PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO LONG RANGE PLAN
PLANNING COMMISSION FLOAT-UP SUBMITTAL January 29, 2016
architecture and planning
Table of Contents 1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 11. 12. 13. 14. 15. 16. 17. 18. 19. 19a. 20. 21. 22. 23. 24. 25. 26.
Background Development Agreement Comparison of PSJHC Pre-1994 Earthquake Peak vs. PSJHC Today Phase Two Long Range Plan Development Agreement Vested Uses Community Benefits Vision and Planning Phase Two Program Goals Site Context in Relationship to Transportation Options Planning Principles: Urban Context, Integration and Circulation Planning Principles: Enhanced Open Spaces and Connectivity Planning Principles: Functional Zoning and Site Diagram of New/Relocated Program Elements Phase Two Long Range Plan Original Submittal Revised Phase Two Long Range Plan Building Floor Areas Building Heights Setbacks Parking Phase Two New Streets and Vehicular Circulation Phase Two Previous Streets and Vehicular Circulation Phase Two Bike Circulation Phase Two Long Range Plan a nd DA Consistency Phase Two Implementation Phase Two Implementation continued Proposed Time to Obtain Building Permits Providence Saint John’s Net Growth Selected Renderings
BACKGROUND
Providence Health & Services became the sponsor of Providence Saint John’s in 2014 and has continued its commitment to meet the healthcare needs of the community and provide leading-edge medicine with unwavering compassion and personalized care. Providence Saint John’s Mission Statement is: “As people of Providence, we reveal God’s love for all, especially the poor and vulnerable through our compassionate service.”
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HUMILITY CHARITY
Additionally, for more than 30 years, the physicians and scientists at the John Wayne Cancer Institute have made groundbreaking discoveries that have fundamentally changed the way cancer is detected, diagnosed, and treated. In addition to cancer care, Providence Saint John’s is widely known for excellence in women’s health, orthopedics, neuroscience, and cardiology.
SIMPLICITY
Providence Saint John’s Health Center Founded in 1939 by the Sisters of Charity of Leavenworth and opened in 1942, Providence Saint John’s Health Center (“Providence Saint John’s”) has developed a national reputation as an outstanding center for health and healing. Through the dedication and collaborative efforts of community friends, patrons, physicians, nurses, staff and volunteers, Providence Saint John’s has continued the world-class tradition established by the Sisters of providing breakthrough medicine in an environment of inspired healing. With approximately 1,700 employees, the 265-bed facility is recognized nationwide for its quality care. Providence Saint John’s has been named among America’s 50 Best Hospitals for the past eight years by Healthgrades, a leading consumer ratings agency.
Mission As people of Providence, we reveal God’s love for all, especially the poor and vulnerable, through our compassionate service. Vision Together, we answer the call of every person we serve: Know me, care for me, ease my way.®
Figure 1.1 Providence Saint John’s Mission Statement and Vision
CO R E VALU ES : R ESPEC T CO MPASS I ON J USTI C E E XC E LLE N C E STE WAR D S H I P
DEVELOPMENT AGREEMENT
CSS Inpatient Suites Howard Keck Diagnostic & Treatment
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ve. A a n nta a S
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d. v l B
23 rd St.
Child & Family Development Center MRI
21 st St .
John Wayne Cancer Institute & Research Center
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Development Agreement with the City of Santa Monica Saint John’s suffered significant damage in the Northridge Earthquake in 1994. Saint John’s was forced to close for about nine months as temporary seismic repairs were undertaken. Shortly after the earthquake, Saint John’s commenced a master planning process to achieve two objectives: (a) rebuild its core hospital facilities consistent with augmented State seismic requirements (Phase One), and (b) augment its health care services to address the Santa Monica area’s 21st century health care needs (Phase Two). This planning effort led Saint John’s to file a DA application with the City in 1996. After a two plus year public process, the Santa Monica City Council approved a DA for the Saint John’s campus in June 1998. In 2011, the City of Santa Monica approved an amendment to the Development Agreement. Phase One development and construction was completed in early 2014. In March 2014, Seattle-based Providence Health & Services assumed sponsorship of Saint John’s Health Center. Shortly thereafter, Providence Saint John’s commenced its planning efforts for Phase Two. Existing Providence Saint John’s Health Center Facilities Figure 2.1 shows the Phase One and Phase Two development sites governed by the Development Agreement and the existing facilities located on these sites. Overall Site Context Providence Saint John’s is located in an area bounded by Arizona Avenue to the north, Broadway to the south, 20th Street to the west, and 23rd Street to the east.
20 th . St
The site is bisected by Santa Monica Boulevard into the North Campus and South Campus. The area is well served by major streets such as Santa Monica Boulevard and Wilshire Boulevard, the Interstate 10 Freeway, and public means of transportation. The new Expo Light Rail, with stations close by at 17th Street and Colorado Boulevard and Bergamot, are expected to have a positive impact. Future bicycle sharing stations on or near existing bike routes also add to transportation options.
Figure 2.1 PSJHC Campus Site and DA Background
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COMPARISON OF PSJHC PRE-1994 EARTHQUAKE PEAK vs. PSJHC TODAY Saint John’s Core Hospital Facilities Pre-1994 Earthquake In 1942 Saint John’s opened at its present location, on the north side of Santa Monica Boulevard between 20th and 23rd Streets, as a non-profit Catholic hospital. Saint John’s expanded during the next five decades as the Santa Monica area and its health care needs grew. At Saint John’s peak size prior to the 1994 Northridge Earthquake, its core hospital facilities contained 662,000 square feet of floor area and 501 licensed beds. On January 17, 1994, the Northridge earthquake with a magnitude of 6.7 followed with two 6.0 aftershocks caused extensive damage to Saint John’s buildings. Saint John’s was closed for 9 months before it was structurallyretrofitted to temporarily provide healthcare services. One of the wings was deemed unsafe and had to be demolished. Saint John’s Current Core Hospital Facilities (Phase One) With respect to Phase One, the Development Agreement grants Saint John’s the right to demolish most of its existing facilities north of Santa Monica Boulevard and replace them with a new Central Plant, Inpatient Suites, Diagnostic and Treatment Center etc. Today the completed Phase One facility has 265 licensed beds with a total area of 475,000 square feet..
Figure 3.1 Saint John’s Core Hospital Facilities Pre-1994 Earthquake Saint John’s Core Hospital Facilities Pre-1994 Earthquake • 501 Licensed Beds • 662,000 square feet Saint John’s Current Core Hospital Facilities (Phase One) • 265 Licensed Beds • 475,000 square feet
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PHASE TWO LONG RANGE PLAN
MAXIMUM VESTED FLOOR AREA NORTH CAMPUS = 347,500 SF Above Grade NORTH CAMPUS: Ability to shift floor areas among North Campus sites
Phase Two Land Area Figure 4.1 shows a site plan of the properties that are included in the Phase Two portion of the Development Agreement and a summary of the vested floor areas for each Phase Two area. The DA’s Phase Two provisions establish height standards for the three North Campus sites, vested floor area for the North Campus sites and vested floor area for the South Campus as a whole, as well as a framework with respect to the South Campus governing its planning, uses, and the scale of development. More specifically, the DA provides Providence Saint John’s with vested rights for floor area (DA §3.7.3(a)-(b)), uses (DA § 3.7.2(a)), housing units (DA § 3.7.2(b)), subterranean parking (DA § 3.7.2(c)), and the construction of overpasses and an underground tunnel on the Saint John’s campus (DA § 3.7.2(d)). The South Campus aggregate vested Floor Area is 396,500 sf (DA Section 3.7.3(b)). As shown on Figure 1.4, the DA also vests 347,500 sf of abovegrade Floor Area and 55,000 sf of below-grade area on the North Campus (DA Section 3.7.3(a)).
Area 2I 137,500 SF;
Area 2C 120,000 SF; 6FL, 95’
Area 2D/2B 90,000 SF; 5FL, 75’
MAXIMUM VESTED FLOOR AREA SOUTH CAMPUS = 396,500 SF Above Grade
The DA requires that the South Campus be comprehensively planned by Providence Saint John’s and approved by the City through a South Campus Master Plan that includes height, parking, uses and phasing/timing. The DA further provides that the South Campus must contain a minimum of 35% open space. The DA provides the City with discretion to approve the South Campus Master Plan, but such discretion may not impair Providence Saint John’s vested uses or vested floor area.
