R-9251
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City Council Meeting 04-01-98
Santa MOnica, California
RESOLUTION NO 9251
(City Council Series)
A RESOLUTION OF THE CITY COUNCIL
OF THE CITY OF SANTA MONICA MAKING THE CEQA FINDINGS
NECESSARY TO APPROVE THE SAINT JOHN'S HEALTH CENTER
DEVELOPMENT AGREEMENT, ADOPTING A STATEMENT OF OVERRIDING
CONSIDERATIONS, AND ADOPTING A MITIGATION MONITORING PLAN
WHEREAS, the City Council has certified an Environmental Impact Report for the
Saint John's Health Center Development Agreement,
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF SANTA MONICA
DOES H EREBY RESOLVE AS FOLLOWS
SECTION 1 Consistent with Article VI, Section 12 of the City of Santa Monica
CEQA GUidelines and Sections 15091 and 15092 of the State of California CEQA
GUidelines, the City Council finds that most Impacts resulting from the project can be
reduced to an acceptable level More speCifically, significant environmental effects, as
Identified In thiS Section below, can feaslblely be eliminated or substantially reduced to
below a level of significance Although, as detailed In Section 2, mitigations are
recommended for the remaining unavoidable Significant effects In the areas of traffiC, air
quality, shade and shadows, neighborhood effects, construction. recreation, and police
services, these Impacts cannot feaslblely be aVOIded or mitigated to below a level of
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slgntflcance Nevertheless, these unavoidable Impacts are found to be acceptable due to
overriding conSiderations as discussed In Section 6
(a) The fmal EIR determined that without mitigation, Phase Two of the project could
have a potentially Significant effect on earth resources Impacts related to selsmlclty-
Induced hazards would be reduced to a level of InSignificance, as the proJect would be
constructed In accordance With the Uniform BUilding Code and the standards reqUired by
SB 1953 However, because the South Branch of the Santa MOnica fault may traverse the
South Campus, there IS the potential that portions of Phase Two south of Santa MOnica
Boulevard may be subject to fault rupture Because the fault has not been located and the
precise location of future uses In Phase Two IS not specified In the Development
Agreement, the Impacts associated With the fault cannot be determined at thiS time and Will
be further evaluated dunng Development ReView of Phase Two bUildings Consistent with
Article VI, Section 12 of the City of Santa MOnica CEQA GUidelines and Section 15091 of
the State CEQA GUidelines, the City Council finds that the followmg mitigation measures
have been required In the proJect which Will mitigate or reduce the Impact of the project on
earth resources to below a level of significance
(1) Concurrent With submiSSion of a Development ReView application for any
Phase Two bUilding, detailed geotechnical Investigations shall be submitted
to the appropnate plan review and code enforcement agencies, Including the
City of Santa Monica, BUilding and Safety DIvIsion, the Office of StatewIde
Health Planning and Development (OSHPD), and the State of California
DIVISIon of Mines and Geology (CDMG), for review and approval
(2) Phase II development shall comply With all recommendations of the
geotechnical inVestigation, englneenng geologist, and structural engineer, as
approved by the City of Santa Monica, BUilding and Safety DIVISion, OSHPD.
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and the CDMG
(3) All cntlcal Phase II structures shall comply With the reqUirements of OSHPD
and the CDMG
(b) The final EIR determined that Without mitigation, Phase Two of the project
could result In signifIcant Impacts to light and glare due to Increased glare, reflectrvlty and
nighttime Illumination of the Site, which could Impact surrounding uses Consistent With
Article IV, Section 12 of the City of Santa MOnica CEQA GUidelines and Section 15091 of
the State CEQA GUidelines, the City Council finds that the follOWing mitigation measures
have been required In the project which Will mitigate or reduce the Impact of the proJect on
light and glare to below a level of Significance
(1) Exterior lighting In Phase Two shall be deSigned to direct light and glare
away from nelghbonng properties
(2) To minimiZe excessive light and glare, bUilding exteriors shall utilize low
reflectance materials Mirrored glass and other highly reflective bUilding
materials shall not be utilized on the extenor of the bUildings
(3) Saint John's shall submit extenor lighting plans for Phase Two to the City's
Architectural ReView Board to ensure that spillover Illumination to adjacent
areas and direct viewing of light sources have been appropriately mln Imlzed
(4) All outdoor lighting otherthan IdentificatIon slgnage shall be directed from the
perimeter of the property toward bUilding entrances and parking areas
utiliZing cut-off fixtures to prevent nighttime Illumination from spIlling onto
properties and reSidential uses on-site
(5) illumination of exterior bUilding courts and COrridors shall be deSigned to
minimiZe intrusive glare on reSidential bUildings and on adjacent land uses
Low level secunty lights shall be used along driveway entrances
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(6) Plant matenals, shade structures, and other architectural design features
shall be used, where appropnate, to decrease reflectIvity of landscape and
light and glare toward adjacent land uses
(c) The final EIR determined that without mitigation, Phase One and Phase Two of
the project could result In significant Impacts to nsk of upset due to the Increased use of
chemicals and Increased hazardous waste generation on the project site Consistent with
Article VI, Section 12 of the City of Santa MOnica CEQA Guidelines and Section 15091 of
the State CEQA GUidelines, the City Council finds that the following mitigation measures
have been required In the project which Will mitIgate or reduce the Impact of the project on
risk of upset to below a level of significance
Phase One
(1) To determme the present condition of asbestos containing matenals
("ACMs") In the eXisting faCIlity, Saint John's shall update the asbestos
survey previously conducted for Saint John's (March, 1986) These ACMs
shall be properly removed prior to demolition and/or renovation activities
Saint John's shall follow mandated procedures for asbestos removal under
State law A copy of the evaluation shall be proVided to the City prior to
demolition of eXisting Improvements
Phase Two
(1) Pnor to Issuance of a demolition permit for each bUilding In Phase Two. Saint
John's shall conduct an asbestos survey for that bUilding to Identify and
quantify the amount of ACMs In the eXisting structure These ACMs shall be
property removed prior to the bUIlding's demolition
(2) Saint John's shall follow mandated procedures for asbestos removal under
State law
(d) The final EIR determined that Without mitigation, the Phase One and Phase Two
project could result In Significant Impacts to parking due to Increased parking demand on
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the project sIte Consistent with Article VI, Section 12 of the City of Santa MOnica CEQA
GUidelines and Section 15091 of the State CEQA GUidelines. the City CounCil finds that
the following mitigation measure for both Phase One and Phase Two has been required
In the project which will mitigate or reduce the Impact of the project on parking to below a
level of significance ThiS mitigation measure was found to adequately address the
proJect's parking demand A second mitigation measure proposed by the EIR IS not
feasible and has not been required In the project Since It would be unenforceable, would
not further reduce anticipated Impacts, and the Imposed mitigation measure adequately
addresses the project's parking demand by reducing the Impacts below a level of
significance
(1) A parking management plan shall be developed and Implemented to assIst
VISitors In finding vacant available spaces In the garage ThiS could Include
an automated tracking system or attendant parking program or other
mechanism which would reduce vIsitors' need to search for a vacant space
at peak times Saint John's shall submit the parking plan to the City for
reView and approval, Indicating the allocation of spaces to user groups (If
areas Within the garage/lots are to be reserved), location oftlcket dispensers,
gates, automatic card readers, cashier booths, plans for valet service (If
applicable), short-term drop-off/plck-up areas, locations of/and assignment
of any tandem spaces, and other applicable elements of the parking
operations plan, including fees by user group A contingency plan shall also
be proVided as to how the applicant would handle peak demand time
periods, If the garage becomes full (e g , valet operators would be available
to stack cars In aisles, or VISitors would be turned away by a "Garage Full"
sign) The management plan shall also Include plans to encourage
staff/employee parking to be located In the most remote spaces In the
garage or lots, so as to maXimize the availability of convenient VISitor parking
(e) The final EIR determmed that Without mitigation, Phase Two of the proJect could
result In Significant Impacts to Fire Department Services BUild-out of Phase Two would
require an additional 72 firefighters However, With adequate mternal detection.
