PROVIDENCE SAINT JOHN’S HEALTH CENTER
SOUTH CAMPUS MASTER PLAN
FEBRUARY 5, 2014
Table of Contents I.
Introduction
C. MASTER PLAN C.1 Ground Level Site Plan C.2 Overall Site Plan C.3 Selected Renderings D. DESIGN GUIDELINES D.1 Roof Scapes D.2 Framing Open Space D.3 Building Material and Colors D.4 Bridge Connection E. SUN SHADING STUDIES
1
A. BACKGROUND A.1 Areas Subject to the South Campus Master Plan A.2 Phase Two Planning A.3 Site and Context B. EXECUTIVE SUMMARY B.1 DA (Development Agreement) Framework B.2 Vision B.3 Providence Saint John’s Outreach Efforts
II.
Program & Areas in the Providence Saint John’s South Campus Master Plan 11 A. PROGRAMMING OF THE PROVIDENCE SAINT JOHN’S SOUTH CAMPUS AREAS A.1 Programing And Planning Considerations B. ALLOWED PROGRAMMATIC USES AND THE DEVELOPMENT AGREEMENT B.1 Hospital/Health Care Related Uses B.2 Medical Research Facilities B.3 Health and Wellness Center B.4 Education and Conference Center B.5 Day Care and Child & Family Development Center B.6 Health-Related Services, Restaurants and Neighborhood Commercial Uses B.7 Housing B.8 Parking C. PHASE TWO SOUTH CAMPUS DEVELOPMENT ALLOWED UNDER THE DEVELOPMENT AGREEMENT
III.
South Campus Master Plan Vision
17
A. SOUTH CAMPUS MASTER PLAN OBJECTIVES A.1 Site Context (Walking Radius, Light Rail) B. PLANNING PRINCIPLES B.1 Increasing Visual Connectivity and Circulation B.2 Santa Monica Boulevard Enhancements B.3 Integrated Open Space B.4 Paving Enhancements on Santa Monica Boulevard and 21st Streets B.5 New Open Space B.6 Varied Building Heights B.7 Functional Zoning B.8 Connectivity B.9 Open Space Planning Concepts B.10 Site Diagram of New/Relocated Program Elements
IV.
Open Space A. B. C. D.
E. F. G. H. I.
V.
47
OPEN SPACE AREAS OPEN SPACE CONNECTIONS OPEN SPACE GOALS OPEN SPACE DEVELOPMENT GUIDELINES BY STAGE D.1 Implementation Stage A D.2 Implementation Stage C SAINT JOHN’S SQUARE SAINT JOHN’S SQUARE PROGRAMMING WELLNESS WALK REPRESENTATIVE TREE TYPES LANDSCAPE AND SUSTAINABILITY GUIDELINES
Circulation
61
A. GENERAL CIRCULATION POLICIES A.1 Opening the Grid A.2 Overall Loop Road Concept A.3 Parking Concept A.4 Creating a Pedestrian-Friendly Campus B. VEHICULAR CIRCULATION B.1 Santa Monica Boulevard Streetscape Improvement B.2 New Locations of Traffic Signals B.3 New Streets–20th Place and 22nd Street B.4 Drop-Off & Pick-Up B.5 21St Street B.6 Saint John’s Way B.7 Major Street Cross-Sections B.8 Tunnels under Santa Monica Boulevard C. FIRE & EMERGENCY ACCESS D. SITE, BUILDING LOGISTICS AND SUPPORT D.1 Design Guidelines for Loading Docks E. BIKE CIRCULATION & BIKE PARKING E.1 Bike Circulation E.2 Bike Parking
F. PEDESTRIAN CIRCULATION F.1 21st Street as a “Living Street” F.2 Parking To Buildings F.3 Pedestrian Bridge above Santa Monica Boulevard G. PARKING G.1 Parking Demand G.2 Parking Supply–Underground Concept G.3 Parking Supply–20th Street Structure G.4 Diagrams H. GROUND PARKING PLANS–RAMPS
VI.