35% Open Space
MAXIMUM VESTED ABOVE GROUND FLOOR AREA TOTAL 744,000 SF
Figure 4.1 Site Plan of properties relating to Phase Two of the Development Agreement
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DEVELOPMENT AGREEMENT VESTED USES
HOSPITAL/HEALTH CARE
MEDICAL RESEARCH
The uses vested by the DA include the permitted uses listed in Figure 5.1. The DA includes a total maximum vested square footage of Floor Area for each of the Phase Two permitted uses (DA Section 3.7.2(a)-(b)). Figure 5.2 lists these maximums. The maximums are inclusive of both the North Campus and the South Campus Phase Two development. DA Vested Floor Area By Use
HEALTH & WELLNESS
PARKING
CHILD & FAMILY DEVELOPMENT CENTER
EDUCATION & CONFERENCE CENTER
HEALTH-RELATED SERVICES, NEIGHBORHOOD COMMERCIAL
VISITOR AND MULTI-FAMILY REPLACEMENT HOUSING Figure 5.1 DA Permitted Uses
Hospital / Health Care
354,000 s.f.
Medical Office
50,000 s.f.*
Medical Research Facilities
140,000 s.f.
Health & Wellness Center
90,000 s.f.
Child & Family Development Center
50,000 s.f.
Health - Related Services
40,000 s.f.
Day Care
25,000 s.f.
Restaurants
10,000 s.f.
Bank
5,000 s.f.
Neighborhood Commercial Uses
5,000 s.f.
Multi-Family Housing
10 Units
Visitor Housing
100 Units
* Any Floor Area of Medical Office reduces the 354,000 s.f. of Vested Uses for Hospital/Health Care. Figure 5.2 DA Maximum Vested Floor Areas for Permitted Uses
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COMMUNITY BENEFITS The DA provides for an ongoing community benefits program for the entire term of the DA (i.e. until 2053). Specifically, DA Section 1.7 requires PSJ to “provide and financially support community programs and services and regularly assess those programs to ensure that it maintains a community benefits program that is responsive to community needs.” The community benefits required by the DA include the following: • Conduct a comprehensive needs assessment every three years to assess the health care needs of the community. • An annual Community Benefit Plan which includes a Santa Monica Community Access Plan (“SMCAP”). • An annual monetary obligation for the SMCAP. • An updated SMCAP for Phase Two. • The provision of childcare services and an expansion of those services for Phase Two. • Requirement to replace 10 units of replacement multi-family housing, including two deed-restricted affordable units if the existing 10-unit multifamily housing building at 1417-1423 21st Street is removed. In 2014, Providence Saint John’s Total Community Benefits as reported to the State were valued at $50.3 Million. The portion directly benefiting Santa Monica residents, the Santa Monica Community Access Plan, had a value of $5.8 Million in 2014. This included: $4.7 million in charitable medical and mental health services and $758,460 to local non-profit organizations, including WISE, Westside Family Health Center, OPCC and Venice Family Clinic. In 2014, Providence Saint John’s child care center, Early Childhood Directions, served 26 Providence Saint John’s families and 17 community families by providing care to 36 preschoolers, 12 toddlers, and 9 infants.
Figure 6.1 Community Benefits 6
VISION AND PLANNING The vision for Providence Saint John’s Phase Two Long Range Plan was developed through an intensive needs assessment process and within the framework of the Development Agreement. After completion of Phase One and the change in sponsorship in 2014, Providence Saint John’s commenced an intensive planning and needs assessment effort involving leadership, physicians, clinicians, staff, and Providence Saint John’s Board and Foundation members. The Phase Two Long Range Plan is a culmination of the research, recommendations, and priorities identified by Providence Saint John’s. The elements of this plan represent the consensus of services and programs that are needed at Providence Saint John’s to sustain and enhance its healthcare role going forward and are consistent with the general framework outlined in the 1998 DA. The planning and consulting team working with Providence Saint John’s conducted interviews with a number of researchers and investigators associated with the existing John Wayne Cancer Institute in order to better understand current research initiatives and new research activities. Site visits were also made to several hospital and research-oriented sites to evaluate new research programs being considered at Providence Saint John’s.
Figure 7.1 and 7.2 Phase Two Long Range Plan identifying key goals
The internal planning reinforced Providence Saint John’s goals to enrich its inpatient and diagnostic/treatment excellence while also replacing and expanding the research capabilities of the John Wayne Cancer Institute. In addition, the Phase Two Long Range Plan will expand Providence Saint John’s capacities in outpatient and ambulatory care programs and other related health and wellness programs. The ultimate goal of the Phase Two Long Range Plan is to create a more balanced range of healthcare services that builds upon the existing excellence of programs already offered, while expanding programs that focus on health, wellness, prevention, and education. To gain new insights into clinical programs, the Providence Saint John’s team also conducted numerous interviews with physicians and other clinical staff at Providence Saint John’s and at other Providence facilities to better anticipate functional, space, and technology needs in the future. Figures 7.1-7.3 show the planning and consulting team working with Providence Saint John’s conducted interviews with a number of researchers and investigators associated with the existing John Wayne Cancer Institute in order to better understand current research initiatives and new research activities. Site visits were also made to several hospital and researchoriented sites to evaluate new research programs being considered at Providence Saint John’s.
Figure 7.3 Planning and consulting team working with Providence Saint John’s 7
PHASE TWO PROGRAM GOALS Cancer Research and Education - John Wayne Cancer Institute (JWCI) Founded in 1981, and globally recognized, JWCI at Providence Saint John’s is a cancer research institute dedicated to the understanding, innovative treatment, and diagnosis of cancer in order to eliminate patient suffering and prolong survival. Providence Saint John’s and JWCI oncology team members have discovered some of the world’s leading cancer breakthroughs such as sentinel node biopsy, minimally invasive brain surgery, first use of cryotherapy for pancreatic cancer, Molecular Diagnostic Techniques and others. The current JWCI space, facilities, and building infrastructure are obsolete and inefficiently configured. The major challenge is the age and physical limitations of the facilities, which is making it difficult to retain and recruit scientists, clinicians, and investigators. For example, there is insufficient wet and dry lab space, thus limiting the ability to grow programs and accommodate new technology. JWCI’s future focus will be more clinical and therapeutic – bringing new diagnostic and treatment opportunities to patients at Providence Saint John’s throughout the region. A significant increase in research space and infrastructure is needed to: • Expand research programs beyond cancer to develop diagnostic tools for patients with cardiovascular, brain and pituitary and degenerative disorders. • Develop therapies to treat patients by engineering their own immune cells to fight cancer or regenerate tissue such as cartilage. Working with the patients’ cells will require an FDA regulated, specially designed, cell processing facility. The current JWCI cannot accommodate a facility of this type. • Add and appropriately house faculty, research assistants, and fellows/postdoctoral scholars needed to support growing research programs. • Accommodate state-of-the-art laboratory instrumentation with modern utilities to provide the appropriate degree of containment to protect specimens, staff and the environment. • Create an Immune Monitoring Core to provide the latest technology and expertise to assist researchers in designing and performing different types of immune assays in the course of a clinical study. • Develop a Research Sequencing Core with the latest high throughout sequencers and robotic technologies to diagnose diseases at the genomic level. • Include Bioinformatics servers and workstations to evaluate the large amount of data produced by the sequencers and flow cytometers. • Centralize Clinical Trials, Regulatory Compliance and other specialized support for all of Providence Saint John’s as part of JWCI. Patient encounters with research RNs will remain with the clinics. • Develop a Histology Core to promote safe working conditions in managing fresh and fixed tissue. • Receive specimens centrally for secure patient tracking. • Improve Specimen Repository to create more efficient and secure storage.
In addition to a new home for the John Wayne Cancer Center, the following program goals were identified for the Phase Two Long Range Plan: Ambulatory Care: Phase Two’s focus is on new and expanded facilities for ambulatory care, including in the following areas: • Cardiovascular • Women and Children • Neuroscience • Cancer • Sports Medicine and Physical Therapy • Joint Replacement and Sports Medicine • Surgery • Molecular Pathology, Histology and Cytology Education and Conferencing: Phase Two includes uses that support medical, patient, and community health educational events in order to achieve the goal of a well-informed patient and community population. Associated with Phase Two’s education component is an Education and Conference Center. This will provide Providence Saint John’s health care providers with an interactive environment to learn, practice and develop new techniques and technologies. Child Care: The DA requires an expanded child care facility as part of Phase Two, guided by a City-approved child care needs assessment study. Acute Care: Phase Two may include additional acute care facilities (including additional hospital beds). Campus Visitors: Phase Two planning identified a need for visitor housing to meet the needs of patients and their families, visiting health care providers, and other campus visitors. Replacement Housing: The Phase Two Plan replaces an existing vacant 10-unit apartment building located at 1417-1423 21st Street on the South Campus consistent with the DA’s requirement.