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suppression and life safety systems, fire protection and emergency services would be
adequate for the project ConsIstent wIth ArtIcle VI, SectIon 12 of the CIty of Santa MonIca
CEQA GUidelines and Section 15091 ofthe State CEQA GUidelines, the City CounCil finds
that the following mitigation measures have been reqUired In the project which will mitigate
or reduce the Impact of the project on Fire Department Services to below a level of
Significance
(1) DUring the plan check phase for each Phase Two bUilding, construction
plans shall be submitted tothe agency (or agencies) with JUriSdiction over fIre
safety Issues ( e g City Fire Department, State Fire Marshall, OSHPD Fire
Marshall) for approval The proJect shall be reqUired to meet all the
applicable codes, Includrng street WIdth, water supply, and alarm systems
(2) Surrounding streets shall be kept clear and unobstructed dUring the
demolition and construction of Phase Two bUildings, except as approved by
the Planning Director All construction eqUipment and matenals shall be kept
on the project site to aVOId obstruction oftrafflc Circulation, espeCially dUring
traffiC peak hours
(3) As reqUired by the City of Santa MOnica Fire Department, access for fire
equipment shall be maintained dunng Phase Two construction
(4) Saint John's shall proVide adequate training to their staff to ensure
awareness of changing conditions
(5) Sarnt John's shall exercIse precautions necessary to ensure that a fIre does
not start dUring "hot cutting" operations In demolition of eXisting structures for
Phase Two development
(6) During Phase Two demolition and construction, adequate water supplies
must be Identified and rmmedlately available for fire protectIon
(f) The final EIR determined that Without mitigation, Phase Two of the project could
result In Significant Impacts to water services ThiS portion of the project would have a net
Increase In water consumptIon of 168,048 gallons per day, or 54 93 million gallons per day
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Consistent Article VI, Section 12 of the City of Santa MOnica CEQA GUidelines and with
Section 15091 of the State CEQA GUidelines, the City Council finds that the following
mitigation measures have been required In the project whIch will mitigate or reduce the
Impact of the project on water services to below a level of significance
(1) To reduce excessive water consumption due to loss by evaporatIon,
automatic sprinklers for Phase Two shall be set to water landscaping dUring
evening and early morning hours
(2) Phase Two shall be subject to all of the City's water conservation ordinances
reqUlnng Installation of water effiCient plumbing fixtures and landscape
regulations ThIS reqUirement shall not apply to Hospital bUildings to the
extent It conflicts WIth OSHPD requirements
(3) Saint John's shall submit Its development plans for each Phase Two bUilding
to the Water DIVISion of the City of Santa MOnica to determine any addItional
mfrastructure reasonably related to adverse Impacts caused by the Phase
Two development then being approved that IS reqUired on- and off-Site
(4) Prior to Issuance of a bUilding permit for Phase Two development, hydrant
flow testing of all hydrants In the project area shall be done to determine If
the waterline can meet the necessary fire flow Also. hydraulic pipe modeling
may be req ulred to evaluate Impacts on the water system Additionally. Saint
John's may be required to pay ItS proportionate share of the cost to Install a
waterline In Santa MOnica Boulevard, depending on the project flow and
service requirements
(5) Water-saving flush valves shall be prOVIded for tOIlet fixtures
(6) Plumbing fixtures shall be selected which reduce potential water loss from
leakage due to excessive wear of washers
(7) EffiCient Irrigation systems shall be Installed to minimiZe runoff and
evaporation and maXimize the proportion of water available for use by plant
matenals In landscaped areas
(8) Drinking fountains shall be equipped With self-clOSing values
(9) Water conserving landscaping utiliZing dnp Irrigation and appropriate
mulching to retain SOil mOisture to the SOil shall be used In all common areas
and encouraged elsewhere Within the project
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(10) If available to the site, reclaImed water shall be utilized as a source to Irrigate
large landscaped areas
(11) Drought-tolerant, low water consuming plant varieties shall be used on-site
to reduce IrrrgatlOn water consumption
(12) Saint John's shall pay water demand mitigation fees to the City to the extent
reasonably related to adverse Impacts caused by the Phase Two
development then being approved, net of the decrease In water consumption
attnbutable to Phase One as well as the eliminatIon of uses In Phase Two
(g) The final EIR determined that WIthout mitigation, Phase One and Phase Two of the
project could result In significant Impacts to storm and sanitary sewers While Phase One
would not Increase wastewater generation or Increase Impervious surfaces on the project
site, the City'S Urban Pollution Control Ordinance requires excess runoff to be detained on
site Phase Two would Increase the site's wastewater generation by approximately 5247
million gallons per year Consistent With Article VI, Section 12 of the City of Santa MOnica
CEQA Guidelines Section 15091 ofthe State CEQA GUIdelines, the City CounCil finds that
the follOWing mitigation measures have been reqUired In the project which Will mitigate or
reduce the Impact of the project on storm and sanitary sewers to below a level of
significance
Phase One
(1) Saint John's shall provide a storage system for the on-site retention of up to
3,947 cubiC feet of runoff, as defined In the Urban Runoff Mitigation Plan
To the extent possible, the detained stormwater Will be distributed to
landscaped areas, WIth any remainder eventually released Into the eXisting
City storm drain connections All detained runoff, released Into the City's
faCIlities, Will be released after passage of the system's peak flow
(2) Saint John's Will Implement Best Management Practices (BMP) on-site to
Improve the quality of runoff In Phase One Mitigation measures anticipated
for thiS site Include potential physical Improvements such as an on- or off-Site
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stormwater filtering system, the design and Implementation of natural
blofllters such as grass swales and landscape areas, and certain key non-
physIcal strategIes such as good housekeepIng practIces
(3) A stormwater filtering system subject to the approval of the City'S
Environmental and Public Works Management Department shall be Installed
for large paved areas to reduce runoff contaminated by vehicle 011 and debris
from entenng the storm drain system
(4) Drain Inlets at or adjacent to the site shall be constructed With 011, debns, and
silt traps to reduce the level of pollutants such as 011, debriS and Silt In
stormwater after ru noff Those traps shall be cleaned of debns at a minimum
on an annual baSIS
(5) Saint John's shall comply With the requirements of an NPDES permit for
storm water discharge and With gUidance and poliCies of the Regional Water
Quality Control Board, EPA, and local agencies
(6) The project shall be bUilt In conformance With the City'S Urban Runoff
Pollution Ordinances
Phase II
(1) Saint John's shall proVide a storage system In Phase Two for the on-site
retention of up to twenty percent of the average runoff otherwise proJected,
as defined In the Urban Runoff Mitigation Plan ThiS runoff shall be
calculated upon the approval of each indiVidual bUilding In Phase Two To
the extent pOSSible. the detained stormwater Will be d Istnbuted to landscaped
areas, With any remainder eventually released Into the eXisting City storm
drain connections All detained runoff, released Into the City's faCIlities, Will
be released after passage of the system's peak flow
(2) Saint John's will Implement Best Management Practices (BMP) on-site to
Improve the quality of runoff In Phase One MitIgation measures anticIpated
forthls site Include potential physical Improvements such as an on- or off-Site
stormwater filtering system, the deSign and Implementation of natural
blofilters such as grass swales and landscape areas, and certain key non-
phYSical strategies such as good housekeeping practices
(3) A stormwater fIltering system subject to the approval of the City'S
EnVironmental and Public Works Management Department shall be Installed
for large paved areas to red uce runoff contaminated by vehIcle 011 and debriS
from entenng the storm drain system
(4) Drain Inlets at or adjacent to the site shall be constructed With OIl, debns, and
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sIlt traps to reduce the level of pollutants such as 011, debns and silt In
stormwater after runoff Those traps shall be cleaned of debris at a minimum
on an annual basIs
(5) Phase Two shall comply With the req ulrements of an NPDES permit for storm
water discharge and With gUidance and poliCies of the Regional Water
Quality Control Board, EPA, and local agencies
(6) Phase Two shall be bUilt In conformance With the City's Urban Runoff
Pollution Ordinances
(7) Documentation shall be proVided to EPWM certifying that eXisting Santa
MOnica occupancies WIth tOilets Installed pnor to 1978 have been retrofitted
WIth ultra low-flow tOilets, such that the development of the proJect Will not
result In a net Increase In wastewater flows after accounting for the Phase
One net decrease as well as eXisting conditions for Phase Two Flow from
eXlstmg occupancIes whIch Will be removed as part of the new development
may be deducted from the flow attnbuted to the new development Flow
calculations for the Project shall conform to gUidelines developed by EPWM
(8) Prior to Phase Two development, a flow analYSIS must be performed on all
stormwater lines In the project area to determine the available capacity for
the proJect If capacity IS not available In the eXisting stormwater system,
Saint John's Will be reqUired to pay the cost to upgrade the system In the
project area to handle the additional project related flow to meet minimum
City deSign standards However. If the City determines that It IS necessary
to upgrade the eXisting stormwater line capacity to a higher design standard,
SaInt John's shall only be responsIble for ItS pro-rata share of thiS upgrade
(9) Pnor to Phase Two development, a flow analYSIS must be performed on all
sewer lines In the proJect area to determine the available capacity for the
project If capacity IS not available In the eXisting sewer system, Saint John's
WIll be reqUired to pay the cost to upgrade the system In the project area to
handle the additional project related flow to meet minimum City deSign
standards However. If the City determines that It IS necessary to upgrade
the eXisting sewer line capacity to a higher deSign standard, Saint John's
shall only be responsible for ItS pro-rata share of thiS upgrade
(10) SaInt John's shall be reqUIred to pay sewer capital faCIlity expansion fees,
net of the decrease In sewer usage attributable to Phase One as well as the
elimination of uses In Phase Two
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(h) The final EIR determined that without mitigation, Phase Two of the proJect could
result In significant Impacts to solid waste Phase II would result In a net Increase In solid
waste generation of 706 62 tons per year as compared to eXisting development on the site
Consistent With Article VI, Section 12 of the City of Santa MOnica CEQA GUidelines and
Section 15091 of the State CEOA GUidelines, the City CounCil finds that the follOWing
mitigation measures have been reqUired In the proJect which Will mitigate or reduce the
Impact of the proJect on solid waste to below a level of SignifIcance
(1) Prior to Issuance by the City of a certificate of occupancy for the first bUilding
In each stage of Phase Two (or If the fIrst bUilding In a particular stage IS a
Hospital BUilding forwhlch approval IS received from OSHPD pursuant to the
OSHPD Regulations. then prlorto occupancy of that HospItal BUilding), Saint
John's shall submit a recycling plan to EPWM for approval The recycling
plan shall Include (a) lists of matenals such as whIte paper. computer paper,
metal cans. and glass recycled, (b) location of recycling binS, (c) deSignated
recycling coordinator, (d) the nature and extent of Internal and external pick-
up services, (e) pick-up schedule, and (f) a plan to Inform tenants/occupants
of recycling services
(2) Information shall be proVided to reSidents and employees of the project
about the recycling services In the area Buy back centers and pOSSible
markets for recyclables In the area shall be Identified Recycling glass.
