussion with others in the mental health arena
regarding a counseling center and an urgent behavioral health center on the
expanded campus. These may be part of a system of service but they must be
secondary to the bed need. The Audit Subcommittee is currently having a
Homelessness report conducted and a key aspect is "identifying unmet needs and
gaps" as requested by the Social Services Commission. WHAT could be more
important in terms of "unmet needs and gaps" than having appropriate
psychiatric beds for Santa Monica's housed and unhoused residents?
Currently the city has established a condition that the distribution of cash grants
must be to organizations that have been city funded (via the Human Services Grant
program) within the last three years. There should be an independent review and
application process for these grants including an RFP process and an
independent decision-making body to select and monitor these grants. The We
are Santa Monica fund, a separate advisory board with grants finalized through the
California Community Foundation, is an example of such a board.
Stewardship, Transparency and Effective Use of Development Agreement Funds
The In Lieu Funds, part of the "Community Benefits" are placed in multiple funds including: housing
trust fund, recreation and parks, child care and arts fund. There is NO accountability to the public or
City officials as to how staff might budget, allocate or spend these funds. If a project, such as St
John's-Providence DA expansion does not meet the water neutrality standard (and I still don't
understand how this is calculated or decided) then in lieu funds are made. Who determines how
much and where the funds go, much less how these funds are spent and then reported?
This is the largest DA the city has seen and needs to be scrutinized to ensure the
"community benefits" are received by the residents and the city to address our "unmet needs and
gaps" and mitigate the 20 years of construction and the doubling of St. John's. St. John's never built
their parking structure from the first phase of their rebuild.
Thank-you,
Elizabeth Van Denburgh
Wilshire Montana Neighborhood Coalition (Wilmont)
Chair
##
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March 21, 2022
To: Mayor Himmelrich and City Council members
From: Zina Josephs
RE: 3/22/22 agenda item 9-A: Providence St. John's development agreement
I urge the City Council to include the following in the St. John's DA:
1. Provide a minimum of 50 mental health beds for short-term inpatient care.
2. Provide a Mental Health Urgent Care Center (up to 24-hour care)
3. Provide a wellness program for SMMUSD students to combat obesity and diabetes and for
targeted age groups, such as those who need health certificates to participate in youth sports
programs.
4. Make the new conference center available at least four times a month for community groups to use
for free.
5. Any funding for homeless services to community groups should be given through an independent
"board" or group so that it is not simply targeted to those who already receive funding from the City
grants programs. Any funding set aside for community benefits should have an outside group monitor
how it is spent and report to Providence St. John's and the City Council on the expenditure of
funds. This could be the "We Are Santa Monica Board" or another administrative group. Funds
should not be put into the Santa Monica general fund pots, such as childcare, or the housing trust
fund.
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Vernice Hankins
From:Nanci Linke-Ellis <nanci@linkeellis.com>
Sent:Tuesday, March 22, 2022 11:55 AM
To:Sue Himmelrich; Kristin McCowan; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Oscar de la
Torre; councilmtgitems
Subject:City Council Meeting 3/22/2022 St. John's Redevelopment Phase II
EXTERNAL
March 22, 2022
Dear City Council members,
As a 27‐year resident of Mid City, and current Vice President of the Hearing Loss Association of America, California
Association (HLAA‐CA), and serving on the Santa Monica Disabilities Commission. I am also a Deaf woman who has been
blessed as a bi‐lateral cochlear implant recipient since 1994. Since my first implant, I have spent my life working with
companies, organizations and government agencies to help them understand the imperative need for clear
communication and ease of accommodations.
I support the Phase Two Redevelopment of Providence St. John’s and encourage you to include as many
accommodations as possible. Many require little or no funding. There are products and apps that have been created by
Apple, Google, Microsoft and Zoom that are provided without cost. Low‐cost tablets\ smartphones apps can be utilized,
as well.
We are very fortunate to live in a time of exceptional technology that has been created to be user friendly to both
people with hearing loss and those they deal with that have normal hearing.
For the purposes of this council meeting, however, I would like to list some accessibility issues that should be
included. The American Disability Act was written as a minimum standard, not the maximum. At the time that the ADA
was signed into law, most of the technology that Deaf and hard of hearing people currently use did not yet exist.
Conceptually, if you can hear it, they need to see it.
Some crucial areas to be addressed:
In general:
(1) wherever there is audio amplification, there should be some form of speech to text access.
(2) all videos, speeches, and other events should have captions.
(3) televisions should have captions activated at all times.
(4) staff should be trained to use tablets with transcription speech to text apps (such as Google Live Transcribe for
Android and Otter Voice, or Ava for iOS); these are all AI driven.
(5) there should be appropriate accessible\captions signage.
(6) advertisements should list available accommodations.
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(7) staff should receive sensitivity training on how to accommodate Deaf patrons.
(8) patient advocates need to be available to patients for appointments and prior to hospital admission. These are
specifically trained people who can navigate the process and ensure that both medical staff and patients understand
what is going on.
Lobbies: If there is an audio announcement system in a lobby, all public area television sets should have captions
activated.
Public Event Spaces: All conference and meeting rooms with an audio system (including the proposed Education and
Conference Center) include some form of speech to text capability. Communication access real‐time translation (CART),
also called open captioning or real‐time stenography, or simply real‐time captioning, is the general name of the system
that court reporters, closed captioners and voice writers, and others use to convert speech to text. This should be
available for events open to the public and can be done on‐site or remotely.
Restaurants: Servers should have access to a tablet with transcription speech to text apps and all staff should be trained
in its use. If the restaurant has an audio system or will be used for meetings or other events, it should have captioning
capability. If the restaurant has a television, it should have captions activated at all times.
Medical Offices: tablets with transcription speech to text apps should be available.
All Telehealth applications must be required to include captioning capability.
PPE for staff that enables deaf and hard of hearing to understand caretakers and other staff.
There are many economical and effective tools already in existence for the use of Providence St. John's staff and
patients.
I am more than happy to discuss this at further length and provide research and data for your perusal.
Thank you for your time and interest.
Nanci Linke Ellis
3207 Colorado Avenue
Santa Monica, CA 90404
310.829.3884 main
310.922.3884 mobile
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Vernice Hankins
From:Andrew Hoyer <abhoyer@yahoo.com>
Sent:Tuesday, March 22, 2022 11:43 AM
To:councilmtgitems; Clerk Mailbox; Clerk Mailbox
Subject:St John's DA 3-22-22 Item 9A
EXTERNAL
City Councilmembers,
Santa Monica Mid City Neighbors has a long history dealing with the impacts
that Providence St John’s Medical Center has had upon our community. Every
community needs hospitals, especially in these dire times. And our
community does appreciate the services that are currently provided by our
hospitals. But there are some services that are not being provided by either of
them.