Figure 8.1 Dedication to research & education
Figure 8.2 Providence Portland Cancer Research Center Courtesy of ZGF Architects LLP; Eckert & Eckert 8
26th St.
17th St.
20th St.
23rd St.
Wilshire Blvd.
Arizona Ave. PSJ
10 min
7.5 min
5 min
2.5 min
Santa Monica Blvd.
Broadway
Sony
17 TH STREET RAIL LINE STATION
INTERSTATE 10 FREEWAY
Figure 9.1 Vicinity Plan of Providence Saint John’s showing walking radius and the Expo light rail line
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Cloverfield Blvd.
Colorado PL.
Colorado Blvd.
WaterGarden
26 TH / BERGAMOT
SITE CONTEXT IN RELATIONSHIP TO TRANSPORTATION OPTIONS Access & Transportation Providence Saint John’s is located in an area well served by major streets such as Santa Monica and Wilshire Boulevards, the Interstate 10 Freeway, as well as existing and future public transportation alternatives including the planned Expo light rail, with two stations close by (at 17th Street/Colorado Avenue and 26th Street/Olympic Boulevard). Existing bike lanes and bike share stations are located nearby the Providence Saint John’s site. And, the Expo Light rail stops are both within a 10-minute walking radius as shown in Figure 9.1. After the opening of the Expo light rail,there will be enhanced bus service between the Memorial Park Station and Providence Saint John’s.
PLANNING PRINCIPLES - URBAN CONTEXT, INTEGRATION, AND CIRCULATION The Phase Two Long Range Plan is informed by a range of local, urban and environmental issues, including the existing Providence Saint John’s Phase One facilities and adjacent buildings and uses, and climate conditions. The Phase Two Long Range Plan responds to the facility and healthcare needs of Providence Saint John’s and the community, while integrating the new facilities into the surrounding urban fabric of Santa Monica, through open space, landscaping, and sustainability concepts. From an urban planning perspective, the planning team felt it was important to break up the superblock length that exists on the South Campus and introduce two new streets to better reflect the surrounding street grid and enhance circulation in the area.
Figure 10.2 shows the Phase Two Long Range Plan breaks up the superblock from 21st Street to 23rd Street by introducing two new north-south streets, 20th Place and 22nd Street, between Santa Monica Boulevard and Broadway. These new streets will accommodate vehicles, bicycles, and pedestrians, will bring the South Campus into closer alignment with the surrounding neighborhood grid, and will enhance visual connectivity and circulation in the area.
Existing Site
Existing Site
ARIZONA AVENUE
ARIZONA AVENUE
MEDICAL OFFICES
MEDICAL OFFICES
PARKING STRUCTURE
MEDICAL OFFICES
MEDICAL OFFICES
PROVIDENCE SAINT JOHN’S HEALTH CENTER
MEDICAL OFFICES
SANTA MONICA BLVD
SANTA MONICA BLVD
MEDICAL/ MIXED USE
MEDICAL OFFICES
MEDICAL OFFICES
PARKING STRUCTURE
PARKING STRUCTURE
SCHADER
VERIZON
BROADWAY
0'
Figure 10.1 Neighborhood Grid: Existing
50'
100'
CONDOMINIUM RESIDENTIAL
BROADWAY
SCALE : 1"=50'-0" 200'
SCHADER
RESIDENTIAL
21ST STREET
20TH STREET
RESIDENTIAL
New 22nd Street
New 20th Place CLOVERFIELD BLVD.
CONDOMINIUM
23RD STREET
21ST STREET
20TH STREET
RESIDENTIAL
VERIZON
Walk Street
MEDICAL/ MIXED USE
CLOVERFIELD BLVD.
MEDICAL OFFICES
PROVIDENCE SAINT JOHN’S HEALTH CENTER
23RD STREET
PARKING STRUCTURE
-0"
00'
Increasing Visual Connectivity and Circulation Figure 10.1 shows the existing neighborhood grid in a superblock from 21st Street to 23rd Street.
200'
Figure 10.2 Neighborhood Grid: Proposed 10
PLANNING PRINCIPLES- ENHANCED OPEN SPACES AND CONNECTIVITY Open Space The DA requires a minimum of 35% open space for the South Campus. For this approximately 5 acre site, Providence Saint John’s will provide almost 2 acres of open space for use by its staff, patients, neighbors and visitors. DA Section 3.6.1, the open space area calculation does not include paved parking areas, driveways, or new roadways provided on Providence Saint John’s campus.
Living Street A pedestrian-oriented “Living Street” concept is incorporated to link the overall site from the North Campus Mullin Plaza to Broadway on the south, defining lively gathering spaces. The existing 21st Street is proposed to be dedicated to pedestrians north of the existing apartment buildings (14171423 21st Street), in order to reinforce a vibrant pedestrian environment. Walkability for users through the integrated Providence Saint John’s Campus is a consistent goal reinforced by the “Living Street” concept.
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2I
South Campus Open Space and Landscape
South Lawn
2001
Existing Mullin Plaza
2021
Enhanced Pedestrian Connectivity
23rd St.
2C 2D/2E
Phase 2 South Campus
Santa Monica Blvd Saint John’s Square
S3
2020
Medical/ Mixed Use
S4
Phase 2 North Campus
Residential
Cloverfield Blvd
Parking Structure Schader
Saint John’s Way
S1
Condominium Residential
Verizon
S5
Broadway
S2
23rd St.
Central Urban Plaza –Saint John’s Square The concept is organized around a large central plaza, the new Saint John’s Square, on the South Campus opposite the existing Mullin Plaza on the North Campus. This will visually connect the North and South Campuses across Santa Monica Boulevard as a cohesive whole. Buildings are engaged at the edges of the Square to enhance the pedestrian environment and form a strong identity
Providence Saint John’s Health Center
Parking Structure
22nd St.
Wellness Walk A “Wellness Walk” is configured to inform and connect both North and South Campuses together. The Walk is activated by programming elements, pavilions, and activities related to health and wellness.
Existing North Campus Open Space
21st St.
Open Space and Integrated Campuses An attractive series of open spaces are created in the middle of the site to integrate the two campuses as a primarily pedestrian zone. It will also give a green landscaped edge to the new buildings. Vehicular circulation and access to parking are provided in an efficient system behind the buildings and away from the main pedestrian areas on two new streets: 20th Place and 22nd Street, one two-way street on the west and the other two-way street on the east of the South Campus as shown in Figure 11.1
North Lawn
1301
20th Pl.
The Phase Two Long Range Plan includes the following open space concepts:
North Lawn
20th St.
An important design goal of the Phase Two Long Range Plan is to strengthen the sense of a unified Health Center Campus by creating multiple connections between north and south open spaces. Saint John’s Square at the heart of the South Campus extends the pedestrian zone from Mullin Plaza across to the other side of the street. Raised and enhanced street paving on this stretch of Santa Monica Boulevard is proposed to further link the two urban plazas. A Wellness Walk weaves the various garden spaces on both Campuses together.
Wellness Walk
Arizona Ave
S
Figure 11.1 Open Spaces and Connectivity
Garden Area The Garden area, including the landscaped garden between the East Ambulatory Care & Research Building (S4) and Visitor Housing Building (S5), is planted green space with narrower pedestrian paths creating more
intimate, quieter open spaces to reflect the more residential context, including the existing Geneva Plaza building to the west and the existing residential building to the east.
PLANNING PRINCIPLES Functional Zoning Functional zones of new uses are based on a healthcare “acuity level” of required adjacency to the existing medical services in the North Campus— hospital uses have a high healthcare acuity level and are closely integrated with the existing hospital buildings; medium acuity is oriented towards ambulatory care and research-oriented programs, with education and conference capabilities; and community uses/housing with the lowest levels of healthcare focus are furthest away along Broadway. See Figure 12.1.