metal, paper, cardboard, and other materials to the maximum extentfeastble
shall be suggested to reSidents and bUSiness
(3) Saint John's shall prOVide adequate space In Phase Two development to
satisfy City speCifications for on-site trash and recyclable
collectIOn/separation When submitting plans for Phase Two development
to the Architectural ReView Board, Samt John's shall pay particular attention
to the screening of such areas and equipment
(I) The fmal EIR determined that Without mitigation, Phase One of the project could
result In Significant Impacts to aesthetICS Construction of Phase One would result In the
loss of mature trees on the hospital's North Lawn Consistent With Article VI, Section 12 of
the City of Santa MOnica CEOA GUidelines and Section 15091 of the State CEQA
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GUJdelmes, the CIty CouncIl fmds that the following mItIgation measures have been
required In the proJect which WIll mitigate or reduce the Impact of the project on aesthetics
to below a level of significance
(1) Any street trees to be removed shall be replaced on a one-to-one baSIS The
Size, location, and type of replacement trees Will be subJect to the approval
of the City's Community and Cultural Services Department
(2) All tree transplantation shall be performed by a qualified arbonst, landscape
archItect, or tree expert, to the CIty's satIsfactIon Trees that are to be
reused on-site shall be boxed In appropnately-slzed containers and
temporanly relocated to protect them from phYSical inJury
(3) Paving materials, as approved by the City for the pedestrian/vehicular
COrridors, shall be of matenals, color, and deSign to clearly denote the
separation, merging, and/or intersection of pedestrian and vehicular traffIC
(4) A landscapmg plan shall be prepared, Includmg a street tree plan, by a
licensed California landscape architect All landscaped areas shall be
maintained In a first class condition at all times Any plants that die shall be
replaced on a one for one baSIS
(5) The proposed water feature to be located at the new entrance on Santa
Monica Boulevard shall be deSigned to be aesthetically attractive and to
meet the project objectives for appropnate urban deSIgn, enhanced entries
to the campus, preservation of open space, and Implementation of resource
conservation
(j) The final EIR determined that Without mitigatIon, Phase One and Phase Two of the
project could result In slgmflcant Impacts to cultural resources due to excavation dunng
construction Consistent WIth Article VI, Section 12 of the City of Santa MOnica CEQA
GUidelines and Section 15091 of the State CEQA GUidelines, the City CounCil finds that
the follOWing mitigation measures have been reqUired In the proJect which Will mitigate or
reduce the Impact of the project on cultural resources to below a level of SIgnificance
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Phase One
(1) If human remains of natIve Amerrcan orrglns are encountered dunng
development, proJect construction shall be Immediately suspended. and the
county Coroners office and the Native American Heritage Commission shall
be contacted to determine necessary procedures for protection and
preservation of remains, Including rebUrial at Saint John's expense
(2) In the event that cultural/archaeological resources are encountered on the
prOJect site dUring the course of construction, all earthmoving activity In the
area of the resource shall cease until the findings are examined, their
significance assessed, the State Historic Preservation Office IS consulted
pursuant to StipulatIOn VII ofthe 1994 Northndge Earthquake Programmatic
Agreement, and recommendations are made for any appropnate procedures
to either further investigate or mitigate Impacts to those
cultural/archaeological resources which have been encountered, Including
Saint John's payment of excavating costs
(3) In the event that fosSils are encountered dunng excavation, all earthmoving
actIvIty In the area of Impact shall cease until Saint John's retains the
services ofa qualified paleontologist, who shall examine the findings, assess
their signifiCanCe, and offer recommendations for any further Investigation or
mitigation measures
Phase Two
(1) If human remains of native American origins are encountered dUring Phase
Two development, project construction shall be Immediately suspended, and
the county Coroners office and the Native American Herrtage Commission
shall be contacted to determine necessary procedures for protection and
preservation of remainS, including rebunal at Saint John's expense
(2) In the event that cultural/archaeological resources are encountered on the
project site during the course of Phase Two construction, all earthmOVing
activity In the area of the resource shall cease until the findings are
examined, their Significance assessed, the State HistOriC Preservation Office
IS consulted pursuant to StipulatIOn VII of the 1994 Northndge Earthquake
Programmatic Agreement, and recommendatrons are made for any
appropriate procedures to eIther further investIgate or mItIgate Impacts to
those cultural/archaeological resources which have been encountered,
including Saint John's payment of excavating costs
(3) In the event that fOSSils are encountered dUring Phase Two excavation. all
earthmOVing activity In the area of Impact shall cease until Saint John's
retains the services of a qualified paleontologist, who shall examine the
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findings, assess their sIgnificance, and offer recommendations for any further
Investigation or mitigation measures
SECTION 2 Consistent with Article VI, Section 12 of the City of Santa MOnica CEQA
GUidelines and Section 15091, 15092, and 15093 of the State of California CEQA
GUidelines, the City Council finds that the significant environmental effects as Identified
below can be reduced but cannot feaslblely be avoided or mitigated to below a level of
slgmflcance Nevertheless, these Impacts are found to be acceptable due to overriding
conSiderations as discussed In Section 6
(a) The final EIR determined that Without mitigation, Phase One and Phase Two of the
proJect could result In significant Impacts to traffic Compared to the eXisting hospital and
health center, Phase I would generate an Increase of approximately 33 percent more tnps
dunng the AM peak hours and 32 percent more tripS dUring the PM peak hours, and would
Significantly Impact nine mtersectlons In eIther the AM or PM peak hours Phase II proJect
would significantly Impact 37 Intersections In both the AM and PM peak hours Consistent
With Section 15091 of the State CEQA GUidelines, the City Council fmds that the follOWing
mitigation measures have been required In the project which will reduce the Impact of the
proJect on traffiC, but not to a level of inSignificance More speCifically, even With
Implementation of these mitigation measures, Phase One Will stili significantly Impact the
follOWing Intersections Santa Monica Boulevard/26th Street (AM peak hours), Cloverfleld
Boulevard/Ocean Park Boulevard (PM peak hours), Cloverfleld Boulevard/I-10 WB Off
Ramp (AM and PM peak hours). Cloverfield Boulevard/VIrginia Avenue (AM peak hours)
In addition, Ifthe mitigation measures proposed for the 20th Street/Wllshlre Boulevard and
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Centlnela AvenuelWllshlre Boulevard Intersections are determmed to be mfeaslble due to
the removal of on-street parking and Impacts on pedestnan safety and. therefore, not
Implemented, these Intersections would also be significantly Impacted Finally, the
mitigation measure proposed for the Clovertield BoulevardNlrglnla Avenue Intersection
was determmed to be Infeasible Since It would require the removal of on-street parking
from a residential street
Phase I
(1) Within one year after completion of the Phase One proJect, Samt John's shall
reimburse the City for the cost of Implementing the following mitigation
measures
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20th Street/Colorado Avenue (AM,PM) - Eastbound and westbound
approach - proVide protected left turn phase ThiS IS an operational
Improvement and Will not require restnplng or roadway Widening but
Will require traffic signal modifications
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23'{1 Street/Ocean Park Boulevard (PM) - Eastbound and westbound
approach - Saint John's shall proVide split phaSing to the eastbound
and westbound traffic movements ThiS IS an operation Improvement
and Will not require roadway restnplng or WIdening Parking IS already
prohibited along the north Side of Ocean Park Boulevard approaching
23rd Street, thus, no parkmg Will be removed as a result of thiS
measure
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Santa MOnica Boulevard/Hospital Main Entry-EXit - A new traffiC
Signal shall be located at the entrance dnveway of the Hospital Entry
Plaza A left-turn pocket shall be prOVided on the eastbound Santa
MOnica Boulevard approach to the entrance dnveway The eXisting
mid-block Signalized crosswalk shall be removed and replaced With
a new crosswalk across Santa MOnica Boulevard Left turns from
westbound Santa MOnica Boulevard to southbound 21 st Street shall
be prohibited
Within one year after completion of the Phase One proJect, the City shall determine
If the follOWing mitigation measures are necessary based on the City's analYSIS of
pedestnan flow, demand for on-street parking, and a determination that actual traffiC
volumes warrant these Improvements At the time the City determmes such
Improvements are necessary. Saint John's shall reimburse the City for the cost of
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Implementing these measures
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20th StreetlWilshlre Boulevard (PM) - Eastbound - add a rtght turn
only lane This IS an operational Improvement, It would require
restrlplng but no road widening The curb lane which now serves as
a bus stop would be converted to a rtght turn lane. and at tImes the
rtght turns would be blocked by buses stopped at the bus stop
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Centmela Avenue (East)/Wilshlre (PM) - Eastbound - add a right turn
only lane This IS an operational Improvement, It would reqUire
restnprng but no road widening This measure would result m the loss
of three on street parking spaces along WIlshire Boulevard, west of
Centlnela Avenue
.