For the past ten years or more St John’s has come to us when they are
petitioning the city for something. And every time they have heard that the
community wants mental health services, including beds for 72-hour
holds. Every Time.
Over a ten-year span, they did not even consider the idea that our city
government might request this of them. And they stand before you now asking
for permission to disrupt our community with construction for the next twenty-
five years. Many of us work from home now and “Construction Noise in the
Background” will be our new nemesis.
St. John’s came to our December meeting with this latest plan and our President,
Jen Regan put together a document for our members to submit their thoughts
on. We have more concerns than just mental health. Closing off 21st and moving
a light closer to 20th sounds disastrous. We’d like a path through the North
Campus to break up the super block they have created. And of course, there will
be more traffic with no shuttle to the Metro station as requested numerous
times. Does the city still intend to activate Colorado into a business district?
You will find our community’s input below. We respectfully request that you
include them in your negotiations with St John’s.
Andrew Hoyer
SMMCN Board Secretary & Govt Affairs Officer
Santa Monica Mid City Neighbors Board & Members
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Mental Health & Other Services:
Provide the in- and out-patient services our community needs, at a location to be
proposed by the Hospital, somewhere on the campus.
o Mental Health Beds at a minimum of 50 beds.
o Mental Health Urgent Care Center (23 hr. 59 min open per day) similar
to https://www.wellnesscenteroc.com
o Bi-Monthly Health Clinic for Santa Monica College students experiencing
homelessness or who are nutritionally compromised.
o A Wellness Program for Santa Monica public school students to combat obesity
and diabetes and to provide targeted age groups such as those who need health
certificates in order to participate in youth sports programs.
Embrace the recommendations provided by the city’s own Social Services
Commission
Any funding for homeless services to community groups should be administered
through an independent board so that it is not just targeted to those who already receive
funding from the city grant programs.
Any funding set aside for community benefits must have an outside group monitor
how it is spent and report to the Medical Center and the City Council on the expenditure
of funds. This could be the "We are Santa Monica Board" or another administrative
group. Funds should not be put into the Santa Monica general fund pots such as child-
care or housing trust fund.
The new conference center should be made available at least four times a month for
community groups to use for free.
Vehicular Circulation & Traffic Concerns
The existing vehicular function of 21st St. is benign: Maintain the existing 21st St. as
a through street from Santa Monica Bl. to Broadway to avoid creating a super-block
effect and worsening traffic on 20th St.
Maintain the full-function traffic signal at the existing 21st St. alignment on Santa
Monica Bl.: The proposed move to the west would make the signal too close to 20th St.,
creating stacking problems;
Move, if necessary, the 22nd St. signal for best pedestrian convenience, and change
its function from full function to pedestrian, with red light flashing, to reduce the traffic
snarling created by excessive signals between 20th and Cloverfield. There would be no
impact to the Hospital: the intersection is in-only, and right-turn-out function could be
added, if desired, without need for a signal.
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Healthy Transportation, Pedestrian Access, Safety:
As a non-profit hospital you have an obligation to conduct Community Health Needs
Assessments (CHNA) to retain your tax-exempt status. There is a clear community need
for healthy transportation: Ways of getting around without a car, without poisoning the
planet, without adding to the obesity and diabetes crisis. The current designs fail to
make the connection between the health mission of St Johns and the continuing
problems of car-based transport which affect personal and planetary health:
The North Campus superblock creates a real obstacle to pedestrians and people on
bikes. An attractively landscaped walkway and bikeway adjacent to the proposed fire
lane at the 21st St. alignment could correct the problem of an arduous hike via 20th or
23rd Streets. Alternatively, the proposed fire lane could be upgraded to a street with
public vehicular access and sidewalk.
A range of programming should be implemented to bring healthy transportation to St
Johns. You should implement real incentives for staff to use healthy modes, create safe
and attractive bicycle parking and routes. The hospital leadership should publicly
advocate for better infrastructure for healthy modes. The position of a commute
coordinator (last held by Bonnie Halwey) must be filled again to facilitate less driving for
staff and doctors. Patient appointments, scripts, and communications should include
public transit options and bike routes, given your vicinity to bus stops and the Expo
Bike Lane. Your chief executive (Marcel Loh) should be riding his bike to work from his
home in Santa Monica for Bike to Work Day, and the Blessing of the Bicycles, last
conducted in 2016, should become an annual event. Community health programming
should offer safe cycling education for staff, patients and the local community, diabetes
prevention programming (DPP) should also include hands-on access to active modes.
It is truly vexing that St John’s has so little capacity to consider the synergies
between health and transportation. The benefits of connecting these silos have a rich
evidence basis and have been proven in many places. Yet this hospital system is still
stuck in the car and the unhealthy horizon of automobilitis.
Women’s Health Services:
Some members in our community have serious concerns over Women’s Health
Options and women represent half of the city’s citizenry. While they understand the
principles of freedom of religion, they also believe that contraception is a legal right.
Some General Comments on Traffic and Expansion:
The proposed South Campus additions are about the same size as the proposed
Hines Project at the former PaperMate Plant that was ultimately rejected by the
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City of Santa Monica. The number of traffic trips generated per day by these
additions would probably be about 13,000, the same amount as the proposed
Hines Project, if not more. We cannot handle the existing traffic and congestion
already let alone the additional traffic and congestion that these proposed
additions would create. During rush hour, traffic is bumper to bumper on Santa
Monica Blvd from before 20th Street to Cloverfield Blvd and also on Broadway
from before 19th Street to Cloverfield Blvd as well as on Cloverfield Blvd from
Santa Monica Blvd to the 10 Freeway. Both Santa Monica Blvd and Cloverfield
Blvd plus Broadway and Cloverfield are choke points for traffic with no relief
possible. The only freeway on and off ramp in the area is at Cloverfield that is
already gridlocked and cannot handle existing traffic let alone the additional
traffic the South Campus additions would create. The scope of the proposed
South Campus additions is not sustainable in the area.
It is recommended that the South Campus additions be similar to those at
Cottage Hospital in Santa Barbara-two- and three-story buildings. If additional
space is needed, then St John’s could expand outward rather than upward. This
would disperse the traffic and alleviate the traffic and congestion that the
proposed South Campus additions would create around Santa Monica Blvd,
Broadway, 20th Street and Cloverfield Blvd. It really is to the benefit of not only
St John’s but also to its patients, staff and our community overall if St John’s is
more like Cottage Hospital in Santa Barbara rather than the UCLA Medical
Center in Westwood. Also patients prefer St John’s to the UCLA Medical Center
in Westwood because St John’s is more human scale with better personal
service.
There is only one moment in time when it is essential to awaken. That moment is now.
