SR 04-26-2022 9A
City Council
Report
City Council Meeting: April 26, 2022
Agenda Item: 9.A
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To: Mayor and City Council
From: Rick Valte, Public Works Director, Public Works, Engineering and Street
Services
Subject: Public Hearing and Adoption of Resolution Ordering Vacation of Public Right-
of-Way on 21st Street between Santa Monica Boulevard and Broadway
Recommended Action
Staff recommends that the City Council:
1. Hold a public hearing, receive public comment, and approve the proposed partial
vacation with conditions of 21st Street between Santa Monica Boulevard and
Broadway for the Public Works Department;
2. Confirm the determination that the environmental impacts of the vacation with
conditions of a portion of 21st Street directly adjacent to the Providence Saint
John’s (“Providence” or “Saint John’s”) campus were analyzed in the Final
Environmental Impact Report certified by City Council on March 22, 2022; and
3. Adopt the attached resolution ordering the vacation with conditions.
Executive Summary
On March 22, 2022, City Council considered the first reading of the Ordinance for a
Third Amendment to the Development Agreement between the City and Providence
Saint John’s Health Center (“Providence”) and approved the Providence Phase Two
Master Plan (“Phase Two Master Plan”) to establish a plan for long term development of
the Providence campus and adopted a resolution of intent to vacate a public street. To
implement the Phase Two Master Plan, Providence requested that the City vacate the
northerly 250 feet of 21st Street between Broadway and Santa Monica Boulevard. The
vacated area is proposed to be used as publicly accessible open space. California law
requires a noticed public hearing to be held and subsequent finding(s) that this portion
of 21st Street is unnecessary for public use prior to vacating the public street right-of-
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way. California law also allows the City to impose conditions before the vacation
becomes effective.
Background
On March 22, 2022, City Council directed the City Clerk to set a public hearing on the
proposed vacation proceedings for April 26, 2022 at 5:30 p.m. At the same meeting,
City Council declared its intent to vacate a portion of 21st street between Broadway and
Santa Monica Boulevard, and adopted the Third Amendment to the Development
Agreement (“Third Amendment”) between the City and Providence. The Third
Amendment requires that certain conditions be satisfied before the street vacation
becomes effective.
Past Council Actions
3/22/2022 (Attachment B) Council approved Resolution 11412 CCS of Intention to hold a
public meeting and an intent to a vacate a public street
3/22/2022 (Attachment C) Council held a Public Hearing for Providence Saint John’s
Health Center
3/22/2022 (Attachment D) Council approved Resolution 11408 CCS certifying the Final
Environmental Impact Report (FEIR) for the Third Amendment
to the Development Agreement for Providence Saint John’s
Health Center Phase Two Master Plan.
3/22/2022 (Attachment E) Council approved Resolution 11409 CCS adopting a Statement
of Overriding Considerations and a Mitigation Monitoring and
Reporting Program.
3/22/2022 (Attachment F) Council approved Resolution 11411 approving the Providence
Saint John’s Health Center Phase Two Master Plan.
Discussion
Providence has requested the vacation of a 250-foot segment of 21st Street between
Broadway and Santa Monica Boulevard as shown below in Figure 1. This street
segment is abutted by Providence owned properties on both sides and was initially
dedicated to the City as an easement for street purposes to provide access and public
utilities to properties on both sides of the street.
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With the Council approved Master Plan and Providence’s ownership of properties on
both sides of 21st Street, the vacation of this street segment presents an opportunity for
a pedestrian-oriented, publicly accessible plaza. The plaza would open onto Santa
Monica Boulevard and provide public access for pedestrians through the Providence
campus to Broadway. The remaining southerly portion of 21st Street is abutted by three
existing residential buildings (Figure 2) and would remain a public street to provide
property access as well as circulation through two new City streets: a direct connection
to newly created St. John’s Way and onto newly formed 20th Place and out to Broadway
as depicted in Figure 1.
Figure 1 – Map showing proposed 21st Street partial vacation and proposed new public streets
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Figure 2 – Photo of three existing properties on 21st Street (1427, 1443 and 1445 21st Street) and
proposed new streets.
California law authorizes vacating a public street after a public notice and hearing,
based on the finding that the public street is unnecessary for prospective public use
(Streets and Highways Code section 8324). The Resolution of Vacation (Attachment G)
stipulates that the street vacation would only occur after certain city required conditions
have been satisfied and instructs the City Clerk to record the Resolution of Vacation
only after all conditions have been satisfied.