Santa MOnica Boulevard/26th Street (AM/PM) - Eastbound - add a
right turn only lane This IS an operational Improvement, It would
reqUire restrlplng but no road widening This measure would result In
the loss of three on-street parking spaces along Santa Monica
Boulevard, west of 26th Street
.
Cloverfleld Boulevard/Ocean Park Boulevard (AM/PM) - Westbound
approach - Saint John's shall provide a right-turn only lane This IS an
operation Improvement and will require restrlpmg, but no roadway
widening Parkmg IS already prohibited along the north side of Ocean
Park Boulevard approaching Cloverfleld, thus, no parking will be
removed as a result of this measure
For purposes of confirming the scope of this work, the City currently estimates that
the cost of performing these Improvements at all seven intersections today would
be $332,000 This IS a current estimate only, and Saint John's expressly recognizes
that the actual cost of performing such work may be higher when It IS actually
performed
(2) Vehicular access to the North Campus from Twenty-Third Street shall be
allowed only for employees working at, and vISitors to, the 2221 BUlldmg
Upon expiration or earlier termmatlon of the 2221 Lease, there shall be no
vehicular access to the North Campus from Twenty Third Street
(3) PreferentIal parkmg locations and reduced parking fees shall be proVided for
carpool parking In Phase One
(4) If requested by the City of Santa MOnica Transportation Department, Samt
John's shall proVide and maintain a bus shelter bUilt to City specifications
located along the north Side of Santa MOnica Boulevard The bus shelter
shall Include, at a minimUm, suffiCient area to accommodate a shelter
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structure, bench. trash receptacle, lighting and slgnage The shelter shall be
Installed pnor to Certificate of Occupancy for the subterranean garage and
Entry Plaza
For purposes of confirming the scope of this work, the City currently estimates that
the cost of constructing such a bus shelter today would be approximately $10,000
This IS a current estimate only, and Saint John's expressly recognizes that the
actual cost of performing such work may be higher when It IS actually performed
(5) To the extent possible, employee shIft changes shall be scheduled outside
the normal morning and afternoon peak hours to reduce peak hour trip
generation
(6) Convenient and secure bicycle lockers and showers/changing rooms shall
be proVided for employees who choose to fide bicycles to work
(7) Within 6 months follOWing commencement of Emergency Room operations,
Samt John's shall prepare a Study of traffiC volumes, traffiC speed, and
aCCident mformatlon on 21st Street and 22nd Street between Wilshire
Boulevard and Anzona Avenue In accordance With the methodology and
standards proVided by the City Saint John's shall proVide the City With the
completed Study for review and comment pnor to finaliZing the Study Once
a Study has been finalized, St John's shall conduct a neighborhood
workshop In cooperation With the City The purpose of the workshop Will be
to review the Study and determine If traffic control measures are reqUired to
address neighborhood traffic Impacts caused by vehicles accessmg the
emergency room If It IS determined neighborhood traffiC measures are
reqUired, St John's shall work With the City and neighborhood to Identify the
appropnate traffiC calming measures on these reSidential streets Such
traffiC calming measures shall be Installed on a temporary baSIS for at least
SIX months FollOWing the SIX month trial penod, In cooperation With the City,
Saint John's shall prepare another Study to determine the effectiveness of
the measures and conduct a neighborhood meeting to review the results
and determine If alternative measures shall be Installed or If the temporary
measures shall become permanent Saint John's shall be responsible for
funding all studies, meetings, and costs assocIated With evaluating,
deSigning and Implementmg the temporary and permanent traffiC calming
measures for 21 sl Street and 22nd Street
Phase Two
(1) Prior to approval of bUilding permits for IndiVidual Phase II bUildings,
additional focused traffic analyses shall be conducted for each bUilding
proposed at that time ThiS analYSIS shall Identify appropnate mitigation
measures to be Implemented concurrently With each bUilding In Phase II
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The types of mitigation measures which could potentially be reqUired of the
project applicant prior to approval of indIvIdual Phase II bUildings mclude, but
are not lImited to the follOWing
Transportation Demand Management programs (e g , rldeshanng
support, preferential parking for car/vanpools, fleXIble work hours,
telecommuting) - Transit access enhancements (e g , transit stop
amemtles, but pass Subsidies, Increased transit service)
Pedestrian access Improvements (e g bicycle storage faCIlities,
showers and locker rooms, on-street bicycle lanes)
Intersection capacity Improvements (e g. approach wldenlngs,
restnpmg to provide additional lanes, turn restrictions or addition of
dual turn lanes, signal modifications)
Parking strategies (e g 1 Increased supply of parking, off-Site parking,
redeslgnatlon of users of spaces, parkmg priCing, parkmg
management)
Neighborhood traffiC mltlgatron (e g , speed bumps, turn restrictions,
Islands, chokers)
Site plan revIsions (e g, access plan modificatIons, parking
redlstnbutlon)
(b) The final EIR determined that Without mitigation, Phase Two of the project could
result In significant Impacts to air quality Operational emisSions are estimated to exceed
the thresholds of significance for all cnterla pollutants, except for PM10 Consistent With
Article VI, Sections 12 of the City of Santa MOnica CEQA GUidelines and Section 15091
ofthe State CEQA GUidelines, the City CounCil finds that the following mitigation measures
have been reqUired In the project which will reduce the Impact ofthe project on air quality
However, the project's contrlbutron to air pollutants cannot be reduced to a level of
mSlgn lficance
(1) Commuter transit incentives for employees In Phase Two bUildings shall be
provided, such as reimbursement for public transit
(2) A program of alternative work schedules shall be established for Phase Two
uses
(3) The movement of goods via public roadways for Phase Two development
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shall be scheduled dunng off-peak traffIc hours to the greatest extent
feasible
(4) Dedicated turn lanes shall be provided as appropnate at Impacted
intersections to reduce queuing and Idling of vehicles at these locations
(5) In coordination with the City'S Transportation Department, transit shelters
shall be provided m front of the project site along transit routes to encourage
public transit use to and from Phase Two uses
(6) Bicycle storage areas and other amemtles, such as showers and locker
rooms, shall be provIded In Phase Two
(7) Phase Two shall comply with SCAQMD 2202 and the City's Transportation
Demand Management Ordinance. whIch applies to any employer who
employs 50 or more and provides employers with a men u of options that they
can choose from to Implement and meet the emiSSion reduction target for
theIr work-site
(c) The final EIR determined that without mitIgation, Phase One and Phase Two of
the project could result In SignIfIcant Impacts to shade and shadows As proposed, the
Phase One project would result In a SIgnificant shadow Impact on 23rd Street dunng the
afternoon hours ofthe winter months The Final EIR recommended redUCing the Inpatient
SUites building to 45 feet. In compliance with the CP Zomng Olstrlct height requirements
ThiS mitigation measure was not found to be feaSible as It would necessitate a reduction
m the North Lawn open space In order for Saint John's to construct suffiCient square
footage for mpatlent care Preservation of the 41,300 square foot North Lawn IS a
Significant commumty open space amenity that Justifies the 75 foot height of the Inpatient
SUites AdditIOnally, although bUildings have not yet been deSigned, due to the proposed
heIght of Phase II bUlldmgs, It IS anticipated that shadows may Impact surrounding uses
Consistent With Article VI, Section 12 of the City of Santa Monica CEQA GUldelmes and
Section 15091 of the State CEQA GUidelines, the City Council finds that the Impact of
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Phase One cannot be further reduced or mitigated, however, the following mitIgatIOn
measure has been reqUired for Phase Two which WIll reduce, but may not fully mitIgate,
the Impact of this portIon of the project on shadows
(1) Dunng the review of specific bUilding plans for Phase Two, shadow diagrams
of the proposed bUilding shall be prepared to demonstrate that the buildmg
would not result In slgmflcant Increased shading on sensitive surrounding
uses, including resIdences and public open spaces In the event sIgnifIcant
Impacts would occur, the deSign of the bUilding shall be revised to minimize
shadows cast on surroundmg properties. and consideration shall be given to
the reduction In bUilding heights, artIculation of bUlldmgs facades, and/or
step backs at upper levels In a manner consistent with Saint John's vested
rights for Phase Two
(d) The final EIR determined that without mitigation, Phase One of the project could
result In significant Impacts to neighborhood effects The cumulative effects of relocating
the Emergency Room to Arizona Avenue, Includmg related traffic and nOIse, In addition
to mtroduclng a 24 hour activity on a largely residential street could be disruptive to the
residentIal character Consistent with ArtIcle VI, Section 12 of the City of Santa Momca
CEOA GUidelines and Section 15091 ofthe State CEOA GUidelines, the City Council finds
that the follOWing mItigation measures have been reqUired In the project which Will reduce.