- Buddha
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Vernice Hankins
From:Council Mailbox
Sent:Tuesday, March 22, 2022 10:12 AM
To:councilmtgitems
Subject:FW: Item: 9a
‐‐‐‐‐Original Message‐‐‐‐‐
From: Louise Steiner <oodfay@yahoo.com>
Sent: Monday, March 21, 2022 3:59 PM
To: Council Mailbox <Council.Mailbox@santamonica.gov>
Subject: Item: 9a
EXTERNAL
Dear Council Members, I am voicing my support for the St John’s phase 2 expansion only if the large mental health
facilities they propose are included and built.
Thank you. Louise Steiner
Resident of Santa Monica
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Vernice Hankins
From:Donna Schweers <donnaschweers@gmail.com>
Sent:Tuesday, March 22, 2022 10:11 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Approve Saint John's Master Plan
EXTERNAL
My name is Donna Schweers and I am writing you today to encourage you to vote “YES” on the Providence Saint John’s
Health Center Phase II Master Plan and to express to you my sincere enthusiasm for all that this plan represents for our
entire community.
I am a retired healthcare consultant with thirty‐five plus years experience working with physicians, hospitals, insurance
companies and investors in designing and implementing integrated health care programs and institutions. When our
family relocated from San Francisco to Santa Monica shortly after the 1994 earthquake, Saint John’s Health Center, the
gem of a community hospital that I had heard about so often in my career, was closed for reconstruction and we had to
seek and establish a hospital relationship outside of our community. Realizing just how critical having a world class
hospital and research institute within our community is, I vowed to become more involved with the hospital upon its
reopening. I joined the Irene Dunne Guild, a women’s support group to help raise money and awareness of the
wonderful, first class services provided by Saint John’s to our community. Shortly after that time, I became a Trustee of
the Saint John’s Health Center Foundation, serving as the Chair of the Trustee Board from 2015 ‐2017 and am currently
serving my seventh year as a member of the Health Center’s Board of Directors. I also volunteer at the hospital serving
as a member of the “No One Dies Alone” program.
I see every day the importance of access to cutting edge, critical health care services and research to everyone in our
community, including those who are poor and most vulnerable. While serving as Treasurer of the hospital Board and as
a member of the Foundation’s Community Inpact Fund Committee, I have witnessed first hand the investment of
millions of dollars back into the community not only to provide comprehensive, vital services directly but also to invest
in our community partners who work tirelessly to provide food, shelter, education and mental health services to our
most vulnerable neighbors. If approved, the Phase II Master Plan will allow Saint John's to expand upon our work and
partnerships to provide $10 million to the city’s behavioral health initiatives, dramatically assisting organizations
providing mental health, substance abuse and community programs to residents. The Plan also helps to address
affordable housing by providing much‐needed housing for low‐income residents as well as additional childcare and day
care options for our local families.
Given my background in healthcare, I understand just how critical it is to have a cutting edge research facility within our
local health center. In order for Saint John's to compete in the Los Angeles healthcare market place and have the ability
to recruit the world class physicians and providers that our community citizens deserve, it is critical that the hospital
maintain and support a leading research facility that helps expedite the transformational care that everyone in our
community deserves. The expanded and updated research facility provided by the Phase II Master Plan, will provide the
sorely needed space and upgrade necessary for our research to push the boundaries of medical treatments through
countless clinical trials and original research. Our entire community deserves and expects first rate medical care from
Saint John's.
The overwhelming benefits to our community provided by the Phase II Master Plan are critical and obvious. I strongly
encourage you to support our entire community and vote “YES” on this transformative and comprehensive plan for the
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Saint John's campus. I am so excited to see what lies ahead for our neighbors and community as we see the “power of
partnership” presented in this Plan unfold.
Thank you for your support!
Sincerely,
Donna Schweers
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Vernice Hankins
From:Mina Kang <minakangmd@gmail.com>
Sent:Tuesday, March 22, 2022 9:28 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:YES on Saint John’s Master Plan
EXTERNAL
Dear Esteemed Members of the Santa Monica City Council,
My name is Mina Kang, MD and I have been a practicing physician at Saint John's Health Center for over 10 years. I have
volunteered my clinical services at Venice Family Clinic and student‐run homeless clinics to help provide low‐cost health
services to members of the Santa Monica and West LA community. These experiences have given me a unique
perspective of the role that Providence Saint John's Health Center plays in our community. I have 2 children who have
attended the Child and Family Development Center (CFDC) Day Care on the Saint John’s campus starting at 3 months of
age and both have graduated to attend elementary school in Santa Monica. I am also a patient at Saint John’s along with
my parents and children. Not too long ago a father of a close friend of ours had life‐saving emergency open‐heart
surgery at Providence Saint John’s Health Center. These experiences have given me a unique perspective of the role that
Providence Saint John's Health Center has in our community. As a physician, mother, patient, and community member, I
have seen first‐hand how a state‐of‐the‐art research institute and community health center can work together to
improve patient lives and offer innovative treatment options to save lives.
I am most proud to be able to practice with and refer my family and friends to some of the best physicians and surgeons
in the world here in our own city. These new facilities would allow us to continue our mission of world class care in a
friendly and personable community setting. Additionally, if it wasn’t for the CFDC, I would not have been able to practice
medicine full‐time and provide care to all the patients I have had the privilege to care for over the past 10 years. I know
that this is true for many of my colleagues as well. Therefore, I’m excited that this plan includes expansion of childcare
facilities and subsidies to support future generations of physicians and nurses.
I urge you to vote in favor of this transformative Master Plan.
Sincerely,
Mina Kang, MD
Item 9.A 03/22/22
109 of 115 Item 9.A 03/22/22
9.A.q
Packet Pg. 1222 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
1
Vernice Hankins
From:Krasne, David MD <David.Krasne@providence.org>
Sent:Tuesday, March 22, 2022 9:00 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Support Saint John's Phase II Master Plan
EXTERNAL
March 22, 2022
Santa Monica City Counsel:
My name is Dr. David Krasne. I’m a pathologist practicing at Saint John’s since 1990. During that time I’ve
lived in Santa Monica twice, I currently live in Venice and commute to the Hospital daily on bicycle. On a
general level, as a local resident and commuting cyclist, the image of Saint John’s completed campus as
presented in the Phase II Master Plan, in my mind’s eye, is a welcome burst of open space and green
landscape, life and activity, and wonderful modern architecture indicative of investment in this City, all things
which add value for me as a resident.
I want to provide a brief inside look at the mission the Phase II Master Plan endeavors to perpetuate. In the
mid‐1990s, amazingly the largest physician NIH research grant in the United States was at held at Saint John’s,
by a well‐known melanoma surgeon. At the time one of his younger colleagues, a breast surgeon, and I
adapted one of the senior surgeon’s experimental melanoma techniques to the treatment of breast cancer,
and that procedure, originated at Saint John’s is now standard surgery throughout the world for both
melanoma and breast cancer.