The proposed street vacation would be subject to the conditions of Section 2.6.4 of the
Third Amendment and all the other related requirements of Exhibit Q of the Third
Amendment. These conditions include:
(a) Dedication of Providence’s property for two new City streets, as depicted above
in Figure 1, to provide alternative vehicular, pedestrian and bicycle access;
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(b) Dedication of pedestrian connections to provide pedestrian access through the
Providence Campus; specifically, in accordance with Third Amendment,
Providence will dedicate the Middle 24/7 Pedestrian Connection pursuant to an
easement agreement and dedicate the West 24/7 Pedestrian Connection
pursuant to a springing easement agreement;
(c) Completion of street improvements and utility relocations; and
(d) Dedication of necessary utility easements.
As part of these required utility relocations, City-owned water, sewer, and streetlight
infrastructure would be relocated out of the street vacation area and/or appropriate
public service easements would need to be provided on private property. The utility
relocations and easements would be completed at Providence’s expense.
Outreach
Notice of the date, time, and place of the public hearing was published on April 6, April
11, and April 18 in the Santa Monica Daily Press. Notices stating the time and place of
the public hearing were posted in the vicinity of the proposed vacation, including on 21st
Street between Santa Monica Boulevard and Broadway. Publication and posting of the
notices were done in accordance with Part 3, Chapter 3 of the California Streets and
Highways Code, “General Vacation Procedures.” Staff anticipates performing this
notification again once Providence initiates the Master Plan phases triggering use of the
Street.
In addition to City-owned utilities, private utilities (e.g., Southern California Edison and
telecommunications) exist in the proposed street vacation. City staff sent preliminary
notifications to the private utility companies requesting information and feedback
pertaining to their infrastructure within the proposed vacation areas. Staff anticipates
that private utility relocations would be necessary, and Providence would work on
relocation arrangements prior to the street vacation taking place.
Phasing
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As set forth in the Third Amendment approved by the City Council on March 22, 2022,
the partial street vacation would not occur until all of the aforementioned conditions
have been met to the City’s satisfaction as part of future phased construction during the
17-year vesting period. To implement the conditions required for the vacation,
Providence would phase the construction work to maintain access for the three
residential properties on 21st Street. Attachments C and F provide significant details on
the two phasing plans, approved by the City.
Environmental Review
The environmental impacts of the proposed 21st Street vacation area were analyzed in
accordance with the California Environmental Quality Act (CEQA) and are contained in
the Final Environmental Impact Report (SCH No. 2017041030) for the Third
Amendment and the Phase Two Master Plan certified by the City Council on March 22,
2022 (Attachments D, E and F).
Financial Impacts and Budget Actions
There is no immediate financial impact or budget action necessary as a result of the
recommended actions. Conditions and requirements set forth in the Master Plan and
Third Amendment specify that Providence is responsible for the costs of vacating the
250-foot segment of 21st Street and the costs of establishing the two new streets on
Providence-owned property as part of its implementation of the Master Plan.