Site Diagram of New/Relocated Program Elements The Phase Two Long Range Plan developed from the open space, circulation, and functional zoning principles described on the prior pages. The result is new facilities for ambulatory care, which are more institutional in nature with higher heights and larger floor plates, are located toward Santa Monica Boulevard closest to the existing Phase One hospital facilities on the North Campus. The new facility for the existing John Wayne Cancer Institute, the Education & Conference Center, health and wellness uses, and additional medical research uses are sited in the
Acuity Level
Arizona Ave
middle of the South Campus. The uses that can be accommodated in buildings with a more residential feel and form are located in the southern portion of the South Campus near Broadway. These buildings include the new Child & Family Development Center which also includes the day care center, as well as visitor housing and 10 units of replacement multi-family housing; see figure 12.2. The two new streets allow circulation and visual connections between the North and South Campuses. And, the open spaces connected by the Wellness Walk weave through the Phase Two sites creating an integrated campus.
Arizona Ave
North Lawn
North Lawn 1301
1301
Medical Offices
AMBULATORY/ ACUTE CARE
Parking Structure Cloverfield Blvd
Schader
21st St.
20th Pl.
22nd St. S
23rd St.
Condominium Geneva Plaza
EDUCATION & CONFERENCE CENTER
Residential
CARE/ HEALTH & WELLNESS
MEDICAL RESEARCH
Schader
Saint John’s W Way
Condominium Verizon
CHILD & FAMILY DEVELOPMENT CENTER
Phase 2 South Campus Phase 2 North Campus
Broadway
Geneva Plaza
VISITOR HOUSING
MULTI FAMILY HOUSING
23rd St.
Residential
MEDICAL RESEARCH
Saint John’s Medical/ Mixed Use Square AMBULATORY
Cloverfield Blvd
&
JOHN WAYNE CANCER INSTITUTE / AMBULATORY CARE
22nd St.
CARE
Medical Offices
Medical/ Mixed Use
Saint John’s W Way
Figure 12.1 Functional Zoning
Existing Mullin Plaza
21st St.
Saint John’s Square
Structure
Broadway
Medical Offices
23rd St.
20th St. Medical Offices
AMBULATORY CARE
Santa Monica Blvd
Medical Offices
CHILD & FAMILY DEVELOPMENT VerizonCENTER PATIENT & FAMILY VISITOR HOUSING REPLACEMENT CENTER
Soon-Shiong g er fo Scien Sc c
PARKING/ ACTIVATED USES
Santa Monica Blvd
AMBULATORY & RESEARCH EDUCATION & CONFERENCEParking CENTER
Providence Saint John’s Health Center
20th Pl.
Medical Offices
Existing Mullin Plaza
CARE
Parking Structure
Soon-Shiong g er fo Scien Sc c
23rd St.
Providence Saint John’s Health Center
20th St.
ACUTE CARE
Parking Structure
P S
P N
S
Figure 12.2 Site Diagram of New Program Elements 12
PHASE TWO LONG RANGE PLAN ORIGINAL SUBMITTAL Figure 13.1 shows the Phase Two Long Range Plan proposal, which includes eight new buildings: five on the South Campus and three on the North Campus. South Campus • Child & Family Development Center (S1) • 10-unit Multi-Family Replacement Housing Building (S2) • West Ambulatory Care & Research Building (S3) • East Ambulatory & Research Building/Education & Conference Center (S4) • 30-unit Visitor Housing Building (S5) North Campus • Parking Structure (2I) • West Ambulatory Building (2C) • East Ambulatory & Acute Care Building (2D/E) The proposal originally filed with the City proposed that the 10-unit MultiFamily Replacement Housing (S2) and Visitor Housing (S5) would be setback from Broadway to create a garden area along Broadway. Many community members suggested that these buildings be pushed closer to Broadway to provide more activation along Broadway and create greater setbacks/open space to the north of these buildings adjacent to the existing residential buildings (Geneva Plaza and the existing 1440 23rd Street condominium building. The original proposal included two new streets on the South Campus (20th Place and 22nd Street) to connect Broadway to Santa Monica Boulevard, but these streets did not align with the existing North Campus driveway intersections because changes to the North Campus requires an amendment to the development agreement. This plan created four intersections, including two unsignalized intersections, between 20th Street and 23rd Street. City Staff had significant traffic and safety concerns with this aspect of the proposal.
2I Parking Structure
2C West Ambulatory Building
2D/E East Ambulatory & Acute Care Building
S4 East Ambulatory & Research Building / Education & Conference Center
S3 West Ambulatory & Research Building
S1 Child & Family Development Center
S5 Visitor Housing S2 Multifamily Housing
Figure 13.1 Long Range Phase Two Plan with Uses
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REVISED PHASE TWO LONG RANGE PLAN Arizona Ave.
Providence Saint John’s filed a revised plan in response to comments received from City Staff and community members about the original Phase Two Long Range Plan. Figure 14.1 shows the revised plan, which includes the following modifications from the original submittal:
Medical Office
2C West Ambulatory Building
• The 10-unit Multi-Family Replacement Housing (S2) has been shifted closer to Broadway. This shift will provide an urban edge along Broadway, rather than open space, to better activate the street. This shift also provides a greater setback and more open space between the existing 1440 23rd Street residential building and the proposed Replacement Multi-Family Housing (S2).
23rd Street
2I Parking Structure
20th Street
Providence Saint John’s Health Center 2I PARKING/ ACTIVATED USES
Medical Office
Medical Office
2D/E East Ambulatory & Acute Care Building
21st Street
CHILD & FAMILY DEVELOPMENT CENTER
Residential S5 VISITOR HOUSING
Schader
S2 MULTI-FAMILY HOUSING
Cloverfield Blvd.
S1
LOBBY
SERVICE & LOADING
Two Way
SERVICE & LOADING
One Way
S1 Child & Family Development Center
Proposed New 20th Place
Parking Structure
One Way
EDUCATION & CONFERENCE CENTER
LOBBY
S4 East Ambulatory & Research Building / Education & Conference Center
23rd St.
S4
S3
Two Way
S3 West Ambulatory & Research Building
S4
S3
Proposed New 22nd Street
Medical Office
Two Way
Santa Monica Blvd
S5 Visitor Housing S2 Multifamily Housing
Broadway
Figure 14.1 Site Diagram of New Program Elements
50’
100’
• The Visitor Housing Building (S5) has also been shifted closer to Broadway. This shift will provide an urban edge along Broadway, rather than open space, to better activate the street. This shift also provides a greater setback and more open space between the existing Geneva Plaza residential building and the proposed Visitor Housing (S5) building. • The North Campus driveways and signals have been relocated along Santa Monica Boulevard to align with the new 20th Place and 22nd Street on the South Campus. With this change, there will continue to be only two intersections between 20th Street and 23rd Street along Santa Monica Boulevard (rather than the four intersections previously proposed) and there will not be any un-signalized T-intersections. • Given that the North Campus driveways are being widened onto the Phase Two Sites 2C and 2D/E, the building footprints for these buildings have been removed because the buildings will need to be completely redesigned. Instead, the buildable areas on these sites (as well as Site 2I) are simply outlined on the revised Phase Two Long Range Plan.
200’
14
BUILDING FLOOR AREAS The Phase Two Long Range Plan is consistent with the DA provisions governing Phase Two’s size and scale. Specifically: • The Phase Two applications for the South Campus (the South Campus Master Plan and five Development Review Permit Applications) contemplate 396,325 square feet of floor area., which is consistent with the DA’s vested floor area for the South Campus of 396,500 square feet. (See DA Section 3.7.3(b)) • The DRPs for the three Phase Two buildings on the North Campus contemplate a cumulative total floor area of 345,362 above-grade square feet and 17,482 below-grade square feet, which is consistent with the DA’s vested floor area for these sites. (See DA Section 3.7.3(a)) Figure 1.15 shows the floor areas of the eight buildings in the proposed Phase Two Long Range Plan and the DA vested floor areas for each building. The areas shown for North Campus Sites 2C and 2D/E reflect the original Phase Two Long Range Plan submittal and will need to be updated after the buildings are redesigned to reflect the revised Phase Two Long Range Plan.
Figure 1.15 Phase Two DA and SCMP Floor Area Compliance by Building
15
BUILDING HEIGHTS Arizona Ave.
The Phase Two Long Range Plan, shown as figure 16.1 includes varied building heights in response to climatic and adjacent conditions including solar orientation, shadowing and neighborhood uses. In addition, the heights are reflective of accommodating the floor area needed to achieve the health care uses and related uses included in the Phase Two Long Range Plan and the DA’s requirement that the South Campus must contain a minimum of 35% open space.