Today at Saint John’s I work alongside physicians in fields of brain tumors, joint replacements, heart diseases,
prostate and colon cancers who are internationally recognized thought leaders in their fields. They’re here
because Saint John’s supports innovation and cutting‐edge health care so rarely possible outside of huge
academic centers in the kind of small compassionate environment of Saint John's, not to mention in one of the
loveliest cities anywhere. Patients fly in from far away for what Saint John’s does, and Santa Monica residents
have this as their norm. The development plan at issue tonight is about keeping this going.
On mental health in Santa Monica, I cannot speak for Saint John’s, but I believe their $10 million commitment
towards behavioral health initiatives is only the beginning. Providence, the parent company, has a significant
history of prioritizing mental health, so Providence Saint John’s stands to be a major partner with the City of
Santa Monica in its efforts against mental illness, homelessness, and addiction. And the more successful Saint
John’s is, the stronger and more able partner they will be with the City in its work around mental
illness. Another reason why it is so important that Santa Monica enable Saint John’s to be the best they can
be.
Please vote to support the Phase II Master Plan.
Thank you
Item 9.A 03/22/22
110 of 115 Item 9.A 03/22/22
9.A.q
Packet Pg. 1223 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
2
David L. Krasne, M.D.| Medical Director, Pathology Department and Clinical Laboratory
Saint John’s Health Center
Providence Health and Services
Office: 310.829.8101 | Fax: 310.829.6509
2121 Santa Monica Blvd, Santa Monica, CA 90404
www.providence.org/saintjohns
Creating healthier communities, together
This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under
applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information
contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
Item 9.A 03/22/22
111 of 115 Item 9.A 03/22/22
9.A.q
Packet Pg. 1224 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
3
Vernice Hankins
From:rcwoll@gmail.com
Sent:Tuesday, March 22, 2022 8:55 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra; David White; David Martin; Roxanne Tanemori
Subject:Saint Johns Phase II Master Plan
EXTERNAL
Hello,
My name is Robert Wollman, MD I am the Vice-President of the Medical Staff at St. John's, and I
have been the Medical Director of the Radiation Oncology Department since 1998.
I am writing to whole-heartedly support approval of the Saint John's Phase II Master Plan.
Saint John's is a vital part of Santa Monica, providing incredible care to our patients and serving
the community in a multitude of ways - research, health care, education, charity and emergency
preparedness.
As part of the cancer program specifically the amount of outstanding clinical care and research that
goes on here is truly breathtaking for a community hospital of this size, and can only get better with
the proposed Master Plan. In order to further our mission(s) we are desperately in need of more
space -- and more modern space -- as well as improved access to parking and mass transit. Our
patients come from all over the city/region/country for specialized care, in an accessible humane
environment that St. Johns provides better than our nearby rivals. These rivals are also growing and
would like nothing better than to swallow us whole, which would be a huge loss for Santa Monica and
beyond. Without the proposed upgrades of the Master Plan we would be at a severe -- and growing -
- disadvantage with regards to competing for the best scientists, doctors, nurses, staff, clinical and
research programs. We are breaking ground in so many ways in the realm of cancer. From much
shorter and convenient courses of radiation therapy for breast cancer (often done at the same time as
surgery - something no other hospital in the LA region is doing nearly as much as we are) to
fantastically innovative programs for treating brain tumors of all kinds at Pacific Neurosciences
Institute.
My family and patients always tell me what a breath of fresh air it is to come and get world class
treatment at St John's. They are truly blown away by the way they are treated and cared for here. It
is a very special place and it can only stay that way if we renovate, grow and innovate.
Our ability to maintain and deepen our personal goals and institutional mandate to be
the leader in the future of health care for our patients and our community depends on
approval of the Phase II Master Plan and I urge you to vote in favor of it.
Sincerely,
Robert Wollman, MD
Item 9.A 03/22/22
112 of 115 Item 9.A 03/22/22
9.A.q
Packet Pg. 1225 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
4
Vernice Hankins
From:Thomas Geiser <tomgeiser@gmail.com>
Sent:Tuesday, March 22, 2022 9:01 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Approve Saint John's Health Center Master Plan
EXTERNAL
Dear City Council Members,
My name is Thomas Geiser and I am writing to you to express my unequivocal support for the approval of the Saint
John’s Health Center Phase II Master Plan. I urge you to vote in favor of the Plan, which has been developed after
exhaustive efforts by representatives of Saint John’s and extensive review and input by City of Santa Monica staff and
the Planning Commission.
I served on the Providence Saint John’s Health Center Board of Directors from 2014 through 2021 and served as the
Chair of that Board from 2016 to 2018. I became a Board member because I believe in the power of local governance of
a health care facility that is of such critical importance to our local community. I have been consistently impressed by
the passion and caring of the men and women who deliver the fabulous care that is available at Saint John’s.
The Master Plan reflects the legacy and unique place that Saint John’s occupies in Santa Monica. Since opening in the
1930’s, Saint John’s has served as a lynchpin for the care of Santa Monica residents and it is beloved by our community.
This was never more firmly on display than after the 1994 Northridge earthquake, when Saint John’s was severely
damaged and forced to close down. The community rallied in support of the institution and raised the funding to re‐
build the hospital, which led to the Development Agreement with the City that in turn led to the Phase II Master Plan
that is currently under consideration by the City Council. That Master Plan is hugely thoughtful and the product of
extensive interaction with and input from the many affected constituencies in the City. As a Board member, I can tell
you that this Master Plan is essential to Saint John’s fulfilling its mission going forward in ways that will help and support
the City and its residents.
The Master Plan provides needed space for the hospital’s critical clinical and research programs, allowing it to further its
unique place in the local healthcare ecosystem as a facility which offers university hospital quality of care but with the
compassion and personal touch of a small, community hospital. I want to call out as well the Plan’s focus on behavioral
health and providing resources to the community which has been a focus of the City in considering the Master Plan. It
goes without saying that added resources are required to address the behavioral health needs of so many in our
community. The Master Plan admirably devotes significant resources to that effort, as well as homelessness. The
Master Plan further makes available child care and urgently needed housing resources to our community, while also
ensuring appropriate access to open space.
I urge you to approve the Phase II Master Plan and make its significant benefits to our community a reality. Thank you,
Thomas Geiser
Item 9.A 03/22/22
113 of 115 Item 9.A 03/22/22
9.A.q
Packet Pg. 1226 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
5
Vernice Hankins
From:Krasne, David MD <David.Krasne@providence.org>
Sent:Tuesday, March 22, 2022 9:05 AM
To:councilmtgitems; Gleam Davis; Sue Himmelrich; Kristin McCowan; Phil Brock; Oscar de la Torre; Lana
Negrete; Christine Parra
Cc:David White; David Martin; Roxanne Tanemori
Subject:Support Saint John's Phase II Master Plan: CORRECTED LETTER
EXTERNAL
March 22, 2022
Santa Monica City Council:
My name is Dr. David Krasne. I’m a pathologist practicing at Saint John’s since 1990. During that time I’ve
lived in Santa Monica twice, I currently live in Venice and commute to the Hospital daily on bicycle. On a
general level, as a local resident and commuting cyclist, the image of Saint John’s completed campus as
presented in the Phase II Master Plan, in my mind’s eye, is a welcome burst of open space and green
landscape, life and activity, and wonderful modern architecture indicative of investment in this City, all things
which add value for me as a resident.