Development Standards
79
A. GENERAL DEVELOPMENT STANDARDS B. BUILDING PROGRAM C. MINIMUM DISTANCES, SETBACKS & MAXIMUM BUILDING HEIGHTS C.1 Required Minimum Distances C.2 Building Heights and Average Natural Grade D. S1 CHILD & FAMILY DEVELOPMENT CENTER D.1 Total Proposed Building Program and Areas D.2 Heights and Stepbacks E. S2 MULTI-FAMILY HOUSING E.1 Total Proposed Building Program and Areas E.2 Heights and Stepbacks F. S3 WEST AMBULATORY CARE & RESEARCH BUILDING F.1 Total Proposed Building Program and Areas F.2 Heights and Stepbacks G. S4 EDUCATION & CONFERENCE CENTER G.1 Total Proposed Building Program and Areas G.2 Heights and Stepbacks H. S5 EAST AMBULATORY CARE & RESEARCH BUILDING H.1 Total Proposed Building Program and Areas H.2 Heights and Stepbacks I. S6 VISITOR HOUSING I.1 Total Proposed Building Program and Areas I.2 Heights and Stepbacks J. MODIFICATIONS K. ARCHITECTURAL DESIGN GUIDELINES K.1 Key Building Elements K.2 Significant Facades K.3 Building Fabric K.4 Active Ground Level
VII. Sustainability and Environmental Design A. EXECUTIVE SUMMARY B. GENERAL SUSTAINABILITY POLICIES & GOALS B.1 LEED B.2 Certification and Strategy Options C. SUSTAINABLE SITE C.1 Landscape C.2 Vegetated Roofs C.3 Community Connectivity C.4 Transportation D. ENVIRONMENTAL DESIGN D.1 Climate Analysis D.2 On-Site Renewable Energy E. WATER MANAGEMENT E.1 Reduction E.2 On-Site Reuse F. INDOOR ENVIRONMENT F.1 Full Spectrum Lighting F.2 Daylight and Views F.3 Controllability F.4 Biophilia F.5 Low VOC Content G. MATERIALS AND WASTE MANAGEMENT G.1 Materials G.2 Waste Management
VIII. Implementation A. B. C. D.
105
IMPLEMENTATION CONCEPTS IMPLEMENTATION STAGES EXISTING SITE CONDITIONS STAGE A D.1 Scope & Boundary D.2 Demolition/Removal Plan D.3 Circulation Plan D.4 Interim Parking Plan D.5 Civil Improvements/ Changes D.6 Landscape Plan D.7 Construction Period Mitigation Plan E. STAGE B E.1 Scope and Boundary E.2 Demolition/Removal Plan E.3 Circulation Plan E.4 Interim Parking Plan E.5 Civil Improvements/Changes E.6 Landscape Plan E.7 Construction Period Mitigation Plan
95
F. STAGE C F.1 Scope and Boundary F.2 Demolition/Removal Plan F.3 Circulation Plan F.4 Interim Parking Plan F.5 Civil Improvements/Changes F.6 Landscape Plan F.7 Construction Period Mitigation Plan G. STAGE D G.1 Scope and Boundary G.2 Demolition/Removal Plan G.3 Circulation Plan G.4 Interim Parking Plan G.5 Civil Improvements/Changes G.6 Landscape Plan G.7 Construction Period Mitigation Plan H. STAGE E H.1 Scope and Boundary H.2 Demolition/Removal Plan H.3 Circulation Plan H.4 Interim Parking Plan H.5 Civil Improvements/Changes H.6 Landscape Plan H.7 Construction Period Mitigation Plan I. PARKING SUMMARY
Chapter I Introduction
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
I. INTRODUCTION
PAGE 1
SITE A. BACKGROUND Providence Saint John’s Health Center
. e v A As a n u o p Ariz th Cam A Nor
ic n o M a t n Sa
B
23rd St.
s u p m a C h t u So C
E
D
. d v l aB
Founded in 1939 by the Sisters of Charity of Leavenworth and opened in 1942, Providence Saint John’s Health Center 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 266-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. 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. 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.”
Br oa
dw ay
21 st St.
Development Agreement with the City of Santa Monica
. St th 20
Following damage during the 1994 Northridge earthquake, a Development Agreement (DA) was executed on July 29, 1998 with the City of Santa Monica to guide the rebuilding and future development of the Health Center. Based on the DA, the rebuilding of the Providence Saint John’s is to be developed in a two phase process, with Phase One being developed entirely on the North Campus, and Phase Two on a portion of the North Campus and on the South Campus. 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.