Prepared By: Joshua Carvalho, Civil Engineer
Approved
Forwarded to Council
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Attachments:
A. LEGAL DESCRIPTION AND MAP DEPICTING PROPOSED PORTIONS OF
21ST STREET BETWEEN SANTA MONICA BOULEVARD AND BROADWAY
B. RESOLUTION 11412 CCS INTENTION TO ORDER THE VACATION OF A
PORTION OF 21ST STREET BETWEEN SANTA MONICA BOULEVARD AND
BROADWAY
C. PUBLIC HEARINGS FOR PROVIDENCE SAINT JOHN’S HEALTH CENTER
(MARCH 22,2022 AGENDA ITEM 9-A )
D. RESOLUTION 11408 CCS CERTIFYING THE FINAL ENVIRONMENTAL
IMPACT REPORT FOR THE PROVIDENCE SAINT JOHN’S HEALTH CENTER
E. RESOLUTION 11409 CCS ADOPTING STATEMENT OF OVERRIDING
CONSIDERATIONS TO AND ADOPTING A MITIGATION MONITORING AND
REPORTING PROGRAM
F. RESOLUTION 11411 CCS ADOPTING THE PHASE II MASTER PLAN
G. RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST
STREET BETWEEN SANTA MONICA BOULEVARD AND BROADWAY
H. Written Comment
I. Applicant's PowerPoint Presentation
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03/08/2022
Alex Nazarchuk, P.E.- City Engineer
1685 Main Street, MS#15, Santa Monica, California, CA 90401
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Packet Pg. 2553 Attachment: LEGAL DESCRIPTION AND MAP DEPICTING PROPOSED PORTIONS OF 21ST STREET BETWEEN SANTA MONICA BOULEVARD
03/08/2022
Alex Nazarchuk, P.E.- City Engineer
1685 Main Street, MS#15, Santa Monica, California, CA 90401
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City Council Meeting: March 22, 2022 Santa Monica, California RESOLUTION NUMBER 11412 (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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Packet Pg. 2556 Attachment: RESOLUTION 11412 CCS INTENTION TO ORDER THE VACATION OF A PORTION OF 21ST STREET BETWEEN SANTA MONICA
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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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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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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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Exhibit “A”
Diagram of Proposed Street Vacation Area on 21st Street, between Santa Monica
Boulevard and Broadway
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Adopted and approved this 22nd day of March 2022.
Sue Himmelrich, Mayor I, Denise Anderson-Warren, City Clerk of the City of Santa Monica, do hereby certify that Resolution No. 11412 (CCS) was duly adopted at a meeting of the Santa Monica City Council held on the 22nd day of March 2022, by the following vote:
AYES: Councilmembers Brock, Davis, De la Torre, Parra, Mayor Pro Tem McCowan, Mayor Himmelrich NOES: None
ABSENT: Councilmember Negrete ATTEST:
Nikima Newsome, Assistant City Clerk
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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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Packet Pg. 2566 Attachment: PUBLIC HEARINGS FOR PROVIDENCE SAINT JOHN’S HEALTH CENTER (MARCH 22,2022 AGENDA ITEM 9-A ) (5027 : Vacation of
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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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City Council Meeting: March 22, 2022 Santa Monica, California
RESOLUTION NUMBER 11408 (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 No Project Alternative would be
environmentally superior to the project on the basis of the minimization or avoidance of
physical environmental impacts. Of the other alternatives, the Final EIR found that the
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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, 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.
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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
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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Adopted and approved this 22nd day of March 2022.
Sue Himmelrich, Mayor I, Denise Anderson-Warren, City Clerk of the City of Santa Monica, do hereby certify that Resolution No. 11408 (CCS) was duly adopted at a meeting of the Santa Monica City Council held on the 22nd day of March 2022, by the following vote:
AYES: Councilmembers Brock, Davis, De la Torre, Parra, Mayor Pro Tem McCowan, Mayor Himmelrich NOES: None
ABSENT: Councilmember Negrete ATTEST:
Nikima Newsome, Assistant City Clerk
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City Council Meeting: March 22, 2022 Santa Monica, California
RESOLUTION NUMBER 11409 (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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Adopted and approved this 22nd day of March 2022.
Sue Himmelrich, Mayor
I, Denise Anderson-Warren, City Clerk of the City of Santa Monica, do hereby certify that Resolution No. 11409 (CCS) was duly adopted at a meeting of the Santa
Monica City Council held on the 22nd day of March 2022, by the following vote:
AYES: Councilmembers Brock, Davis, De la Torre, Parra, Mayor Pro Tem McCowan, Mayor Himmelrich
NOES: None ABSENT: Councilmember Negrete
ATTEST:
Nikima Newsome, Assistant City Clerk
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City Council Meeting: March 26, 2022 Santa Monica, California
RESOLUTION NUMBER 11411 (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF
SANTA MONICA ADOPTING 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
California on July 29, 1998 as Instrument No. 98-1311808 (the “Original Development
Agreement”); and
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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
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,
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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”).
(2) Establishment of the basic development parameters for the Phase
II Master Plan.
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(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
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
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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”)
pursuant to the California Environmental Quality Act (“CEQA”) and designated SCH
No. 2017041030; and
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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
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
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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 adopt 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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Adopted and approved this 22nd day of March 2022.