I want to provide a brief inside look at the mission the Phase II Master Plan endeavors to perpetuate. In the
mid‐1990s, amazingly the largest physician NIH research grant in the United States was at held at Saint John’s,
by a well‐known melanoma surgeon. At the time one of his younger colleagues, a breast surgeon, and I
adapted one of the senior surgeon’s experimental melanoma techniques to the treatment of breast cancer,
and that procedure, originated at Saint John’s is now standard surgery throughout the world for both
melanoma and breast cancer.
Today at Saint John’s I work alongside physicians in fields of brain tumors, joint replacements, heart diseases,
prostate and colon cancers who are internationally recognized thought leaders in their fields. They’re here
because Saint John’s supports innovation and cutting‐edge health care so rarely possible outside of huge
academic centers in the kind of small compassionate environment of Saint John's, not to mention in one of the
loveliest cities anywhere. Patients fly in from far away for what Saint John’s does, and Santa Monica residents
have this as their norm. The development plan at issue tonight is about keeping this going.
On mental health in Santa Monica, I cannot speak for Saint John’s, but I believe their $10 million commitment
towards behavioral health initiatives is only the beginning. Providence, the parent company, has a significant
history of prioritizing mental health, so Providence Saint John’s stands to be a major partner with the City of
Santa Monica in its efforts against mental illness, homelessness, and addiction. And the more successful Saint
John’s is, the stronger and more able partner they will be with the City in its work around mental
illness. Another reason why it is so important that Santa Monica enable Saint John’s to be the best they can
be.
Please vote to support the Phase II Master Plan.
Thank you
Item 9.A 03/22/22
114 of 115 Item 9.A 03/22/22
9.A.q
Packet Pg. 1227 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
6
David L. Krasne, M.D.| Medical Director, Pathology Department and Clinical Laboratory
Saint John’s Health Center
Providence Health and Services
Office: 310.829.8101 | Fax: 310.829.6509
2121 Santa Monica Blvd, Santa Monica, CA 90404
www.providence.org/saintjohns
Creating healthier communities, together
This message is intended for the sole use of the addressee, and may contain information that is privileged, confidential and exempt from disclosure under
applicable law. If you are not the addressee you are hereby notified that you may not use, copy, disclose, or distribute to anyone the message or any information
contained in the message. If you have received this message in error, please immediately advise the sender by reply email and delete this message.
Item 9.A 03/22/22
115 of 115 Item 9.A 03/22/22
9.A.q
Packet Pg. 1228 Attachment: Written Comments (4853 : Providence Saint John's Development Agreement (180 min))
Providence Saint John’s Health Center
Phase Two Master Plan &Amended Development Agreement
City Council
March 22, 2022
9.A.r
Packet Pg. 1229 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Introduction to Third Amendment & Phase Two Master Plan
Staff Presentation
High-level overview –key components, community issues, guiding principles
Providence Saint John’s Health Center Phase Two Master Plan
Third Amendment to Development Agreement, including Community benefits
Related applications to implement Master Plan
Staff Recommendation
Adopt two resolutions for Final EIR and related CEQA documents
Adopt resolution for General Plan and Specific Plan amendments
Adopt resolution for Phase Two Master Plan
Introduce Ordinance for first reading for Third Amendment to Development Agreement
Approve Tentative Map
Adopt resolution of intention for partial vacation of 21st Street
9.A.r
Packet Pg. 1230 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Providence Saint John’s Health Center Campus
North Campus –
Between
Santa Monica Blvd
& Arizona Ave
South Campus –
Between
Broadway &
Santa Monica Blvd
9.A.r
Packet Pg. 1231 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Providence Saint John’s Health Center –North Campus
Bounded by Santa Monica Blvd, 23rd St, 20th St, and Arizona Ave
9.A.r
Packet Pg. 1232 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Providence Saint John’s Health Center –South Campus
Bounded by Santa Monica Blvd, Parcels on both sides of 21st St, and Broadway
9.A.r
Packet Pg. 1233 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Introduction to Third Amendment & Phase Two Master Plan
Guiding Principles for City Review & Negotiations
Community Priorities
Preserve/expand community access to high-quality healthcare provided by Saint John’s
Promote economic investment in Santa Monica
Protect the surrounding community from impacts
Negotiate enhanced community benefits that support City priorities to address critical
community healthcare needs
Land Use Objectives
Require orderly, phased, and cohesive buildout of health care and community-focused uses
Establish vested rights & development parameter maximums
Address open space, infrastructure, parking, safe and efficient mobility
Support innovations in medical research & patient care
Provide flexibility to respond to changing health care needs during 17-year period
9.A.r
Packet Pg. 1234 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Phase Two Master Plan vs. Development Agreement –What’s the Difference?
Phase Two Master Plan
•Long-range plan for second phase of
development:
•Goals, vision, policies
•Permitted uses (healthcare related, etc.)
•Building floor area (square footage)
•Building height
•Setbacks/stepbacks
•Open space
•Circulation and parking requirements
•Infrastructure needs
•Conceptual phasing for buildout
Third Amendment to Development
Agreement
•Contract between City and Providence
•Amends original Development Agreement
for second phase of development
•Both parties need to reach agreement on
terms in order to execute contract
•Sets standards, conditions, and obligations
for Phase Two, including:
•Process and timing for vested rights
•Community benefits
•Infrastructure/utilities/other
improvements
9.A.r
Packet Pg. 1235 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Third Amendment to Original Development Agreement –Key Components
DA Vested Rights
Right to develop per Master Plan for
17 years: uses, floor area, height, etc.