Existing Providence Saint John’s Health Center Facilities Figure 1.1 Aerial View of the Providence Saint John’s Health Center looking north
Providence Saint John’s existing facilities include: A. B. C. D. E.
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Chan Soon-Shiong Inpatient Suites (Phase One) Howard Keck Diagnostic & Treatment Building (Phase One) John Wayne Cancer Institute & Research Center Magnetic Resonance Imaging (MRI) Child & Family Development Center
I. INTRODUCTION
Phase Two North Campus Phase Two South Campus
Providence Saint John’s campus consists of property located to the north and south of Santa Monica Boulevard in the area bounded by Arizona on the north, 23rd Street on the west, Broadway on the south, and 20th Street on the west. Figure 1.1 shows the properties that are included in the Phase Two portion of the Development Agreement; the land that Providence Saint John’s owns but does not have control over because it is ground-leased to a third party; and Providence Saint John’s existing facilities.
Ground Leases
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
SITE A.1 AREAS SUBJECT TO THE SOUTH CAMPUS MASTER PLAN Figure 1.2 shows a site plan of the properties that are included in the Phase Two portion of the Development Agreement; the land that Providence Saint John’s owns but ground-leases to third parties; and the existing Providence Saint John’s facilities. The properties shown by the red dashed lines are the subject of this South Campus Master Plan.
Arizona Ave
A.2 PHASE TWO PLANNING
1301
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.
Howard Keck Diagnostic Center & Chan Soon-Shiong Center for Life Sciences
Parking Structure
This South Campus Master 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.
23rd St.
20th St.
2I CFDC
2C 2D/2E
2021
2001 Medical Offices
Medical Offices
Bank
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.
Santa Monica Blvd
One way
Parking Structure
Medical/ Mixed Use
South Campus Residential
Residential
Schader
Condominium 21st St.
Residential
23rd St.
Geneva Plaza
Verizon
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 South Campus Master 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 South Campus Master 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.
Cloverfield Blvd
JWCI
One way
MRI
2020 Medical Offices
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.
Mixed Use Broadway
0'
50'
100'
200'
Figure 1.2 Site Plan of properties relating to Phase Two of the Development Agreement Providence Saint John’s Controlled Property
Phase Two South Campus
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Phase Two North Campus
Providence Saint John’s Property
The internal planning reinforced Providence Saint John’s 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 South Campus Master Plan will expand the Providence Saint John’s capacities in outpatient and ambulatory care programs and other related health and wellness programs. The ultimate goal of the South Campus Master Plan is to create a broader 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.
I. INTRODUCTION
PAGE 3
26th Street
20th Street
17th Street
Wilshire Boulevard
23rd Street
SITE References to the North Campus are included in the South Campus Master Plan for purposes of information and illustration only. The South Campus Master Plan does not govern development of North Campus Phase Two sites, which instead are subject to the DA and Development Review Permits for such sites per DA Section 3.5.
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. 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.
Arizona Avenue
PSJHC
Santa Monica Boulevard
Cloverfield Boulevard
Broadway
Colorado Avenue
17 TH STREET RAIL LINE STATION
Phase Two South Campus Phase Two North Campus Possible Walking Route to / from Expo Light Rail Stations
INTERSTATE 10 FREEWAY
Expo Rail Line 26 TH / BERGAMOT RAIL LINE STATION
Figure 1.3 Overall Site Context—Vicinity Plan of PSJHC in Santa Monica 0'
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100’
250'
500'
I. INTRODUCTION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
STREET VIEWS A.3 SITE AND CONTEXT A - Parking Lot C
D/E - 3032, 2042 Santa Monica Boulevard MRI
H - Parking Lot B
The South Campus Master Plan sites have a combined total land area of 225,550 sf (approximately 5.17 acres) which is bounded by Santa Monica Boulevard on the north and Broadway on the south. 21st Street divides the property into eastern and western halves. A two-story apartment building and Geneva Plaza (an eight-story senior housing building) are the adjacent neighbors on 21st Street. A 12-story medical office building, 2020 Santa Monica Boulevard, its parking structure and the parking lots of the Verizon building are neighbors on the west. On the east, the South Campus is bound by a two-story medical office building, a surface parking lot, a four-story condominium building on Schader Drive and one / two-story medical office buildings. To the south across Broadway are one-story commercial, advertising, and creative office buildings. To the north, across the street on Santa Monica Boulevard is the North Campus of Providence Saint John’s. This is the main hospital for Providence Saint John’s with a diagnostic and treatment center and an inpatient building.