the Impact of the project on neIghborhood effects, however thIS Impact cannot be reduced
to a level of insignificance
(1) The Emergency Access shall be dedicated exclUSively for use of the
emergency department No other Saint John's personnel or functions Will be
allowed to use the emergency access, except as allowed In Section 2 81 of
the Development Agreement
(2) The Emergency Access shall consist of one separate ambulance entrance
driveway, and an entry/exit dnveway that Will accommodate entry by non-
ambulance vehIcles and eXitIng by all vehIcles The Emergency Access WIll
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contain a minimum of fourteen parking spaces (Including handicapped
parking) In addItion, the Emergency Access will contain an ambulance
drop-off area which will accommodate four ambulances In two tandem lanes
which will be covered by a canopy and screened from the public parking
area The vIsibility of the public parking area Will be screened from Arizona
Avenue by a landscape buffer and screen wall a mlmmum of 3 feet In height
and a maximum of up to 8 feet as determined by the Director of Plannmg
(3) Saint John's shall provide personnel at the entrance to the emergency
department at all times to a) momtor and direct the activity at the Emergency
Access and b) mOnitor the parking area for Emergency Access to ensure that
private vehIcles transporting patients to the Emergency Access do not park
In the surrounding residential neighborhood
(4) Saint John]s shall develop a plan to ensure that pnvate vehicles which are
used to transport a patient to the emergency department are moved to other
parking faCIlities on the Saint John's campus after dropping off their patIents
(5) Ambulances shall leave the emergency room entrance after dellvenng their
patients and restocking their ambulances with supplies
(6) No ambulances shall be permanently based at the emergency room
entrance
(7) Saint John's shall adVise ambulance companies In writing that (a) unless use
of another route IS compelled by medical emergency, ambulances shall
access the Emergency Access via Twentieth Street and shall aVOid uSing
Twenty-First Street or uSing Arizona Avenue east of the Emergency Access
and (b) unless the use of a siren IS necessary to ensure the safe transport
of patients to the Emergency Access, ambulances shall turn off Sirens on
Arizona Avenue between Twentieth Street and Twenty Third Street
(8) The emergency room In the D & T Center shall be operated as a Level II
Trauma faCIlity dUring the Term of the Development Agreement In the event
that Saint John's deSires to operate the emergency room as a Level I
Trauma faCility, Saint John's shall be reqUired to obtain a Conditional Use
Permit from the City for such operation I n any application for such a
Conditional Use Permit, Saint John's must demonstrate the rationale and
need for a Level J Trauma faCIlity.
(e) The final EIR determined that Without mitigation, Phase One and Phase Two of the
project could result In Significant Impacts due to construction Impacts Identified Include
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Increased truck traffic In the project area, disruptIon of sIdewalk and roadway use. aIr
pollutant mcrease, Intermittent nOise mcrease, and Increased stormwater pollutIon
Consistent with Article VI, Section 12 of the City of Santa MOnica CEOA GUIdelines and
SectIon 15091 of the State CEOA GUidelines, the City Council finds that the following
mitigation measures have been reqUired In the project which will eliminate most of the
project's construction Impacts However. construction related air pollution and nOise
Increase would Impact adjacent residential uses Although thiS IS a short-term Impact that
IS tied to the length of construction activities, It cannot be mitigated to a level of
insignificance
Phase One
(1) A publiC Information program shall be established by Saint John's concerning
the Impending construction activities dUring Phase One ThiS program may
Include medIa coverage, portable message sIgns and Informatronal sIgns at
the job site ThiS program will Include penodlc bulletinS to neighbors residing
wlthm a five hundred foot radiUS at the Phase Two project and the principal
of McKinley Elementary School Such bulletins shall be prOVided when
construction actiVities and conditions change that may Impact the
surrounding reSIdentIal neIghbors The bulletin shall be Issued at least 14
days In advance of any change to construction actiVities The bulletinS Will
descnbe the types of construction activities scheduled to occur dunng the
penod covered by the bulletin, including any construction activitIes, truck
routes, and dellvenes that may Impact students on campus or walking to
school The bulletin shall Include a phone number and contact person at
Saint John's Pnor to the commencement of construction, Saint John's shall
submit the publiC information program to the Planning Director for review and
approval
(2) Saint John's shall obtain approval from the City Engineer and all affected
agencies for any construction detours, construction work reqUlnng
encroachment Into public nghts-ot-way, or any other street use activity (e 9 .