Medical Office
Medical Office
2D/E East Ambulatory & Acute Care Building Maximum height: 5 stories, 75 ft
Santa Monica Blvd
S2
Cloverfield Blvd.
S5
Schader
23rd St.
Residential
The heights shown on North Campus Sites 2C and 2D/E are the maximum heights permitted by the Development Agreement since these buildings will need to be redesigned as a result of the widening of the Mullin Plaza driveways required to align the driveways with the new streets on the South Campus.
S4 East Ambulatory & Research Building / Education & Conference Center 6 Fl, 105ft
One Way
Two Way Proposed New 22nd Street
Two Way
S1
21st Street
S1 Child & Family Development Center 3 Fl, 47ft
S4
One Way
Parking Structure
S3 Two Way
Medical Office
S3 West Ambulatory & Research Building 5 Fl. 89 ft
The heights shown do not include projections for roof elements, including mechanical equipment, exhaust pipes, elevator overrides, HVAC and other equipment. Such projections will be limited to the extent reasonably necessary, screened appropriately, and setback from edges of the roofs to the extent possible.
Medical Office
Proposed New 20th Place
2C West Ambulatory Building Maximum height: 6 stories, 95 ft
20th Street
2I Parking Structure 6 Fl, 68 ft
23rd Street
Providence Saint John’s Health Center
2I
Broadway
S5 Visitor Housing 6 Fl, 73 ft S2 Multifamily Housing 3 Fl, 36 ft
Figure 16.1 Phase Two Planning, Number of Floors & Building Heights 50’
100’
200’
16
SETBACKS The Phase Two Long Range Plan provides minimum distances between buildings and sites. These have been established with the goals of providing appropriate setbacks to existing and new buildings, defining and strengthening the sequence of open spaces, and ensuring adequate space for the landscape and hardscape elements between buildings.
110'
15'
Property Line
Education / Conference Center & East Ambulatory Care & Research Building
30'
Two Wayy
Residential
30'
One Way
S1
120' min.
5' 10'
50'
100'
Figure 17.1 Minimum distances and setbacks
17
S5 Visitor Housing
30'
5'
S2Multifamily Housing
5'
40'
Broadway
25'
Condominium
t
Property Line
0'
30'
Residential
21st Street
Proposed New 20th Place
Property Line
20'
Property Line
Saint John’s Way
Child & Family Development Center
Verizon
S4
20’
West Ambulatory Care & Research Building
20' min.
Property Line
S3
Two Way
150'
30'
Parking Structure
Medical/ Mixed Use
Proposed New 22nd Street
Medical Office
Two Way
Figure 17.1 illustrates the proposed minimum distances from property lines and between the proposed buildings on the South Campus. Subterranean parking basements and utilities may extend to the property line and are not subject to any setbacks.
Santa Monica Blvd.
15' min. setback between curb and building
PARKING Parking planning and design for the Phase Two Long Range Plan requires a holistic view of parking across both the North and South Campuses at Providence Saint John’s. Currently, the South Campus is dominated by surface parking lots that are utilized to satisfy (along with other owned and leased parking) parking needs for both the North and South campuses. The Phase Two Long Range Plan’s parking solution is comprehensive. It addresses both Phase One and Phase Two (both North and South Campus) parking demand. The solution includes primarily below-grade parking. On Site 2I (North Campus), a new parking structure will provide both below and above grade parking. Parking will be provided per DA Section 3.9. Per DA Section 3.9.2, Providence Saint John’s retained Walker Parking Consultants to prepare a Parking Study to ensure that Providence Saint John’s provides sufficient parking for all Phase Two buildings and uses. Because the parking supply for Phase One and Phase Two will be shared, the Parking Study analyzes the peak parking demand from both Phase One and Phase Two combined assuming full occupancy. The two new north-south streets on the South Campus (20th Place and 22nd Street) will provide access to ramps for underground parking under the South Campus. The Phase Two Long Range Plan locates access to offstreet parking facilities strategically to optimize visibility, minimize vehicles circling around the area, minimize potential conflicts between pedestrians and vehicles and allow free-flow pedestrian entry from the streets. The Phase Two Long Range Plan provides vehicular parking in the following locations: • Up to 5 levels of underground parking under the South Campus, including the northern portion of 21st Street proposed for vacation, • Up to 4 levels of underground parking and 6 levels of above ground parking on North Campus Site 2l, • Up to 4 levels of underground parking on North Campus Site 2C, • Up to 4 levels of underground parking on North Campus Site 2D/E, and • Separate semi-subterranean/subterranean parking for the 10-unit MultiFamily Replacement Housing Building. Bicycle parking is provided per Figure 20.1 on page 20. Providence Saint John’s has filed a parking demand study. Because the Phase Two Long Range Plan will be implemented over a long period of time over several stages, Providence Saint John’s proposes to update the parking demand study from time to time (specifically, after completion of Stage B of Phase Two) to collect empirical data on the use of the then-existing parking and assess the impact of TDM strategies and other future developments (the increase of ridesharing, etc.) on parking demand. These updates to the study would be subject to review and approval by the City. These studies, as approved by the City, would guide Providence Saint John’s parking requirements for the later stages of Phase Two.
Figure 18.1 New Parking
Figure 18.1 illustrates the parking areas. Special attention has been made to identify parking structure entry and exit paths that work well with existing public streets, new streets being developed by Providence Saint John’s, and major intersections. The goal is to incorporate parking solutions that minimize impacts on the residents near the campus. 18
Proposed New 20th Place and 22nd Street S Providence Saint John’s proposes two new north-south streets through the S South Campus (20th Place and 22nd Street) toS augment vehicle, pedestrian and bicycle circulation in the area by providing two new connections between Santa Mullin Plaza The Monica Boulevard and Broadway. Both new streets2C will be two-way streets. new streets provide access to Providence Saint John’s South Campus without the MOB MOB need for driveways directly from Santa Monica Boulevard or Broadway. The two PROVIDENCE SAINT JOHN’S new streets also provide HEALTH areas for loading (passenger and service) and metered CENTER Santa Monica Blvd. street parking (rather than burdening Santa Monica Boulevard or Broadway). Additionally, the two new streets will be used to access below-grade parking on the South Campus.
MOB
19 RELOCATED TRAFFIC LIGHTS
S
0’
VERIZON BUILDING 50’
NEW TRAFFIC LIGHTS
100’
VERIZON BUILDING
200’
Broadway
RELOCATED TRAFFIC LIGHTS
S
X
RENTAL HOUSING
S
S
S
Saint John’s Way
S1 S1
S
One way One way One way
NO ENTRY OR EXIT FROM SCHADER DR.
Schader Dr.
BELOW GRADE ENTRY/ EXIT
S5 S5
CONDOMINIUMS
One way
CONDOMINIUMS
S2 S2
NEW STREETS
STOP SIGN AT INTERSECTION
NO THROUGH STREET
0’
Schader Dr.
BELOW GRADE ENTRY/ EXIT
SENIOR HOUSING SENIOR HOUSING
NO ENTRY OR EXIT FROM SCHADER DR.
23rd St.
Saint John’s Way
S4 RENTAL HOUSING
23rd St.
BELOW GRADE ENTRY/ EXIT
X
New Two Way New Two Way
S3
22nd St.
BELOW GRADE ENTRY/ EXIT
S4
MOB
22nd St.
S3
MOB
Through Emergency Through Emergency Access Only Access Only
New Two Way New Two Way
CONDOMINIUMS
MOB
23rd St.
Schader Dr. One way MOB Santa Monica Blvd.
NO THROUGH STREET
NO ENTRY SIGN
X
23rd St.
2D/E
S
COMMERCIAL LOADING/ UNLOADING
NEW TRAFFIC LIGHTS
Mullin Plaza
S2
FIRE TRUCK / EMERGENCY ACCESS
PASSENGER LOADING/UNDLOADING
S
EXISTING TRAFFIC LIGHTS
PROPERTY LINE SOUTH CAMPUS
METERED STREET PARKING
2D/E
One way 21st St. One way 21st St.
S5
S
Mullin Plaza
2C
S2
PASSENGER LOADING/UNDLOADING
HOUSING
BUILDABLE AREA NORTH CAMPUS
CONDOMINIUMS
X
2C
S
20th Place 20th Place
COMMERCIAL LOADING/ UNLOADING
23rd St.
One way 21st St.
BRIDGE
One way
New Two Way
22nd St.
One way
One way 21st St.