B - Parking Lot H
F - 2200 Santa Monica Boulevard John Wayne Cancer Institute
At present, the South Campus site accommodates the John Wayne Cancer Institute and the MRI building. There is also a 2-story, 10-unit vacant apartment building that is owned by Providence Saint John’s and will be replaced in a new building on the South Campus.
C C - 1339 20th Street Child & Family Development Center
A
G - 2221 Santa Monica Boulevard
G
D E F
H
B
Figure 1.4 Selected street views of the PSJHC site Figure 1.5 Key Plan with the locations of the views PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
I. INTRODUCTION
PAGE 5
STREET VIEWS
L- 2021 Santa Monica Boulevard
N - 1301 20th Street
Q - 2300 Santa Monica Boulevard
T - 1445 21st. Street Geneva Plaza Senior Housing
R - 1427 21st. Street
O - 2020 Santa Monica Boulevard M - 2001 Santa Monica Boulevard
S - 2301 Santa Monica Boulevard
N
M P - 2208 Santa Monica Boulevard
L
S
O
P
Q
R T
Figure 1.6 Selected street views of buildings neighboring the Phase Two development sites.
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I. INTRODUCTION
Figure 1.7 Key Plan with the locations of the views PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
STREET VIEWS
Figure 1.8 Street View - Santa Monica Boulevard Looking South
Medical Offices
John Wayne Cancer Institute Providence Saint John’s Property
21 st St.
MRI Providence Saint John’s Property
Medical Offices
Figure 1.9 Street View - Broadway Looking North
Verizon
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Surface Parking Providence Saint John’s Property
21 st St.
Geneva Plaza
Surface Parking Providence Saint John’s Property
Medical Offices
23rd St.
I. INTRODUCTION
PAGE 7
EXECUTIVE SUMMARY B. EXECUTIVE SUMMARY B.1 DEVELOPMENT AGREEMENT (DA) FRAMEWORK
HEALTH & WELLNESS
CHILD & FAMILY DEVELOPMENT CENTER
EDUCATION & CONFERENCE CENTER
The 1998 Development Agreement between Providence Saint John’s and the City of Santa Monica provides the framework for development on the South Campus. The uses vested by the DA include the permitted uses listed in Figure 1.10. The South Campus aggregate vested Floor Area is 396,500 sf (DA Section 3.7.3(b)). The DA also vests 347,500 sf of above-grade Floor Area and 55,000 sf of below-grade area on the North Campus (DA Section 3.7.7(a)). 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 1.11 lists these maximums. The maximums are inclusive of both the North Campus and the South Campus Phase Two development.
PROGRAM ALLOWED HEALTH-RELATED SERVICES & RETAIL
PATIENT & FAMILY VISITOR HOUSING, REPLACEMENT HOUSING
PARKING
MEDICAL OFFICE
AMBULATORY CARE CENTER
MEDICAL RESEARCH Figure 1.10 DA Permitted uses
Total Maximum Vested Square Footage/Units Of The 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 sf of Vested Uses for Hospital/Health Care.
Figure 1.11 DA Maximum Vested Floor Areas for Permitted Uses
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I. INTRODUCTION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
VISION B.2 VISION The vision for Providence Saint John’s South Campus Master Plan was developed through an intensive needs assessment process and within the framework of the Development Agreement. Numerous interviews and site visits were conducted to investigate and evaluate new and expanded programs for the South Campus and North Campus sites. Multiple individual and group interviews were held with representatives of the JWCI to better understand and anticipate future research program needs. Similarly, interviews were held with clinical staff to better project future physician and program needs.
Arizona Ave 60' 60'
1301 4 FL
Parking Structure
MAXIMUM HEIGHT 70'
PARKING / ACTIVATED USES BUILDING
CFDC
2C
The Following Key Goals of the South Campus Master Plan Resulted From The Needs Assessment Process:
Chan Soon-Shiong Center For Life Sciences
Howard Keck Dianostic Center
23rd St.
20th St.