haul routes) dunng Phase One construction
(3) Saint John's shall coordinate the Phase One construction work With all
affected agencIes (e 9 , Police Department, FIre Department, Department of
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Public Works, Department of Planning and Community Development, and
transit agencies) approximately five to ten day pnor to start of work
(4) A traffic control plan for the streets surrounding the Phase One work area
shall be prepared by Saint John's This plan will Include specific Information
regarding the project's construction and activities that will disrupt normal
traffic flow
(5) The hauling of dirt and demolition matenal and delivery of construction
material for Phase One shall be prohibIted dunng the afternoon peak traffiC
periods Saint John's shall clean adjacent City street affected by the Phase
One constructIon, as necessary
(6) During Phase One, Saint John's work shall be scheduled and expedited to
cause the least amount of disruption and interference to the adjacent
vehIcular and pedestnan traffic flow Except as approved by the Planning
DIrector. off-Site public Infrastructure work by Saint John's dUring weekday
daytime work on the CIty's artenal and collector streets shall be performed
between the hours of 9 00 AM and 3 00 PM
(7) Phase One construction vehicle and eqUipment staging may occur either on
the Saint John's campus or on other nearby pnvate properties leased by
SaInt John's for construction purposes Any off-SIte staging located In the
public nght-of way shall require the review and approval of the Planmng
Director Prior to commencement of any off-Site construction staging
activities located In the public nght-of-way, Saint John's shall notify adjacent
property owners and reSidents of the construction staging activity, descnblng
the location, type of actIVIty, and duration, and provldmg the name and
telephone number of the Saint John's representative responsible for
coordinating the construction staging activities
(8) Samt John"s shall hold pre-construction meetings With affected agencies to
properly plan methods of controlling traffiC through work areas for Phase
One
(9) Except as proVided by the Plannmg Director, Saint John's construction
m8teflal and equipment shall be stored Within the designated work area
dunng Phase One development and shall not be VISible to the public
(10) Saint John's shall provide off-street parking on the South Campus If Samt
John's demonstrates that excess parking eXists on the South Campus or at
a remote location, With bus transport to the work Site, shall be proVided for
all construction employees dunng Phase One development
(11) Samt John's shall prepare and submit to the City a construction period
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parking plan for Phase One The plan shall designate the users of available
parking and demonstrate to the satisfaction of the City that all parking can be
accommodated In eXisting lots and garages around the Saint John's campus
dunng the construction period for Phase One This plan shall demonstrate
that Saint John's has access to and control over the targeted spaces so that
they can be assigned to the users designated In the Intenm parking plan If
all of the parkmg cannot be obtained wlthm nearby parking faCIlities, Saint
John's shall be reqUired to secure off-site parking and to commIt to shuttling
of employees to the hospital site dunng the duration of construction activity
(12) General contractors shall maintain equipment engines In proper tune and
operate constructIon equipment so as to minimize exhaust emiSSions Such
equipment shall not be operated dUring first or second stage smog alerts
(13) Dunng Phase One construction, trucks and vehicles In loading or unloading
queues should be kept With their engines off, when not In use, to reduce
vehicle emissions Construction activIties shall be phased and scheduled to
aVOid emiSSions peaks, and discontinued dUring first and second-stage smog
alerts Excavation shall be discontinued dunng periods of high wmds
(14) General contractors shall use reasonable and typical watering techniques to
reduce fugitive dust emiSSions All unpaved demolition and construction
areas shall be wetted at least tWice a day dunng excavation and
construction, and temporary dust covers shall be used to reduce dust
emiSSions and meet SCAQMD District Rule 403
(15) Soli bmders shall be spread on site, over unpaved roads, and parking areas
dUring Phase One construction
(16) Ground cover shall be re-establlshed on the Phase One construction site
through seeding and watenng.
(17) During Phase One development, trucks leaVing the site shall be washed off
(18) Phase One construction and demolition actiVities shall take place only d unng
the hours and at the levels speCified for NOIse Zone III (Institutional) rn the
Santa Monica Municipal Code Chapter 4 12 ("NOise Ordinance") or dunng
the hours speCIfied m any subsequent ordinance or applicable Intenm
ordinance
(19) Except as proVided by the Planning Director, the project contractor shall
schedule construction actiVitIes to aVOId the Simultaneous operation of
equipment such as air compressors, backhoes, concrete pumps, Vibrators,
or breakers. truck cranes, dozers, generators, loaders, pavers, pneumatic
tools, water pumps, power hand saws, shovels, and trucks. so as to minimize
24
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nOise levels resulting from operating several pieces of high nOise level
emitting eqUipment
(20) Construction eqUipment shall be fitted With state-of-the-art nOIse shIelding
and muffling devices to reduce nOIse levels to the maximum extent feasible
during Phase One construction
(21) Every reasonable effort Will be made to create the greatest practicable
distance between nOIse sources and sensItive receptors during Phase One
construction operatIOns
(22) On completion. Phase One bUildings shall comply With the NOise Insulation
Standards of Title 24 of the California Code of Regulations which Will ensure
an adequate Intenor nOise environment for the proposed uses
(23) Pnor to the commencement of Phase One construction activities, the project
applicant shall file a Notice of Intent With the SWRCB In Sacramento, along
With a filing fee, notifying the state that the applicant Intends to begin
construction, and that they Will comply With the proVIsions of the GCASP
The NOI shall remain In force until construction IS completed
(24) Prior to the commencement of Phase One construction activities. a
Stormwater Pollution Prevention Plan (SWPPP) shall be prepared,
describing the project Site, Identifying potential sources of pollution and
potential receptors, and descnblng the Best Management PractIces which
Will be used to control pollutants, both dUring construction and post-
construction The SWPPP shall be submitted to the City and must be
available at the construction site at all times, and construction activities shall
follow the plan The SWPPP shall Incorporate. as feasIble, the follOWing
measures
· Routine safety precautIons for handling and stonng tOXIC and
hazardous materials to mitIgate the potential pollution of stormwater
by these materials Will be used These same types of procedures
should be extended to non-hazardous stormwater pollutants such as
sawd ust and other solid wastes
· To mitigate eroSion, the amount of exposed SOIl should be limited,
and exposed areas should be watered or tarped Trenching or
grading activities should be phased so that trenches are backfilled
and graded areas are landscaped as qUickly as possible
· To minimiZe fugitIve dust emISSions, vehicles eXiting the site should
be washed, and all loads should be covered With tarps As
necessary, roadways should be swept orwashed, and sediment filters
25
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.
should be constructed at or near the entrances to the storm drain
system
· To minimiZe long-term Impacts, permeable paving matenals should
be used wherever feasible, on-site drainage should be designed to
move water Into landscaped areas, and landscaped areas should be
graded to maXimize the retention of runoff
(25) Saint John's shall file a Notice of Termination shall be filed With the SWRCB
m Sacramento at the completion of Phase One construction
(26) The City may reqUIre Saint John's to Install construction fencing at a height
whIch exceeds the height otherwise allowed by the Zoning Ordinance
(27) Prior to commencement of Phase One Construction, Saint John's will submIt
to the Planning Director a neighborhood mitigation plan that will descnbe the
terms and conditions which Saint John's will Implement to mitigate the
Impacts of Its construction activities on neighboring propertIes The plan may
Include, Without limitation, double glazmg, sound walls. and Insulation or
other reasonable measures to mitigate construction dust and construction
nOise Impacts Copies of the plan will be made available on request to
neighbors residing WithIn 500 feet of the Phase One project site
Phase Two
(1) A public information program shaH be established by Saint John's concerning
the Impending construction activities dunng Phase One This program may
Include media coverage. portable message signs and informational signs at
the Job site ThiS program will Include penodlc bulletins to neighbors residing
Within a five hundred foot radius of the Phase One project and the prinCipal
of McKinley Elementary School Such bulletins shall be provided when
construction actiVities and conditions change that may Impact the
surrounding residential neighbors The bulletin shall be Issued at least 14
days In advance of any change to construction actiVities The bulletins will
descnbe the types of construction activities scheduled to occur dUring the
period covered by the bulletin, Including any construction actiVities, truck
routes, and deliveries that may Impact students on campus or walking to
school The bulletm shall Include a phone number and contact person at
Saint John's Prior to the commencement of construction, Saint John's shall
submit the public information prog ram to the Planmng Director for review and
approval
(2) Saint John's shall obtain approval from the City Engineer and all affected
agencies for any construction detours, construction work reqUIring
encroachment Into public rights-of-way, or any other street use activity (e g ,
26
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.
haul routes)
(3) Samt John's shall provIde tImely notIficatIon of constructIon schedules to all
affected agencies (e g , Police Department, Fire Department, Department of
Public Works. Department of Planning and Community Development, and
transit agencies) approximately five to ten days prior to start of work
(4) A traffic control plan for the streets surrounding the work area shall be
prepared with specific mformatlon regarding the project's construction and
actIvItIes that will dIsrupt normal traffic flow.
(5) The hauling of dirt and demolition material and delivery of construction
material shall be prohibited dunng the afternoon peak traffic penods, Saint
John's shall clean adjacent City streets affected by Phase II construction, as
necessary
(6) Work shall be scheduled and expedited to cause the least amount of
disruption and Interference to the adjacent vehicular and pedestnan traffic
flow Except as approved by the Planning Director, off-site public
Infrastructure work by SalntJohn's dUring weekdays on the City'S arterial and
collection streets shall be performed between the hou rs of 9 00 AM and 3 00
PM
(7) Phase Two construction vehicle and equipment staging may occur either on
the Saint John's campus or on other nearby private properties leased by
Samt John's for construction purposes Any off-site staging located In the
public right-of-way shall require the review and approval of the Planning
Director Pnor to commencement of any off-site construction staging
activities located In the public right-of-way, Saint John's shall notify adjacent
property owners and residents ofthe construction staging activity, describing
the location, type of activity, and duration, and provIding the name and
telephone number of the SaInt John's representatIve responsIble for
coordinating the construction staging activities
(8) Saint John's shall hold pre-construction meetings With affected agencies to
properly plan methods of controlling traffiC through work areas
(9) Except as provided by the Planning Director. construction matenal and
eqUipment shall be stored Within the designated work area and shall not be
vIsible to the public
(10) Saint John's shall provide off-street parking on the South Campus If Samt
John's demonstrates that excess parking eXists on the South Campus or at
a remote location, With bus transport to the work site. shall be provided for
all construction employees
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.