Review procedures for 17 years:
•Public Hearings (Development Review
Permit)
•No Public Hearings (Administrative
Approval) –two small cafés and Multi-
Family Housing Building
•Design Review by ARB
•Plan Check/building permit
DA Obligations
Development per Master Plan
Streets
Utilities
Publicly-Accessible Open Space & Ped Paths
Parking
Special Findings to issue DR Permits:
•Compliance with Phase Two Master Plan
•Requirement for final determination for
infrastructure per City Engineer & City Traffic
Engineer
Community Benefits –long-term obligations +
monetary commitments early in implementation
9.A.r
Packet Pg. 1236 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Background –Original 1998 Development Agreement
1994 hospital pre-earthquake:662,000 SF and 501 licensed hospital beds
2013 hospital redeveloped after Phase One: 475,000 SF and 265 licensed hospital beds
1998 Development Agreement –Post-Northridge Earthquake Reconstruction
•Authorized two phases of development
•Phase One (475,000 SF) and Phase Two (799,000 SF)
•55-year DA Term with vesting deadlines for two phases
Community Benefits
•Maintain community benefits for 55 years, even if sold to a for-profit entity
•State requirements for non-profits + Santa Monica-specific benefits
•Annual community benefit program, incl. Santa Monica Community Access Plan
•Childcare program –49 full-time spaces, tuition subsidies, operational requirements
•Physical improvements on campus
9.A.r
Packet Pg. 1237 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Background –Amendments and Project Timeline Summary
2011 First Amendment –Phase One parking + TDM Plan, neighborhood protection measures
2017 Second Amendment –approved with required future Council action:
•Phase Two Master Plan and Third Amendment
•Revised vested rights, vesting deadline & community benefits
9.A.r
Packet Pg. 1238 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Phase Two Master Plan –Building Floor Area & Open Space Comparison
Master Plan Compared to Original DA and Current Zoning Ordinance
•Phase Two Master Plan:660,150 SF of above-grade floor area proposed / 1.86 FAR
•Vested rights for 17-year period
•35% open space on south campus
•Current Zoning Code: allows 33% more floor area (+221,000 SF)
•881,850 SF allowed / 2.5 FAR
•Open space not required
•Original DA:authorized 13% more floor area (+83,850 SF)
•744,000 SF allowed / 2.15 FAR
•35% open space on south campus
Master Plan manages growth for 17 years; requires substantial open space;requires
coordinated infrastructure & utilities
9.A.r
Packet Pg. 1239 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Phase Two Master Plan –Conceptual Plan for Phase Two Sites
North Campus -3 buildings + small plaza café
Building 2I –20th Street Medical Building
Building 2C –West Ambulatory & Acute Care
Building 2D/2E –East Ambulatory & Acute Care
Mullin Plaza Café at entry plaza
South Campus -5 buildings + Saint John’s café
Building S1 –Child & Family Development Center
Building S2 –Multi-Family Housing
Building S3 –West Ambulatory Care & Research
Building S4 –Education and Conference Center and
East Ambulatory Care & Research
Building S5 –Visitor Accommodations
Saint John’s Café at plaza
2I
2C
2D/E
S3
S2
S1
S4
S5
9.A.r
Packet Pg. 1240 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Phase Two Master Plan –Publicly-Accessible Open Space + 24/7 Pedestrian Connections
Open Space & 24/7 Pedestrian Connections
•Open space planning important element
with DA’s 35% requirement; Master Plan
and Third Amendment regulate minimum
areas, public access
•Open space will be tracked through buildout
•Create healthcare campus with opportunities
for outdoor exercise/activity, promote
wellness, informal gathering areas, and
pedestrian enhancements and connections
•Design and final approval of open space areas
tied to Phase Two Buildings
Table 4. Phase Two Master Plan
Standards for Significant Publicly-
Accessible Open Space
Development Site Minimum Size
Saint John’s Square
(Site S4)
16,500 SF
Sun Garden (Site S5) 12,000 SF
South Garden (Site
S5)
7,000 SF
Mullin Plaza
(extension of existing
feature onto Site
2D/E)
Existing 17,700
SF + New 5,300
SF
9.A.r
Packet Pg. 1241 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Phase Two Master Plan –Publicly-Accessible Open Space + 24/7 Pedestrian Connections
•Publicly-Accessible Open Space
•Min. open hours (6am-11pm) and
other regulations provided in DA
•Two 24/7 Ped Connections
negotiated to create connections
between Santa Monica Blvd and
Broadway:
•Center connection contingent
on partial street vacation
•would connect with southern
portion of 21st Street
•West connection required
with S1 & S3 Buildings
Open Space & 24/7 Pedestrian Connections
9.A.r
Packet Pg. 1242 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Phase Two Master Plan –Existing Circulation 9.A.r
Packet Pg. 1243 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Phase Two Master Plan –Circulation, Access and Parking
Circulation/Access/Parking -Guiding Principles
•Efficient & safe multi-modal circulation
•Avoid impacts to and queuing on the City streets
•Maintain Santa Monica Boulevard as the priority street for vehicular access
•Protect existing east/west bicycle facility on Broadway
•New public street access on Saint John’s property before vacating 250-foot section of 21 Street
•Connectivity for pedestrians/bicycles
•Establish process for future review of circulation/access improvements
•Require sufficient on-site parking for both phases
•Transportation Impact Fee (TIF) to address impacts on City’s transportation network –paid at time of
each building permit
•Estimated at $10.7M for full Phase Two buildout
9.A.r
Packet Pg. 1244 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Phase Two Master Plan –Proposed Street Network
Phase Two Circulation and Access
•Comprehensive City review:
•New & realigned driveways
•New streets
•Lane and signal modifications
•New pedestrian and bicycle facilities
•New loading areas, passenger/deliveries
•New on-site parking facilities
•Timing for vacation of north portion
of 21st Street (250 ft)
•Subject to conditions, including
two new south campus streets on
Providence property provided first
•Public hearing for street vacation required
Proposed Street Network
9.A.r
Packet Pg. 1245 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Phase Two Master Plan –Conceptual Phasing Plans
Conceptual Phasing Plans
•Long-range development
•Requirements for infrastructure, streets, utilities,
circulation improvements, open space, by stage
•Provides framework to manage Phase Two
development and keep Health Center in
operation during construction
Phasing
Plan B•Phasing Plan A
•South Campus S2, S1 & S3 would be
constructed first
•Phasing Plan B
•North Campus 2C would be constructed first
Phasing
Plan A
Starts on
South
Campus
Phasing
Plan B
Starts on
North
Campus
9.A.r
Packet Pg. 1246 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Third Amendment –Community Benefits
Overview of Community Benefits
Negotiation
Critical community health needs
Council & community priorities
LUCE policies –placemaking, mobility,
trip reduction
Build on Saint John’s substantial
Phase One/ongoing community
benefits and long-standing role in
community as healthcare provider
Key Community Benefits
Address Santa Monica’s Priorities
Behavioral and mental health services
Homelessness services and services for
other vulnerable populations
Childcare
Child and Youth Development programming
Affordable housing
Publicly-accessible open space
Mobility and transportation
Access to education & conference center
Local hiring, internships, equal opportunity
subcontracting
9.A.r
Packet Pg. 1247 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Planning Commission Review and Recommendation
Planning Commission Recommendation
Approve Master Plan and Third Amendment, with eight recommendations:
Commission’s guidance language incorporated, or Commission’s intent addressed with new
terms, when possible.
Providence will consult with stakeholders and subject matter experts as part of its grant program.
Providence can request Council approval to fund new grantee per the DA, if not all criteria are met.
Providence will support City’s community engagement process; provide experts; leverage
partnerships to advance City priorities.
Ensure financial feasibility of affordable housing project by allowing higher rents and also encourage
possibility of partnering with non-profit affordable housing provider to obtain public financing.