Sue Himmelrich, Mayor
I, Denise Anderson-Warren, City Clerk of the City of Santa Monica, do hereby certify that Resolution No. 11411 (CCS) was duly adopted at a meeting of the Santa Monica City Council held on the 22nd day of March 2022, by the following vote:
AYES: Councilmembers Brock, Davis, De la Torre, Parra, Mayor Pro Tem McCowan, Mayor Himmelrich
NOES: None
ABSENT: Councilmember Negrete
ATTEST:
Nikima Newsome, Assistant City Clerk
DocuSign Envelope ID: F8A11C43-C191-4398-9CD8-A85C22517D63
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Packet Pg. 2672 Attachment: RESOLUTION 11411 CCS ADOPTING THE PHASE II MASTER PLAN (5027 : Vacation of 21st Street between Santa Monica
City Council Meeting: April 26, 2022 Santa Monica, California
RESOLUTION NUMBER __________ (CCS)
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL OF THE CITY OF SANTA MONICA
VACATING 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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Packet Pg. 2673 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD AND
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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Packet Pg. 2674 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD 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
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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Packet Pg. 2675 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD AND
(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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Packet Pg. 2676 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD AND
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 recommended 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. 2677 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD 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
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, 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
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Packet Pg. 2678 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD 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 the
proposed street vacation area is as shown in Exhibit A, which is attached hereto and
incorporated herein by this reference; and
WHEREAS, on March 22, 2022, the City Council held a duly noticed public
hearing 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 street vacation of 21st Street, between Santa Monica
Boulevard and Broadway, will provide the opportunity for a pedestrian-oriented, publicly-
accessible plaza as part of the Phase II Master Plan for the South Campus; and
WHEREAS, the notice of the proposed street vacation of 21st Street, between
Santa Monica Boulevard and Broadway, and the April 26, 2022 public hearing to
consider the proposed street vacation was published in accordance with Streets and
Highways Code section 8322, in the Santa Monica Daily Press on April 6, April 11, and
April 18, 2022; and
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Packet Pg. 2679 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD AND
WHEREAS, notices of the proposed street vacation of 21st Street, between Santa
Monica Boulevard and Broadway, and the April 26, 2022 public hearing to consider the
proposed street vacation were posted in accordance with Streets and Highways Code
section 8323; and
WHEREAS, at the duly noticed public hearing conducted on April 26, 2022, the
City Council heard oral and/or written testimony offered by persons interested in the
proposed street vacation of 21st Street, between Santa Monica Boulevard and
Broadway; and
WHEREAS, the City Council finds, from all the evidence submitted, that the
proposed street vacation is unnecessary for present or prospective public use, provided
that the Third Amendment, which is filed in the Office of the City Clerk, is effective and
the conditions outlined in Section 2.6.4 of the Third Amendment are satisfied, to wit (the
“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 Third Amendment Section 2.6.1;
(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;
9.A.g
Packet Pg. 2680 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD AND
(iii) the City accepts a dedication of Saint John’s Way and 20th Place in
accordance with Third Amendment Section 2.6.5;
(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;
(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” to the
Third Amendment); and
(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.
and;
WHEREAS, this resolution of the proposed vacation of 21st Street, between
Santa Monica Boulevard and Broadway, may not be recorded until the Conditions have
been satisfied.
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Packet Pg. 2681 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD AND
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES RESOLVE AS FOLLOWS:
SECTION 1. The above recitals and exhibits are hereby incorporated by
reference, and deemed as true and correct.
SECTION 2. The City Council of the City of Santa Monica 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 authorizes vacating the portion of 21st Street, between Santa Monica
Boulevard and Broadway, shown in Exhibit A in the event that the Third Amendment is
in effect and the Conditions are satisfied, in which event this Resolution shall be
recorded.
SECTION 3. In consideration of the vacation of 21st Street, between Santa
Monica Boulevard and Broadway, shown in Exhibit A, PROVIDENCE HEALTH
SYSTEM-SOUTHERN CALIFORNIA, a California non-profit religious corporation, or its
successors in interest under the Third Amendment, 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 PROVIDENCE HEALTH SYSTEM-SOUTHERN CALIFORNIA, a California
non-profit religious corporation, or its successors in interest under the Third
Amendment, in addition to any connection fees.