New Two Way
METERED STREET PARKING
S
SOUTH CAMPUS UPPER LEVEL BUILDING LOCATIONSSENIOR
S1
MOB
One way
Saint John’s Way
SOUTH CAMPUS GROUND LEVEL BUILDING LOCATIONS
S
BELOW GRADE ENTRY/ EXIT
22nd St.
S
NEW STREETS
23rd St.
20th St.
23rd St.
Through Emergency Access Only
New Two Way
20th Place
Through Emergency Access Only S
S
MOB
NO ENTRY OR EXIT FROM SCHADER DR.
BELOW GRADE ENTRY/ EXIT
Schader Dr.
S S
MOB MOB Santa Monica Blvd.
HOUSING Proposed New Saint John’s Way VERIZON S1 BUILDING to change to a one-way northbound street As 21st Street is proposed with its northern portionS4 being vacated, Saint John’s Way is created to S5 S3 provide the residential properties on 21st Street access to Broadway and Santa Monica via 20th Place which will allow for both northbound and southbound traffic. X Broadway NO ENTRY OR EXIT FROM SCHADER DR.
S
2I
BELOW GRADE ENTRY/ EXIT
SENIOR
PROVIDENCE SAINT JOHN’S HEALTH CENTER
2I
MOB
Saint John’s Way
RENTAL HOUSING
PROVIDENCE SAINT JOHN’S HEALTH CENTER
2D/E
BELOW GRADE ENTRY/ EXIT
New Two Way
ca Blvd.
MOB
20th St.
S
S Proposed Revised 21st Street S As theS new 20th Place and 22nd Street will become the priority connections S4 between Santa Monica Boulevard and BroadwayS3 on the South Campus, S Plaza of the South Campus) will change to be 21st Street2C (which is in Mullin the middle primarily for local access for the residential buildings on the east side of 21st 2D/E Street. The northern portion of 21st Street is proposed to X be vacated and RENTAL become part of Saint John’s Square with vehicle access limited to emergency HOUSING S (first responder) vehicles. The remaining portion of 21st Street is proposed S to be one way north bound to serve the residential buildings on the east side S of 21st Street. MOB
20th Place
MOB
23rd St.
23rd St.
Arizona Ave.
2I
MOB
21st St.
23rd St.
22nd St.
Arizona Ave.
HEALTH CENTER
Figure 19.1 shows the vehicular circulation details for the revised Phase Two Long Range Plan.
e.
EL
20th St.
21st St.
PHASE TWO NEW STREETS & VEHICULAR CIRCULATIONPROVIDENCE SAINT JOHN’S
22nd St.
DRAFT DIAGRAM-SOUTH CAMPUS MASTER PLAN
PUS MASTER PLAN
23rd St.
21st St.
MOB
22nd St.
New Streets Revised Figure 5.5aPLAN DRAFT DIAGRAM-SOUTH CAMPUS MASTER New Streets
re 5.5a
50’
100’
200’
Broadway
METERED STREET PARKING
NO THROUGH STREET
COMMERCIAL LOADING/ UNLOADING
SOUTH CAMPUS UPPER LEVEL BUILDING LOCATIONS Figure NEW 19.1STREETS New Streets SOUTH CAMPUS GROUND LEVEL BUILDING LOCATIONS SOUTH CAMPUS UPPER LEVEL BUILDING LOCATIONS BRIDGE
PASSENGER LOADING/UNDLOADING METERED STREET PARKING
X
NO THROUGH STREET 0’
50’
100’
200’
NEW TRAFFIC LIGHTS COMMERCIAL LOADING/ UNLOADING RELOCATED TRAFFIC LIGHTS PASSENGER LOADING/UNDLOADING
SOUTH CAMPUS GROUND LEVEL BUILDING LOCATIONS PROPERTY LINE SOUTH CAMPUS BRIDGE BUILDABLE AREA NORTH CAMPUS
X
NEW TRAFFIC LIGHTS EXISTING TRAFFIC LIGHTS S
RELOCATED TRAFFIC LIGHTS STOP SIGN AT INTERSECTION
0’
50’
100’
200’
23rd St.
21st St.
22nd St.
DRAFT DIAGRAM-SOUTH CAMPUS MASTER PLAN
Arizona Ave.
PHASE TWO PREVIOUS STREETS AND VEHICULAR CIRCULATION
b
The original plan proposed by PSJHC did not include any changes to the North Campus Entry Plaza and driveways from Santa Monica Boulevard (because this area is not part of Phase Two per the Development Agreement). This plan resulted in two new unsignalized “T”-intersections being created along Santa Monica Boulevard at 20th Place and 22nd Street and a total of 4 intersections between 20th Street and 23rd Street. City Staff expressed concern about the number of intersections in this area of Santa Monica Boulevard and potential conflicts between the new unsignalized “T”intersections and the existing signalized intersection.
EX
20th St.
MOB
23rd St.
PROVIDENCE SAINT JOHN’S HEALTH CENTER
2I
The original plan also proposed a large setback along Broadway for the Multi-Family Replacement Housing (S2) and Visitor Housing (S5) buildings. We heard from various community members that these buildings should be placed closer to Broadway (while still providing a wider sidewalk) to provide more street activation and be compatible with the new Zoning Ordinance’s build-to-line standards for other buildings located on the boulevards. We also heard from immediate residential neighbors requesting a greater setback between the residential buildings to the north and the new buildings to create greater open space opportunities between these buildings.
EX
S
B
S S
2C MOB
MOB
S
Mullin Plaza
B B
2D/E
Santa Monica Blvd.
S3
S4
One way
B
BELOW GRADE ENTRY/ EXIT
X S
NO ENTRY OR EXIT FROM SCHADER DR.
RENTAL HOUSING
Saint John’s Way
B
SENIOR HOUSING
B
22nd St.
S1
One way 21st St.
20th Place
S
VERIZON BUILDING
One way
Schader Dr.
BELOW GRADE ENTRY/ EXIT
23rd St.
B S
New Two Way
New Two Way
B
MOB
B
Through Emergency Access Only
MOB
CONDOMINIUMS
S5 B
S2
Broadway b
Figure 19a Previous Streets and Vehicular Circulation NEW STREETS
NEW TRAFFIC LIGHTS
EXISTING DEDICATED BIKE LANE
SOUTH CAMPUS UPPER LEVEL BUILDING LOCATIONS
RELOCATED TRAFFIC LIGHTS
EXISTING SHARED BIKE LANE
SOUTH CAMPUS GROUND LEVEL BUILDING LOCATIONS BRIDGE PROPERTY LINE SOUTH CAMPUS BUILDABLE AREA NORTH CAMPUS FIRE TRUCK / EMERGENCY ACCESS
STOP SIGN AT INTERSECTION NO ENTRY SIGN
X
NO THROUGH STREET
50’
100’
200’
PROPOSED SHARED BIKE LANE
EXISTING TRAFFIC LIGHTS S
0’
B
NEW CLASS 2 SHORT TERM BIKE PARKING
B
NEW CLASS 1 LONG TERM BIKE PARKING
b
BIKE SHARING STATION/ BIKE HUB
EX
EXISTING BIKE PARKING
19a
Bike Circulation
S
S
S
RENTAL RENTAL HOUSING S HOUSING
One way 21st St.
S1 S1
One way 21st St.
20th Place
SENIOR SENIOR HOUSING HOUSING
B
B
NEW STREETS NEW TRAFFIC LIGHTS NEW TRAFFIC LIGHTS RELOCATED TRAFFIC LIGHTS RELOCATED TRAFFIC LIGHTS
SOUTH CAMPUS UPPER LEVEL SOUTH BUILDING CAMPUS UPPER LEVEL LOCATIONS BUILDING LOCATIONS
EXISTING TRAFFIC LIGHTS EXISTING TRAFFIC LIGHTS S
STOP SIGN AT INTERSECTION B STOP SIGN AT INTERSECTION S
NO ENTRY SIGN NO ENTRY SIGN
B
HOUSING
b
NEW STREETS
S2 S2
SOUTH CAMPUS GROUND LEVEL BUILDING LOCATIONS BRIDGE NEW TRAFFIC LIGHTS PROPERTY LINE SOUTH CAMPUS
50’ 100’ 200’ LIGHTS 0’ TRAFFIC SOUTH CAMPUS UPPER LEVEL 50’ 100’RELOCATED 200’ BUILDABLE AREA NORTH CAMPUS EXISTING DEDICATED 0’ BUILDING LOCATIONS EXISTING DEDICATED BIKE LANE EXISTING TRAFFIC LIGHTS BIKE LANE FIRE TRUCK / EMERGENCY ACCESS LANE SOUTHEXISTING CAMPUS SHARED GROUNDBIKE LEVEL EXISTING SHARED BIKE LANE BUILDING LOCATIONS B PROPOSED SHARED BIKE LANE S STOP SIGN AT INTERSECTION PROPOSED SHARED BIKE LANE BRIDGE B NO ENTRY SIGN B NEW CLASS 2 SHORT TERM BIKE PARKING NEW CLASS 2 SHORT TERM BIKE PARKING PROPERTY LINE SOUTH CAMPUS X NO THROUGH STREET b B NEW CLASS 1 LONG TERM BIKE PARKING NEW CLASS 1 LONG TERM BIKE PARKING BUILDABLE AREA NORTH CAMPUS
B
b
23rd St.