•Commission’s recommendations on timing of contribution/adjustments for funding and
impact fees not incorporated.
9.A.r
Packet Pg. 1248 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Negotiated Community Benefits
(#1)Homelessness Services and Services to Other Vulnerable Populations
Annual Program -Cash grants and in-kind services to other non-profit community partners
For homeless services and prevention, services to other vulnerable populations, and/or
behavioral health programs in the community
$29,000,000 minimum value over DA Term (2053)
Annual requirement until end of DA Term and subject to 1.5% annual adjustment
Minimum annual value of $1,000,000 provided annually for 20 years
Minimum annual value of $500,000 provided annually through remainder of term (until 2053)
Cash Grant Requirement: minimum of 80% of annual value / in-kind services up to 20%
Provide cash grants to non-profits that serve populations consistent with requirements of the
Human Services Grants Program and have received a City grant within 3-year period
For new/emerging non-profits, DA allows Saint John’s to request City Council approval for a
cash grant that would count toward its annual requirement
9.A.r
Packet Pg. 1249 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Negotiated Community Benefits
(#2) Monetary Contribution for Santa Monica Behavioral Health Initiatives
Negotiated funds for Santa Monica behavioral health initiatives
New and significant investment from Providence to help expand community access.
Funds could be used for capital needs, operational funding, and in-kind staffing for a
potential behavioral health center or for other City-sponsored programs to address the
community’s behavioral and mental health needs.
Contribution would be made to the City.
Use of funds would be at the City Council's discretion, and may be informed by:
City-led community engagement process
Results from the City’s RFP, feasibility study, and development of a comprehensive
behavioral health strategy
9.A.r
Packet Pg. 1250 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Negotiated Community Benefits
(#2 cont’d) Monetary Contribution for Santa Monica Behavioral Health Initiatives
City and Providence agree on the contribution, with one difference:
Providence proposes the following:
Total of $10,000,000 to the City for Santa Monica Behavioral Health Initiatives:
• $5,000,000 within 180 days after Third Amendment/Phase Two Master Plan approval
• $5,000,000 within 100 days after first DRP approval for a Phase Two Building
City proposes the following:
Total of $10,000,000 to the City for Santa Monica Behavioral Health Initiatives:
• $5,000,000 within 180 days after Third Amendment/Phase Two Master Plan approval
• $5,000,000 upon the earlier of 100 days after the first DRP approval for a Phase Two Building
or within eight years after DA approval.
-This amount would escalate annually 1.5% after three years.
9.A.r
Packet Pg. 1251 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Negotiated Community Benefits
(#3)On-Site Childcare Program
Continue Phase One requirement for operational capacity of 49 childcare spaces
Provide operational capacity for 11 additional spaces to meet projected demand
generated by Phase Two
New CFDC would accommodate a minimum capacity of 71 childcare spaces
Continue providing required tuition subsidies based on need; enrollment priorities for
Saint John’s employees and Santa Monica residents
Requirement until end of DA Term (2053)
9.A.r
Packet Pg. 1252 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Negotiated Community Benefits
(#4) South Campus Multi-Family Housing
Construct no less than 10 new deed-restricted residential rental units
Replaces existing 10 vacant residential units located at 1417 21st Street
99-year deed restriction
Units to be built before Cert. of Occupancy for a Phase Two South Campus building
Original DA required only two deed-restricted units; code requires 55-year deed restriction
Affordable Housing Commercial Linkage Fee –required for all applicable Phase Two Buildings
and paid at time of building permit. Estimated at $3.8M for full Phase Two buildout.
9.A.r
Packet Pg. 1253 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Negotiated Community Benefits
(#5 -#12) Community Benefits
Programs:Child & Family Development Center Youth and Family Program
Circulation:Phase Two Vehicle, Bicycle & Pedestrian Infrastructure Improvements
Open Space:35% open space on South Campus, publicly-accessible open space and 24/7
Pedestrian Connections
Meeting Rooms:Community group/non-profit group access to meeting rooms at Education and
Conference Center up to four times a year
Local Discount: Discounted admission for Santa Monica residents to future
events/conferences/meetings hosted by Saint John’s at Education and Conference Center
Local Hiring & Internships
Internship/Nurse Residency Program
Local hiring and equal opportunity subcontracting provisions
Continuation of neighborhood protection measures (2011)
9.A.r
Packet Pg. 1254 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Community Feedback on Phase Two Master Plan & Community Benefits
Concerns
•Overall size of plan & construction
•Current parking impacts
•Traffic impacts on surrounding streets
•Higher level of community benefits needed:
•50+ in-patient psychiatric beds or other
direct mental health services on site
•More funding & programs to address
homelessness + youth/families/seniors
Support
•Saint John’s is a long-standing healthcare
provider, community partner
•Commitment to Santa Monica
•Substantial community benefits will create a
sustained positive impact on community
•New campus supports innovations in high-
quality patient care and medical research
-Forums for Comments:
-Preliminary concept feedback during prior hearings in 2016 and 2017
-Community meetings held periodically since 2015
-Two meetings at Social Services Commission in 2020 and 2022
-~150 comments submitted for Planning Commission and Council hearings
9.A.r
Packet Pg. 1255 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
California Environmental Quality Act (CEQA) –Final EIR
Draft EIR Summary
To promote informed decision making, an Environmental Impact Report (EIR) was prepared in
accordance with CEQA Guidelines.
Notice of Preparation (NOP) to prepare EIR was circulated from April 10, 2017 to
May 11, 2017.
A Scoping Meeting was held on April 24, 2017 at McKinley Elementary School.
The Draft EIR was published for a 90-day public review period between July 30, 2019 to
September 13, 2019.
9.A.r
Packet Pg. 1256 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
California Environmental Quality Act (CEQA) –Final EIR
Draft EIR Summary
The Draft EIR identified significant and unavoidable impacts for: air quality, cultural/historical
resources, construction effects (due to vibration), neighborhood effects (due to transportation).
Draft EIR analyzed five alternatives:
Alternative 1: No Project
Alternative 2: Tier 1 Only
Alternative 3: Reduced Healthcare Uses with Tier 2 Housing on South Campus
Alternative 4: Reduced Master Plan (height)
Alternative 5: Partial Master Plan (no S4, S5 or 2D/2E Buildings)
In addition to Alternative 1 (No Project), Alternative 5 is identified as the environmentally
superior alternative. Reduced development under Alternative 5 would reduce
but not eliminate all significant and unavoidable impacts compared to the Project.
9.A.r
Packet Pg. 1257 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
California Environmental Quality Act (CEQA) –Final EIR
EIR Comment Letters
10 comment letters received during Draft EIR comment period. Comments were
focused on traffic analysis, general support for the project, and concerns about
construction air quality.
The Final EIR was published on January 18, 2022 and includes responses to
comments, mitigation monitoring and reporting program, and minor corrections and
text additions to Draft EIR.