2I
4 FL
MAX. HEIGHT 95'
60'
2D/2E
AMBULATORY CARE BUILDING
AMBULATORY & ACUTE CARE BUILDING
2021
2001
MAXIMUM HEIGHT 75'
Bank
Santa Monica Blvd MRI
S3 5FL
Two way
Residential
EAST AMBULATORY CARE & RESEARCH BUILDING
Residential
Cloverfield Blvd
S4 5FL EDUCATION & CONFERENCE CENTER
One way
6FL
WEST AMBULATORY CARE & RESEARCH BUILDING
Two way
Parking Structure
Medical/ Mixed Use
JWCI S5
One way
2020
Schader
PLAY GROUND
3FL
Geneva Plaza
S6
5FL
VISITOR
HOUSING
S2
3FL
MULTI FAMILY MULTI-FAMILY HOUSING G
23rd St.
CHILD & FAMILY DEVELOPMENT CENTER
One way
COURT
Condominium
22nd St.
Verizon
S1 4FL
21st St.
2Oth Place
Saint John’s Way
• Aid Providence Saint John’s in becoming an innovative 21st Century healthcare facility with a focus on health and wellness • Provide facilities to meet current and projected program and service needs, including: - A new state-of-the art facility for the John Wayne Cancer Institute - A new facility for the Child & Family Development Center - Facilities for ambulatory care including outpatient services, clinics, and support services - Facilities for health and wellness uses • Provide visitor and patient housing • Replace existing multi-family housing located on the South Campus • Integrate the North and South Campuses • Improve Providence Saint John’s site relationship with the surrounding areas • Maintain a therapeutic environment through the site • Improve the employee working environment and operational efficiencies of on-site programs • Build additional parking in order to satisfy all of Providence Saint John’s parking needs on land owned by Providence Saint John’s • Improve traffic circulation and parking access and configure the new healthcare buildings to optimize functionality Figure 1.12 on the left illustrates the South Campus Master Plan and identifies the new buildings’ locations and relationships, open space concepts, connecting elements and street improvements.
Broadway
0'
50'
100'
200'
Figure 1.12 South Campus Master Plan South Campus Buildings
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
I. INTRODUCTION
PAGE 9
Guiding Urban Planning & Design Principles
4. Integration of North & South Campuses
Summary & Conclusion
• Create an integrated North and South Campus • Provide diverse and vibrant open spaces for use by Providence Saint John’s
A primary goal of the South Campus Master Plan is to create an integrated North and South Campus. Hence, aspects of the Phase Two North Campus sites have been included in this South Campus Master Plan to illustrate how the South Campus Master Plan integrates the North and South Campuses to provide a strong, cohesive identity. Guidelines are provided to ensure that new buildings and open spaces relate strongly and complement those on the existing North Campus, reinforcing open spaces and contributing positively to a vibrant pedestrian environment and the City’s urban fabric.
The South Campus Master Plan is the result of substantial investigation, visioning, collaboration, community input, design/planning charrettes, and [RESERVED FOR ADDITIONAL CITY/COMMUNITY PROCESS AND ENVIRONMENTAL REVIEW] to achieve a long-term vision for Providence Saint John’s South Campus. A strong urbanistic approach was taken, integrated with Providence Saint John’s institutional and medical service needs, to create a setting that is both responsive to the Providence Saint John’s varied constituents, and also to the greater community of Santa Monica.
5. Building Materials and Finishes
The South Campus Master plan represents an approach that integrates urban planning principles with community healthcare needs. Implementation of the South Campus Master Plan will aid in maintaining Providence Saint John’s as a leader in healthcare delivery and allowing key programs and services to be improved, enhanced and increased in capacity and technological excellence.
• • •
employees, staff, patients and community residents Improve vehicular, bike and pedestrian circulation Create a safe and secure healthcare campus Create a sustainable campus that promotes health, wellness and environmental design
1. Design Concept The South Campus Master Plan creates a world-class Health Center and an integrated North and South campus. The South Campus Master Plan replaces surface parking with thoughtful development and vibrant open spaces that will contribute positively to the City’s existing urban fabric. A major design concept prioritizes a pedestrian connection that proceeds from Mullin plaza on the existing North Campus, across Santa Monica Boulevard to a new plaza, Saint John’s Square on the South Campus, and then along an upgraded 21st Street “living street” that leads to a new South Garden along Broadway.