(11) Saint John's shall prepare and submit a construction penod parking plan for
Phase II The plan shall designate the users of available parking, to
demonstrate the satisfactIOn of the City that all parking can be
accommodated In eXIsting lots and garages around the Saint John's Hospital
campus dUring the construction period ThiS plan shall demonstrate that
Saint John's has access to and control over the targeted spaces to that they
can be assigned to the users desIgnated In the Interim parking plan If all of
the parking cannot be obtained within nearby parkmg facIlities, Saint John's
shall be reqUired to secure off-Site parking and to commit to shuttling of
employees to the site dunng the duration of construction activity
(12) General contractors shall mamtaln equipment engines In proper tune and
operate construction eqUipment so as to minimiZe exhaust emiSSions Such
eqUipment shall not be operated dUring first or second stage smog alerts
(13) Dunng construction, trucks and vehicles In loadmg or unloading queues
would be kept With their engines off, when not In use, to reduce vehicle
emiSSions Construction activities shall be phased and scheduled to avoid
emiSSions peaks, and dlscontmued dUring second-stage smog alerts
Excavation shall be discontinued dUring penods of high Winds
(14) General contractors shall use reasonable and tYPical watering techniques to
reduce fugitive dust emISSions All unpaved demolition and constructIon
areas shall be wetted at least twice a day during excavation and
constructIon, and temporary dust covers shall be used to reduce dust
emiSSions and meet SCAQMD District Rule 403
(15) SOil binders shall be spread on Site, over unpaved roads, and parking areas
(16) Ground cover shall be re-establlshed on the construction site through
seeding and watering
(17) Trucks leaVing the site shall be washed off
(18) Construction and demolition activities shall take place only dUring the hours
and at the levels specified for NOise Zone 111 (I nstltutlonal) In the Santa
Monica Municipal Code Chapter 4 12 ("NOise Ordinance") or dUring the hours
specIfied In any subsequent ordinance or applicable Interrm ordinance
(19) Except as proVided by the Planning Director, the project contractor shall
schedule construction activities to aVOid the Simultaneous operation of
eqUipment such as air compressors, backhoes, concrete pumps, Vibrators,
or breakers, truck cranes, dozers, generators, loaders, pavers, pneumatic
tools, water pumps. power hand saws, shovels, and trucks, so as to minimiZe
nOise levels resulting from operating several pieces of high nOise level-
28
.
.
emitting eqUipment
(20) Construction equipment shall be fitted with state-of-the-art nOIse shielding
and muffling devices to reduce nOIse levels to the maximum extent feasible
(21) The project shall comply with the NOise Insulation Standards of Title 24 of
the Callforma Code of Regulations which Will ensure an adequate Interior
nOIse environment for the proposed uses
(22) Every reasonable effort Will be made to create the greatest practicable
distance between nOise sources and sensitive receptors dunng construction
operations
(23) Pnor to the commencement of constructIon activities, the project applicant
shall file a Notice of Intent With the SWRCB In Sacramento, along With a
filing fee, notrfylng the state that the applicant Intends to begin constructIon,
and that they Will comply With the provIsions of the GCASP The NOI shall
remain In force until construction IS completed
(24) Pnor to the commencement of construction activities, a Stormwater Pollution
Prevention Plan (SWPPP) shall be prepared, descnblng the project Site,
Identifying potential sources of pollution and potential receptors. and
descnbmg the Best Management Practices which Will be used to control
pollutants, both dunng constructIon and post-construction The SWPPP
shall be submitted to the City and must be available at the construction site
at all times, and construction activities shall follow the plan The SWPPP
shall Incorporate, as feasible, the follOWing measures
· Routine safety precautions for handling and stonng tOXIC and
hazardous matenals to mitigate the potential pollution of stormwater
by these matenals Will be used These same types of procedures
should be extended to non-hazardous stormwater pollutants such as
sawd ust and other solid wastes
· To mitigate erOSion, the amount of exposed SOil should be limited,
and exposed areas should be watered or tarped Trenching or
grading activities should be phased so that trenches are backfilled
and graded areas are landscaped as qUickly as possible
· To minimiZe fugitive dust emiSSions, vehicles eXiting the site should
be washed, and all loads should be covered With tarps As
necessary, roadways should be swept orwashed, and sediment filters
should be constructed at or near the entrances to the storm drain
system
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· To minimiZe long-term Impacts, permeable paving materials should
be used wherever feasible, on-site drainage should be designed to
move water Into landscaped areas, and landscaped areas should be
graded to maximize the retention of runoff
(25) A Notice of Termination shall be filed wIth the SWRCB In Sacramento at the
completion of construction
(f) The final EIR determined that without mitigatIon, Phase One and Phase Two of the
prOject could result In sIgnificant Impacts due to recreation Phase Two would result In an
Increase of approximately 2600 employees on the project site, which IS anticipated to
Impact the City parks system Although the project IS subject to the City's Housing and
Parks Mitigation Fee Program, this fee calculation IS based upon the square footage of
office or medical office constructed Since only 50,000 square feet of Phase Two IS
devoted to medical office, the fees generated by the development would not meet the
parkland need Consistent with Article VI, SectIon 12 of the City of Santa MOnica CEQA
GUidelines and Section 15091 of the State CEQA GUidelines, the CIty CouncIl fInds that
the follOWing mitigation measure has been req ulred In the project which Will reduce, but not
mitigate to a level of inSignificance, the Impact of the project on recreation resources
(1) Saint John's shall comply with Part 9 04 10 12 of the Zoning Ordinance
regarding HOUSing and Parks Mitigation Measures for Phase Two
development
(g) The final EIR determined that without mitigation, Phase Two of the project could
result In significant Impacts to police services due to the amount of square footage
proposed for the project An additional mitIgation measures requiring Saint John's to pay
the cost of an additIOnal Police Officer was not feasible at thiS time Given the
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development term length and that Individual Phase Two bUildings will be subJect to further
environmental reVIew, thiS potential Impact will be reevaluated as individual bUildings are
proposed In order to ensure the most effective mitigatIOn IS Implemented Consistent with
Article VI, Section 12 of the City of Santa MOnica GEQA GUidelines and Section 15091 of
the State CEQA GUIdelines, the City Council finds that the follOWing mitigation measures
have been reqUired In the proJect which Will reduce, but not mitigate to a level of
insignifiCanCe, the Impact of the proJect to pOlice services
(1) Saint John's shall consult with the Police and Fire Departments of the City
on bUilding/complex design to assIst with the emergency access to the site
as well as on faCIlity design to assist with emergency access to the site and
on-site faCIlity design In terms of "target hardening" against cnmlnal activity
for both residential and commercial design
2 Entryways, elevators, lobbies, and parking areas shall be well-Illuminated
and designed with minimum dead space to eliminate areas of concealment
SECTION 3 The Final EIR also Identified Significant Phase One Impacts In the
area of Land Use, and significant Phase Two Impacts In the areas of Land Use and
Neighborhood Effects However, since the proJect has subsequently been modified to
eliminate and revise a number of General Plan Land Use Element and Hospital Area
Specific Plan amendments and to remove the proposed pedestrian bridges across Santa
MOnica Boulevard, these Impacts have been eliminated
SECTION 4 The CEQA mandated environmentally superior alternative was found
to be the No ProJect AlternatIve As analyzed In the Final EIR, thiS alternative would result
In Impacts that would be equal to or less than the Impacts for the proJect as well as for
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each of the other alternatives considered The No Project Alternative IS not feasIble since
It does not satisfy the project obJectives as It would not allow reconstruction of the eXisting
hospital facIlities or establishment of the framework for future development on the hospital
campus Additionally, when the No-Project Alternative IS Identified as the environmentally
supenor alternative, CEQA reqUires that another alternative that substantially reduces or
eliminates potential Impacts be Identified The Final EIR Identified the Hospital Only
Alternative as the development scenario that would reduce or eliminate potential Impacts
In all analyzed areas as Impacts would be slmllarto or less than the proposed proJect and
the other alternatives The Hospital Only Alternative, however, IS not feasIble sInce It does
not satisfy several key project obJectives as It limits Phase Two development exclusively
to hospital uses, thereby eliminating the ability to construct essential uses that ensure Saint
John's Will meetthe community's healthcare needs In the 21st century These uses Include
the Health and Wellness Center, Overnight VIsitor Accommodations, Senior Housing,
Congregate Care, and research faCIlities
SECTION 5 The remaining project alternatives analyzed In the Final EIR, the
PreservatIon of the Main Wing Alternative, the Reduced ProJect Alternative, the CP
Zoning/HASP Alternative, and the Accelerated Development Alternative would have Similar
or greater Impacts on the environment as the proposed proJect
SECTION 6 As fully described In Section 2, the Final EIR found that the Phase
One portion of the proJect would result In significant unavOIdable adverse Impacts upon
traffiC, shade and shadows, neighborhood effects, and constructIon and that the Phase
32
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.