New Two Way
Through Emergency Access Only
One way
X B
S
RENTAL HOUSING
N F
BELOW GRADE ENTRY/ EXIT
Saint John’s Way
B
S1
BELOW GRADE ENTRY/ EXIT
B
SENIOR HOUSING
B
Broadway
B
S
RELOCATED TRAFFIC LIGHTS
S2
PROPERTY LINE SOUTH CAMPUS EXISTING TRAFFIC LIGHTS BUILDABLE AREA NORTH CAMPUS STOP SIGN AT INTERSECTION FIRE TRUCK / EMERGENCY ACCESS
B CONDOMINIUMS
S2
NEW TRAFFIC LIGHTS
EXISTING DEDIC BIKE LANE
RELOCATED TRAFFIC LIGHTS
EXISTING SHAR
PROPOSED SHA
STOP SIGNDEDICATED AT INTERSECTION EXISTING BIKE LANE NO ENTRYSHARED SIGN EXISTING BIKE LANE
0’
B 50’
100’ CLASS 2 S NEW
B
NEW CLASS 1 L
b
BIKE SHARING S
X
NO THROUGH STREET PROPOSED SHARED BIKE LANE
B
EX EXISTING BIKE NEW CLASS 2 SHORT TERM BIKE PARKING
B
50’
PROPOSED SHARED BIKE LANE
BOne w
S5
EXISTING TRAFFIC LIGHTS
S5
0’ NO ENTRY SIGN EXISTING DEDICATED LANE THROUGH STREET XBIKENO EXISTING SHARED BIKE LANE
SENIOR Schader Dr. HOUSING
S5One way
Schader Dr.
SOUTH CAMPUS GROUND LEVEL BUILDING LOCATIONS NEW TRAFFIC LIGHTS BRIDGE
22nd St.
NO ENTRY OR EXIT FROM SCHADER DR.
23rd St.
RENTAL HOUSING
SOUTH CAMPUS UPPER LEVEL BUILDING LOCATIONS CONDOMINIUMS
S
New Two Way
New Two Way 20th Place
MOB
NO ENTRY OR EXIT FROM SCHADER DR.
B
SENIOR HOUSING
B
S
NEW STREETS
Broadway
S1
S1
BELOW GRADE ENTRY/ EXIT
Saint John’s Way
B S VERIZON BUILDING Saint John’s Way
S4
S
One way
New Two Way
20th Place
Through Emergency Access Only
One way
One way
S
S
B SOUTH CAMPUS UPPER LEVEL BUILDING LOCATIONS
Broadway
Broadway Broadway b
NEW STREETS
VERIZON BUILDINGCONDOMINIUMS CONDOMINIUMS
S5 S5 B
S4
One way Schader Dr. One way S Schader Dr.
B
b
Figure NEW 20.1STREETS Bike Circulation
New Two Way
New Two Way
New Two Way BELOW GRADE ENTRY/ EXIT BELOW GRADE ENTRY/ EXIT
B
S
B
SOUTH CAMPUS GROUND LEVEL SOUTH BUILDING CAMPUS GROUND LEVEL LOCATIONS BUILDING LOCATIONS
FROM SCHADER DR.
Saint John’s Way
Saint John’s Way
S
20th Place
B
X S
VERIZON X BUILDING RENTAL
NO ENTRY OR EXIT NO ENTRY OR EXIT FROM SCHADER DR.
B
BELOW GRADE ENTRY/ EXIT
B
MOB
BELOW GRADE ENTRY/ EXIT
S
B
B
BELOW GRADE ENTRY/ EXIT
B
X
B
S3
S3
2D/E
B
S4
23rd St.
B
S4 S4
B
X
MOB
MOB
S3
One way 21st St.
BELOW GRADE ENTRY/ EXIT
B
B
23rd St.
BELOW GRADE ENTRY/ EXIT
B
22nd St.
New Two Way
New Two Way
S3 S3
Through Emergency Access Only
B
B
Through Emergency Access Only
MOB
MOB
VERIZON VERIZON BUILDING BUILDING
2D/E Santa B Monica Blvd.
Through Emergency Access Only
2D/E
Santa Monica Blvd. Santa Monica Blvd.
B
2D/E
22nd St.
B
B
B
MOB
23rd St.
23rd St.
S
B
New Two Way
Mullin Plaza Mullin Plaza
S
S
Mullin Plaza
MOB
B
EX
B
20th Place
MOB
2C 2C
MOB
MOB
MOB
23rd St.
MOB
MOB
2C
S
S
One way 21st St.
S
S
B
S
EX
EX
S
B
Santa Monica Blvd.
S
22nd St.
B
S
S
B
Santa Monica Blvd. Mullin Plaza
MOB
S
B
MOB
23rd St.
20th St.
20th St.
2I
B
2C MOB
S
EX
PROVIDENCE SAINT JOHN’S S HEALTH CENTER
2I
EX
S
One way 21st St.
2I
S
2I
BRIDGE BRIDGE
S
Providence Saint John’s proposes that all new streets (20th Place, 22nd S EX Street, and Saint John’s Way) be shared for bicycles to allow easy access to Mullin and from the Broadway Class II bicycle lanes and2C the proposed andPlaza existing bicycle parking locations on SaintMOB John’s campus. MOB B B
PROVIDENCE SAINT JOHN’S PROVIDENCE SAINT JOHN’S HEALTH CENTER HEALTH CENTER
b
HEALTH CENTERS
B
EX
EX
MOB
PHASE TWO BIKE CIRCULATION
Figure 20.1 shows 2I the bicycle circulation details for the revised Phase Two Long Range Plan as well as thePROVIDENCE proposed and existing SAINT JOHN’Sbicycle parking locations.
MOB
MOB
23rd St.
MOB
PROVIDENCE SAINT JOHN’S HEALTH CENTER
EX
22nd St.
b
23rd St. 21st St. 20th St.
Arizona Ave.
b
Arizona Ave. Arizona Ave.
20th St.
23rd St.
22nd St.
22nd St.
21st St.
21st St.
DRAFT DIAGRAM-SOUTH CAMPUS MASTER PLAN
b
b
DRAFT DIAGRAM-SOUTH CAMPUS MASTER PLAN
22nd St. 20th St.
Revised Figure 5.5b Revised Figure 5.5b Bike Circulation Bike Circulation DRAFT DIAGRAM-SOUTH CAMPUS MASTER PLAN
EX
MOB
Arizona Ave.
NEW CLASS200’ 1 LONG TERM BIKE PARKING 100’
b
BIKE SHARING STATION/ BIKE HUB
EX
EXISTING BIKE PARKING
NEW CLASS 2 SHORT TERM BIKE PARKING NEW CLASS 1 LONG TERM BIKE PARKING BIKE SHARING STATION/ BIKE HUB
20
PHASE TWO LONG RANGE PLAN AND DA CONSISTENCY The Phase Two Long Range Plan is consistent with the DA provisions governing Phase Two’s size and scale.
The areas shown for North Campus Sites 2C and 2D/E reflect the original Phase Two Long Range Plan submittal and will need to be updated after the buildings are redesigned to reflect the revised Phase Two Long Range Plan.
Figure 21.1 shows compliance of the Phase Two Long Range Plan with the DA vested uses by use. Figure 21.2 shows the vested uses within each building.