2. Relationship of the New Buildings to the Site, the City, and its Neighbors The new facilities are designed to reinforce a distinctive identity for the Campus while relating positively to the City and neighbors. Buildings provide spatial definition to influence open spaces, pedestrian promenades and streetscapes. The buildings will incorporate exterior design excellence, balanced with efficient internal spatial organization and functioning. The building shapes help to reinforce existing and new open spaces, and encourage pedestrian circulation on the outside of the buildings. Building heights vary in response to adjacent and climatic conditions including neighboring uses, solar orientation, and shadowing—low in the south toward Broadway and residential areas, and highest on the north adjacent to Saint John’s Square and Providence Saint John’s main hospital buildings across Santa Monica Boulevard. The South Campus Master Plan establishes distances between new buildings, between new and existing buildings, and where relevant from curbs to new buildings. The South Campus Master Plan specifies stepbacks on buildings at several key locations to modulate building massing and enhance the relationship of buildings to open spaces.
The South Campus Master Plan encourages the use of architectural design, and materials which will be compatible with surrounding uses in the area. They will include high-quality materials that are durable, lasting, and aesthetically appealing. Life-cycle environmental impacts of buildings are anticipated by employing “green” building design practices. The buildings will provide for exterior design excellence balanced with internal spatial organization and efficient functioning. To illustrate exterior design excellence, examples of suggested materials and finishes have been provided in the form of precedent images. These examples are presented later in Section VI.
6. Development Summary
The South Campus Master Plan allows Providence Saint John’s to continue and expand its excellence in inpatient care and diagnostic services with a growing focus on research, education, health promotion, wellness, and populationcentered health. Much of the South Campus program development is geared to programs that promote health and wellness, which will become a vital community resource to Santa Monica residents.
The South Campus Master Plan envisions buildings that will be two to six stories tall in the following six site areas: S1- Child and Family Development Center: 3-4 stories with a height of approximately 60’, floor area of approximately 34,000 sf
B.3 PROVIDENCE SAINT JOHN’S OUTREACH EFFORTS (RESERVED)
S2- Multi-family Housing: 3 Stories with a height of approximately 40’, floor area of approximately 17,000 sf S3- West Ambulatory Care & Research: 5 stories with a height of approximately 94’; floor area of approximately 129,000 sf S4- Education and Conference Center: 6 stories with a height of approximately 110’; floor area of approximately 40,000 sf S5- East Ambulatory Care & Research: 6 stories with a height of approximately 110’; floor area of approximately 140,000 sf
3. Open Space & Landscape The landscape elements are designed to strengthen the goals and aspirations of the South Campus Master Plan—particularly the creation of integrated landscape places to enhance open spaces, creating a pedestrian / friendly campus. The DA’s open space requirement (35%) for the South Campus is satisfied by the provision of a sequence of new pedestrian-oriented open spaces that include Saint John’s Square on Santa Monica Boulevard opposite the existing Mullin Plaza, a South Garden along Broadway, and a new “Wellness Walk” which is intended to promote health and wellness.
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I. INTRODUCTION
S6- Visitor Housing: 5 stories with a height of approximately 60’, floor area of approximately 36,500 sf Overall, the South Campus Master Plan will include development that does not exceed 396,500 sf of Floor Area.
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Chapter II Program & Areas in the Providence Saint John’s South Campus Master Plan
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
II. PROGRAM & AREAS
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A. PROGRAMMING OF THE PROVIDENCE SAINT JOHN’S SOUTH CAMPUS AREAS A. PROGRAMING AND PLANNING CONSIDERATIONS
In developing the program for the South Campus Master Plan, Providence Saint John’s conducted an intensive review of its program needs and priorities and assessed community healthcare needs. The programming of the Providence Saint John’s South Campus Master Plan follows the outline set forth in the 1998 Development Agreement (DA) between the City of Santa Monica and Providence Saint John’s. The primary focus of the South Campus Master Plan is the development of the South Campus area, while attempting to create a rational and synergistic plan for the campus as a whole that will unify the parts of the campus north and south of Santa Monica Boulevard. The programming efforts included identification of uses and planning for both north and south areas of the campus. In addition, it was important that the development of program support space, such as parking, was explored at a campus-wide level, in order to determine the effects parking would have on the other allowed programmatic uses. The Providence Saint John’s planning team spent several months investigation and evaluating future programs and priorities. Over 20 researchers, investigators, and scientists with the John Wayne Cancer Institute were interviewed to assess their current research activities, and their plans for future medical research that would have applications at Providence Saint John’s. Interviews were also held with individuals with leadership roles at, Providence Saint John’s Administration, the local Community Board, and with members of the local medical staff to ascertain views and expectations for growth and development of clinical programs. In addition, site visits were made to several hospitals, including Providence Health & Services hospitals in Seattle, Portland, and Burbank in order to meet with physicians and discuss new clinical priorities and directions appropriate for consideration in Santa Monica. The input obtained through these interviews, and other assessments of market conditions and local healthcare needs, helped to inform the priorities for the South Campus Master Plan.