Two portion of the project would result In significant unavoidable adverse Impacts upon
traffic, air quality, shade and shadows, construction, recreation, and police services
Consistent with Section 15093 of the State of California CEQA GUidelines, the City Council
hereby makes a Statement of Overriding Considerations and finds that the benefits of the
project outweigh ItS unavoidable environmental Impacts based on the follOWing reasons
(a) The Phase One hospital reconstruction project results In the replacement of eXisting
critical care facIlities that are of substantial benefit to the community Hospital services
available to the community Include an outpatient Diagnostic and Treatment Center that Will
prOVide express diagnostics, Imaging, medIcal and surgical Intervention, John Wayne
Cancer Institute's clinical programs and services for outpatients and inpatients, and a
Trauma II emergency department to respond to urgent care needs of the community
Additionally, the Inpatient SUites faCIlity IS deSigned to accommodate up to 300 beds and
also proVide a Women's Health Services Center that Includes prenatal, neonatal, and
maternity services, gynecology, breast examination and treatment services, screening
services, and health education services
(b) The Phase One hospital proJect construction staging IS planned to allow the
continued operation of Saint John's Health Center throughout the constructIon term,
ensuring the on-going prOVIsIon of health care services to the community AdditIonally. If
the eXisting hospital faCIlities are not reconstructed, Saint John's Health Center would be
reqUired to close operations As required by the Office of StatewIde Health Planning and
Development, Saint John's must begin construction of new hospital faCIlities by October.
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1999, and must complete the Phase One hospital reconstruction no later than 2008
ProJect approval results In the continued operation of a critical care hospital facIlity In Santa
Monica, which IS a significant commumty benefit
(c) The Phase One hospital reconstruction ensures that the new Saint John's Health
Center will remain fully operational In the event of a major earthquake or other disaster due
to the faCIlity's state-of-the-art seismiC englneenng technology which utilizes base Isolation
structural systems A hospital faCIlity bUilt with thiS caliber of structural stability IS a
slgmflcant public benefit as It assures the provIsion of acute care services In the community
following a seismic emergency
(d) While the Phase One proJect was Identified to have a Significant shadow Impact on
23rd Street during the afternoon hours of the winter months, the four options evaluated In
the City'S Peer Review Study demonstrated that there are no feasible alternatives available
to eliminate thiS shadow Impact, absent reducing the overall bUilding height to
approximately 45 feet, as noted In the final EIR However, If the height of the Inpatient
SUites was reduced to 45 feet. thiS would necessitate a reduction In the North Lawn open
space In order for Saint John's to construct sufficient square footage for Inpatient hospItal
care Preservation of the 41,300 square foot North Lawn IS a Significant community open
space amenity that justifies the 75 foot height of the Inpatient SUites
(e) The Phase Two proJect enables the expansion and enhancement of uses
associated With Saint John's non-profit health care faCility, which ensures the continued
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.
provIsion of community health services In the 21st century The uses vested through the
Development Agreement provide the City with suffiCient certainty regarding the type and
mix of health related uses anticipated to be constructed over the agreement's 17 year
vested rights term, while allOWing Saint John's the fleXibility to plan and adjust the Health
Center's provISion of services to meet the needs of the next century
(f) While the Phase Two proJect results In unmitigated environmental Impacts In SIX
areas, since the Development Agreement reqUires that further environmental analYSIS be
conducted prior to construction of Phase Two bUildings, additional specifiC mitigation
measures Will be recommended at that time to more directly address the Identified Impacts
As a result of thiS additional analYSIS, which Will be more detailed since It Will evaluate
specifiC development plans, the Identified environmental Impacts may be further reduced
or eliminated through mitigation
(g) According the Final Environmental Impact Report, since the Phase Two proJect
would be subject to all standard fees and taxes, including, but not limited to sales tax, utility
tax, and parking tax, Phase Two would result In an estimated tax revenue to the City of
$547,797
(h) The Phase One hospital reconstruction project and Phase Two hospital related
expansion ensures the continued operation of a non-profit hospital In the community The
development rights vested In the Saint John's Health Center Development Agreement are
directly linked to Saint John's on-going provIsion of community service programs Saint
35
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.
John's health care related community service programs, combined with the Phase Two
ProJect's community onented uses, including the Health and Wellness Center and the
Education and Conference Center, which WIll be available to the public, are a significant
benefIt to the Santa MOnica Community and City residents
SECTION 7 Consistent wIth Public Resources Code Section 21081 6, the City CounCil
adopts the Mitigation MOnitoring Plan, which IS Included as Attachment A, to mitigate or
aVOId sIgnificant effects of the ProJect on the environment and to ensure compliance dunng
proJect Implementation
SECTION 8 Consistent with Section 21081 6(d) of the California Environmental
Quality Act, the documents which constitute the record of proceedings for approvIng thiS
proJect are located In the Planning and Community Development Department, 1685 Main
Street, Room 212, Santa Monica, California The custodian of these documents IS Senior
Planner Amanda Schachter
36
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.
SECTION 9 The City Clerk shall certify to the adoptIon of this Resolution, and
thenceforth and thereafter the same shall be In full force and effect
APPROVED AS TO FORM
rLjj _ L Cu}5h L /}1;,-~fL<. c-
. I -
i .
MARSHA JONES MOUTRIE
City Attorney
37
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Adopted and approved this 1st of April, 1998
~7~
Robert T Holbrook, Mayor
I, Mana M Stewart, City Clerk of the City of Santa MOnica, do hereby certify that
the foregoing Resolution 9251 (CCS) was duly adopted at a meeting of the Santa
MOnica City Council held on the 1 st of Apnl, 1998 by the following vote
Ayes Councllmembers
Feinstein, Genser, Holbrook, O'Connor,
Rosenstein
Noes Councllmembers
None
Abstain Councllmembers
None
Absent Councllmembers
Ebner, Greenberg
ATTEST
...
'-'-.~ ~oA-
Marla M Stewart, City Clerk
.
ATTACHMENT A
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')
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MITIGATION MONITORING
Effective January 1, 1989. the Callforma Environmental Quality Act (CEQA) was amended
to add Section 21081 6, Implementing Assembly Bill (AS) 3180 As part of CEQA (state-
mandated) environmental review procedures, AB 3180 reqUires a publiC agency to adopt
a mOnltonng and reportmg program for assessing and ensunng efficacy of any required
mitigation measures applied to proposed developments As stated In Section 21081 6 of
the Public Resources Code
" the public agency shall adopt a reporting or monrtonng program for the
changes to the proJect which It has adopted, or made a condition of proJect
approval, In order to mitigate or aVOid slgnrficant affects on the environment II
AB 3180 proVides general gUidelines for Implementing monrtorlng and reporting programs
SpeCific reporting and/or mOnitoring reqUirements, to be enforced dUring proJect
Implementation, shall be defined pnor to final approval of the project proposal by the
responsible deCISion maker(s) In response to established CEQA reqUirements and those
of AB 3180 (Public Resources Code SectIon 21000 et seq ), the proposed mltlgatlon
mOnitoring program shall be submitted for conSideration pnor to completion of the
envIronmental review process to enable declslon-maker's appropriate response to the
proposals The proposed program should be Included In the draft environmental document
to allow public Circulation and review of the proposal, a mltlgation monltonng program must
be proVided as part of the Final EIR
The draft Mltlgatlon MOnltonng program IS presented herefollowlng Each reqUired
mitigation measure IS listed and categorized by Impact area, With accompanYing dISCUSSion
of
· The party or parties responsible for Implementation,
· The phase of the proJect during which the measure should be mOnitored,
Pre-construction (Prior to Issuance of a bUilding permit)
Construction (Prior to certificate of occupancy)
Post-occupancy
· The enforcement agency, and,
· The monitoring agency
The proJect applicant shall demonstrate compliance With each mitIgation measure In a
written report submitted to the applicable enforcement agency prior to the Issuance of a
BUilding Permit or Certificate of Occupancy, and, as applicable, proVide penodlc reports
.
.
regarding compliance with such conditions Table 1 shows the MitigatIon and Monltonng
Reporting Checklist
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