Figure 21.1 Phase Two DA and SCMP Compliance by Use 21
Figure 21.2 Phase Two Use by Building
PHASE TWO IMPLEMENTATION Implementation Concepts Providence Saint John’s has developed an implementation plan which will allow the Health Center to remain fully operational and maintain sufficient parking to satisfy peak parking demands at all times. As such, the Phase Two Long Range Plan will be implemented in stages with the following key goals guiding the sequencing of the various stages: • Minimizing construction impacts on neighboring residents and businesses by allowing for staging on Providence Saint John’s-owned properties to the extent possible. • Maximizing the amount of Providence Saint John’s-owned parking that is available during each stage of construction and ensuring Providence Saint John’s provides sufficient parking for its various users throughout implementation of the plan. • Allowing the existing Child & Family Development Center and John Wayne Cancer Institute (which are both located on Phase Two development sites and are being replaced as part of the Phase Two Long Range Plan) to remain in operation until their new facilities on the South Campus are completed. • Ensuring that the main hospital buildings on the North Campus (Howard Keck Diagnostic Center and the Chan Soon-Shiong Center for Life Sciences) remain fully operational and accessible through all stages of construction. • Prioritizing construction of the replacement multi-family housing. • Ensuring sufficient time to raise the charitable funds needed to build each of the Phase Two buildings
2I
PARKING
B 2C
AMBULATORY CARE
D
Providence Saint John’s filed a DA Amendment for timing after the City Attorney’s office determined that a DA Amendment is necessary to allow for Providence Saint John’s proposed build-out schedule (outlined on the following pages) with respect to the three new North Campus buildings. Providence Saint John’s believes that, consistent with both the 1988 Zoning Ordinance and the new 2015 Zoning Ordinance, the DA allows the Planning Commission (and City Council on appeal) discretion to provide an extended time limit to obtain a building permit in the DRPs for each Phase Two building including on the North Campus. Providence Saint John’s proposed DA Amendment makes this discretion explicit in the DA.
2D/E
AMBULATORY/ ACUTE CARE
S3
WEST AMBULATORY CARE & RESEARCH
E
C S4
EDUCATION & CONFERENCE CENTER / EAST AMBULATORY CARE & RESEARCH
A
General Phasing Implementing a project in stages allows for a sequential development in construction that eases congestion in the neighborhood and to the site by both pedestrians and vehicles, as demonstrated through Figure 22.1 The project stages addressed in this section describe individual stages and sub-stages, and also identify how each stage will impact the site, access to and from the site and the area, open space, parking, and program development.
S1
CFDC
S5
VISITORS HOUSING
S2 A
MULTIFAMILY HOUSING
Figure 22.1 Phase Two Implementation 22
PHASE TWO IMPLEMENTATION cont. Implementation Stages Presented below is a summation of the main stages of project implementation. The land areas and buildings included in each stage are shown in (Figure 22.1). Stage A: Includes the following: • Demolition of the existing MRI building located on Site S3. • Removal of the existing surface parking lot located on Sites S1 and S3. • Construction of the west subterranean parking structure below Sites S1 and S3. • Creation of the new street called 20th Place. • Relocation of the east North Campus driveway to/from Santa Monica Boulevard to align with the new 20th Place. • Construction of the new Child & Family Development Center (S1). • Construction of the West Ambulatory Care & Research Building (which will house the John Wayne Cancer Institute) (S3). • Creation of the new street called Saint John’s Way • Creation of the southern portion of the new street called 22nd Street that connects to Broadway. • Construction of the 10 units of replacement multi-family housing with subterranean parking (S2). Stage B: Includes the following: • Demolition of the existing Child & Family Development Center on North Campus Site 2I. • Demolition of the existing John Wayne Cancer Institute and the existing 10 units of multi-family housing building on the South Campus. • Construction of the new Parking Structure on North Campus Site 2I. • Construction of temporary interim surface parking lot/staging area on the site of the old John Wayne Cancer Institute and multi-family housing buildings. Stage C: Includes the following: • Removal of the existing surface parking lot located on Sites S4 and S5 and removal of the temporary interim surface parking lot/staging area on the site of the old John Wayne Cancer Institute and multi-family housing buildings. • Construction of the east subterranean parking structure below Sites S4 and S5. • Construction of the East Ambulatory Care & Research Building/ Education & Conference Center (S4). • Construction of the Visitor housing (S5). • Creation of the northern portion 22nd Street to connect to Santa Monica Boulevard. • Relocation of the west North Campus driveway to/from Santa Monica Boulevard to align with the new 22nd Street • Vacation of the northern portion of 21st Street.
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^ƚĂŐĞ;EŽƌƚŚĂŵƉƵƐ^ŝƚĞϮͿ͗ Includes the following: • The development of the West Ambulatory Care Building on the North Campus with subterranean parking (2C). • Construction of the vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking structure below Site 2C with the subterranean parking beneath the West Ambulatory Care & Research Building (S3). • Construction of the pedestrian bridge over Santa Monica Boulevard that will connect the West Ambulatory Care & Research Building on the South Campus (S3) and the West Ambulatory Care Building on the North Campus (2C). Stage E (North Campus Site 2D/2E): Includes the following: • The development the East Ambulatory/Acute Care Building with subterranean parking (2D/2E). • Construction of the vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking below 2D/2E with the subterranean parking beneath the East Ambulatory Care & Research Building/Education & Conference Center (S4). Upon the implementation of all of these phases, Providence Saint John’s will achieve the regional and community health center resources that will meet its mission of a broad range of inpatient and outpatient services, expanded and improved medical research programs, expanded hospital and community education and conference facilities, and a South Campus that is geared to promoting health and wellness.
PROPOSED TIME TO OBTAIN BUILDING PERMITS Figure 24.1 shows the time periods Providence Saint John’s estimates for Phase Two buildout without significant overlapping between the sequences and taking into account the time necessary to raise the substantial charitable funds that will be necessary to finance construction of the Phase Two buildings. The three most important program items to include in early stages of Phase Two are on-site parking, replacement of the John Wayne Cancer Institute, and a new home for the expanded day care facility.
Figure 24.1 Providence Saint John’s Phase Two timetable to obtain building permits
DESIGN
Estimated Design Period * Assumes 6 months for ABR process * Assumes 9-12 months for plan check
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Building Permit Issuance Time Table
C-PARKING Estimated Construction Period for Underground Parking Estimated Construction Period for Shell & Core and Total Interiors CONST
S1 S2 S3 S4 S5 2C 2D 2I DEMO
Child and Family Development Center Multifamily Housing West Ambulatory Care and Research Building - South Campus Education and Conference Center and East Ambulatory Care and Research Building - South Campus Visitor Housing West Ambulatory Care Building - South Campus East Ambulatory and Acute Care Building - North Campus Parking Structure - North Campus Demolition of the existing multifamily residential housing at 1417-1423 West 21st Street and demolition of the existing JWCI building
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PROVIDENCE SAINT JOHN’S NET GROWTH After full implementation of the Phase Two Long Range Plan, Providence Saint John’s development would total a net increase of 266,662 square feet of floor area (not including above-grade parking) in comparison to Providence Saint John’s prior to the Northridge Earthquake. This would be about 6,000 square feet of additional floor area per year, on average, from DA approval in 1998 until Phase Two is completed in 2040-2045. The charts in Figure 25.1 show the net decrease in Phase One floor area, the proposed increase resulting from implementation of the Phase Two Long Range Plan, and the overall net growth of Phase One and Phase Two combined.
Figure 25.1 Net Growth
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Figure 26.1 Ground-level view from Mullin Plaza looking southeast across Santa Monica Boulevard toward Saint John’s Square, with the Education & Conference Center in the middle, between the East and West Ambulatory Care & Research Buildings
Figure 27.1 Ground-level view from Mullin Plaza looking south toward Saint John’s Square and South Campus, with the pedestrian bridge over Santa Monica Boulevard
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Figure 28.1 Ground-level view from Saint John’s Square looking north toward Mullin Plaza and the North Campus, with the East Ambulatory Care & Research Building in the right foreground
Figure 29.1 Ground-level view from the lobby of the Education & Conference Center, looking northwest toward Saint John’s Square, Mullin Plaza and the North Campus
Figure 30.1 Ground-level view at Broadway looking west, with the Multifamily and Visitor Housing in the right foreground, and the Child & Family Development Center in the left background
Figure 31.1 Ground-level view looking east at tthe Visitor Housing in the right foreground and the Multifamily Housing in the left background
Figure 32.1 Ground-level view of the intersection of Broadway and the new 22nd Street looking north at the Multifamily Housing
Figure 33.1 View of proposed parking structure along 20th Street on the North Campus
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