Review of FEIR and all information in the record -Statement of Overriding Considerations &
Mitigation Monitoring Program recommended
9.A.r
Packet Pg. 1258 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
General Plan & Specific Plan
Repeal of 1988 Hospital Area Specific Plan (HASP) & LUCE Amendments
HASP reflects outdated 1984 General Plan policies and 1988 Zoning Ordinance designations.
Applies to the entire study area, including Saint John’s, UCLA-owned properties, commercial-
zoned parcels, and residential-zoned parcels.
HASP repeal and 2010 LUCE amendment does not affect the 2015 Zoning Ordinance
development standards that apply to the study area. Goals and policies continue to apply in
applicable LUCE land use designations.
Proposed amendments are provided with staff report.
General Plan consistency analysis and development agreement findings also provided.
9.A.r
Packet Pg. 1259 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Resolution Revisions
Redline Revisions for Two Council Resolutions
9.A.r
Packet Pg. 1260 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Recommendation
1.Adopt a resolution certifying the Final EIR for the Third Amendment to the Development Agreement
and Phase Two Master Plan in accordance with CEQA;
2.Adopt a resolution adopting a Statement of Overriding Considerations to support approval of the
Third Amendment and Phase Two Master Plan based on the FEIR and other information provided in
the record -and adopting a Mitigation Monitoring and Reporting Program;
3.Adopt a resolution repealing the 1988 Hospital Area Specific Plan and amending the 2010 Land Use
and Circulation Element of the General Plan;
4.Adopt a resolution approving the Phase Two Master Plan;
5.Introduce an ordinance for first reading to adopt the Third Amendment to the Development
Agreement for the Phase Two Master Plan;
6.Adopt a Statement of Official Action approving Tentative Tract Map 82302; and
7.Adopt a ROI declaring Council’s intent to vacate a portion of 21st Street between Santa Monica Blvd
and Broadway upon dedication of new public streets to be located on Saint John’s South Campus.
9.A.r
Packet Pg. 1261 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Providence Saint John’s Health Center
Phase Two Master Plan &Amended Development Agreement
City Council
March 22, 2022
9.A.r
Packet Pg. 1262 Attachment: PowerPoint Presentation (4853 : Providence Saint John's Development
Phase II Master Plan
Overview
City of Santa Monica | City Council Hearing
March 22, 2022
9.A.s
Packet Pg. 1263 Attachment: Applicant Presentation (4853 : Providence Saint John's Development
Mission | Values | Vision
2
9.A.s
Packet Pg. 1264 Attachment: Applicant Presentation (4853 : Providence Saint John's Development
Saint John’s Phase II Background
3
Saint John’s Core Hospital
Facilities Pre-1994 Earthquake
•501 Licensed Beds
•662,000 sf
Saint John’s Current Core
Hospital Facilities (Phase I)
•266 Licensed Beds
•475,000 sf
Saint John’s Master Plan
(Phase II)
•660,150 sf
1998 Development Agreement
9.A.s
Packet Pg. 1265 Attachment: Applicant Presentation (4853 : Providence Saint John's Development
The Master Plan is a requirement of the DA.
It lays out comprehensive campus development.
Specifically, the Master Plan establishes basic
development parameters including:
o Building placement
o Building heights
o Building square footage/floor area
o Setbacks
o Stepbacks
o Parking
o Permitted Uses
o Vehicular and pedestrian circulation
o Open space
4
What is the Phase
II Master Plan?
Exhibit depicts ground-level conceptual building footprints demonstrating implementation of the Master
Plan, building design is subject to change.
9.A.s
Packet Pg. 1266 Attachment: Applicant Presentation (4853 : Providence Saint John's Development
5
Master Plan v. Zoning and 1998 DA
Zoning (Tier 2)1998 Development Agreement Master Plan
Above-Grade Floor Area
(sq ft)~881,850 ~744,000 ~660,150
Floor Area Ratio (FAR) 2.5
(1.75 on MUBL lot)2.09 ~ 1.86 across all Phase II sites
(varies by site depending on use)
Open Space 0%
35% Required on South Campus
No requirement for North Campus
and no requirement for public
access
35% Required on South Campus
Publicly-accessible open space required on
both North and South Campus
Max. Height 70 feet
North Campus 70-95 feet
South Campus TBD in South
Campus Master Plan
36-105 feet
(Taller adjacent to Santa Monica Boulevard/medical
buildings, lower heights along Broadway)
9.A.s
Packet Pg. 1267 Attachment: Applicant Presentation (4853 : Providence Saint John's Development
•Mental and Behavioral Health
•Homelessness
•Child and Youth Development Project
•Childcare (spaces and subsidy)
•Affordable Housing
•Substantial Publicly-Accessible Open Space
•Mobility
•Community access to Education & Conference Center
•Internships, Local Hiring & Equal Opportunity Subcontracting
•Long-range Campus Plan with Healthcare Programming serving Santa Monica
Area
6
Unprecedented Community Benefits Package
Total Community Benefit
~$100,000,000
9.A.s
Packet Pg. 1268 Attachment: Applicant Presentation (4853 : Providence Saint John's Development
Master Plan v. Zoning and 1998 DA
7
Zoning 1998 Development
Agreement Master Plan
Mental/Behavioral Health --
$10,000,000 to City for Santa Monica behavioral health
initiatives
Child Youth and Development Program for DA term
without City subsidy
Homeless Services and
Prevention --$1,000,000/first 20 years + $500,000/next 10 years
Affordable Housing
Commercial Linkage
Fee +
2 deed-restricted
affordable units
2 deed-restricted
affordable units
Commercial Linkage Fee +
10 on-site deed-restricted affordable units
Transportation Impact
Fee Yes -Fee + necessary infrastructure
Transportation Demand
Management Yes for Phase II only 2011 DA Amendment
TDM Plan
For both Phase I and Phase II and with more measures
and greater incentives than Code or 2011 DA amendment
Local Hiring --Local hiring for construction and neighborhood-serving
commercial uses
Community Access to
Community-Oriented
Facilities
--Public use of conference center once built and discounted
admission for Santa Monica residents for any public
events
9.A.s
Packet Pg. 1269 Attachment: Applicant Presentation (4853 : Providence Saint John's Development
•Master Plan is a campus-wide vision for future of Saint
John’s as a health and wellness center for the community.
•Vested developable square feet is less than Zoning and
the 1998 Development Agreement.
•Unprecedented Community Benefit Package.
Phase II Master
Plan Overview
9.A.s
Packet Pg. 1270 Attachment: Applicant Presentation (4853 : Providence Saint John's Development
Thank you!
www.psjplan.com
psjplan@gmail.com
Phase II Master Plan Questions?
?
9.A.s
Packet Pg. 1271 Attachment: Applicant Presentation (4853 : Providence Saint John's Development