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Packet Pg. 2682 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD AND
SECTION 4. 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:
_____________________
SUSAN Y. COLA
Interim City Attorney
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Packet Pg. 2683 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD AND
Exhibit “A”
Diagram of Proposed Street Vacation Area on 21st Street, between Santa Monica
Boulevard and Broadway
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Packet Pg. 2684 Attachment: RESOLUTION ORDERING VACATION OF PUBLIC RIGHT-OF-WAY ON 21ST STREET BETWEEN SANTA MONICA BOULEVARD AND
1
Vernice Hankins
From:Daniel Galamba <galambadb@hotmail.com>
Sent:Friday, April 22, 2022 11:52 AM
To:councilmtgitems; Gleam Davis; Phil Brock; Christine Parra; Lana Negrete; Sue Himmelrich; Kristin
McCowan; Oscar de la Torre
Subject:April 26, 2022 City Council Meeting Item 9.A.-Please oppose the Vacation of Public Right-of-Way on
21st Street between Santa Monica Boulevard and Broadway
EXTERNAL
Dear City Council,
I am requesting that you oppose the vacation of the Public Right‐of‐Way on 21st Street between Santa Monica
Boulevard and Broadway. St John's plan anticipates the addition of two new streets with the removal of 21st St as a
through street for an addition of one net new street. If 21st St is retained as a through street then there would be two
net new streets, not just one. This would help improve the traffic and circulation in the area, which is the objective.
Therefore I am requesting that you retain 21st St as a through street between Santa Monica Blvd and Broadway. Thank
you.
Sincerely,
Dr Daniel Galamba
Item 9.A 04/26/22
1 of 1 Item 9.A 04/26/22
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Packet Pg. 2685 Attachment: Written Comment (5027 : Vacation of 21st Street between Santa Monica Blvd/Broadway (20 mins))
Phase II Master Plan
Partial Street Vacation
City of Santa Monica | City Council
April 26, 2022
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Packet Pg. 2686 Attachment: Applicant's PowerPoint Presentation (5027 : Vacation of 21st Street between
Partial Vacation
of 21st Street
2
•Included in Master Plan, DA, and
EIR that came before City Council
on March 22, 2022
9.A.i
Packet Pg. 2687 Attachment: Applicant's PowerPoint Presentation (5027 : Vacation of 21st Street between
3Exhibit depicts ground-level conceptual building footprints demonstrating
implementation of the Master Plan, building design is subject to change.
Conceptual Development
of Phase II Sites
•Implementation of Master Plan –connected
campus
•Active and passive open space
•Circulation –Access to Santa Monica Blvd
and Broadway for pedestrians, bicyclists,
and vehicles
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Packet Pg. 2688 Attachment: Applicant's PowerPoint Presentation (5027 : Vacation of 21st Street between
Existing Circulation
4
1
2
Existing 21st Street2
Private Driveway
City Street
1 Existing North CampusDriveway
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Packet Pg. 2689 Attachment: Applicant's PowerPoint Presentation (5027 : Vacation of 21st Street between
Proposed Circulation
Proposed South Campus EastDriveway
3 Proposed South Campus West Driveway
Proposed North Campus Driveway
Proposed 20th Place
Proposed SoutheastDriveway
1
2
4
Proposed Saint John’sWay
Restricted Access Areas
PrivateDriveway
City Street
Subterranean Loop
8
5
6
7
3
Proposed Partial Street Vacation of 21st Street
9
8
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Packet Pg. 2690 Attachment: Applicant's PowerPoint Presentation (5027 : Vacation of 21st Street between
•Supports creation of the campus environment
•Implements Master Plan Circulation
•Aligned with City priorities related to bikes on Broadway and
better connectivity to bus and light rail transportation options
Street Vacation Overview
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Packet Pg. 2691 Attachment: Applicant's PowerPoint Presentation (5027 : Vacation of 21st Street between
Thank You
?
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Packet Pg. 2692 Attachment: Applicant's PowerPoint Presentation (5027 : Vacation of 21st Street between
24/7 Pedestrian Connections
Sidewalks/pedestrian connections between
Broadway and Santa Monica Boulevard
through the South Campus better integrate
the Campus into the City’s urban fabric and
substantially enhance the walk to/from the
Expo line.
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Packet Pg. 2693 Attachment: Applicant's PowerPoint Presentation (5027 : Vacation of 21st Street between
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Packet Pg. 2694 Attachment: Applicant's PowerPoint Presentation (5027 : Vacation of 21st Street between