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II. PROGRAM & AREAS
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Figure 2.1 Site Plan showing the 1998 Development Agreement Phase Two Properties PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
II. PROGRAM & AREAS
PAGE 13
B. ALLOWED PROGRAMMATIC USES AND THE DEVELOPMENT AGREEMENT The Development Agreement provides Providence Saint John’s with a framework of allowed functions or uses and limitations on the total sizes of each category of use in Phase Two. Figure 2.1 shows the maximum total Floor Area of various permitted uses included in the DA, and the breakdown of the uses provided for in the South Campus Master Plan. Figure 2.1 illustrates the Phase Two parcels on both the North and South Campuses which are designated for development by the 1998 DA, and the square footages allowed on both campuses. On the South Campus, the DA restricts the total development to a maximum of 396,500 SF of approved uses. On both campuses, below-grade parking is not counted toward the maximum Floor Area established by the DA. As part of the South Campus Master Plan planning effort, Providence Saint John’s examined the potential development uses, categorized them by approved uses identified in the DA, and then prioritized them according to future strategic goals of Providence Saint John’s to meet community healthcare needs. The South Campus Master Plan intends to broaden and strengthen the historical role and mission of Providence Saint John’s in areas of inpatient care, diagnostic and treatment services, ambulatory and outpatient services, and medical research. The general categories identified for program development include the following:
B.1 HOSPITAL/HEALTHCARE RELATED USES This category includes a wide variety of hospital and healthcare uses. Specific examples of uses that fall into this category are included in Exhibit “G” of the Development Agreement.
The South Campus Master Plan includes Outpatient Clinic/Service and Outpatient Surgery Center uses, including outpatient services, clinics and support services. For purposes of the South Campus Master Plan, these uses have been labeled as “Ambulatory Care” and this term is used throughout the plan. Ambulatory Care Clinical Uses including outpatient services, clinics, and support services. The clinical programs focus on the Providence Saint John’s strategic priorities of: Women and Children, Cardiovascular, Neurology/ Neurosurgery/Neuroscience, Hip/Pelvis and Spine Sub-Specialties and Joint Replacement, Sports Medicine, Outpatient Behavioral Health (currently housed with the Child and Family Development Center), Cancer/Oncology, and Breast Cancer Services. Support Services may include Diagnostic Imaging, Blood Draw and Specimen Collection, Ambulatory Surgery, and Administrative and Building Support Services.
B.2 MEDICAL RESEARCH FACILITIES The research component for the
South Campus includes replacement of the existing John Wayne Cancer Institute (JWCI) facility and expansion to provide new research capabilities and initiatives.
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II. PROGRAM & AREAS
Founded in 1981, and globally recognized, JWCI at Providence Saint John’s is a cancer research institute dedicated to the understanding and curing of cancer. Its mission is accomplished through innovative clinical and laboratory research and the education of the next generation of surgical and medical oncologists, pathologists, and scientists. 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, novel biomarkers and others. Many of the physicians and surgeons who are treating and caring for patients in the JWCI Clinics at Providence Saint John’s are also faculty, adjunct faculty, and physicians in a fellowship program affiliated with JWCI. Currently, JWCI’s focus is on cancer-related research and development with programs in: • Translational Immunology: Bridging the gap between science and medicine. • Therapeutic Immunology: Adoptive immunotherapy using tumor-infiltrating lymphocytes (TILs). • Molecular Oncology and Immunogenetics: Translational application of transcriptomic/genomic/ epigenomic biomarkers as diagnostic, prognostic, and predictive tools. Functional genomics and epigenetics drug targeting studies are also included. • Sequencing: Whole genome analysis, expression profiling, and custom target re-sequencing. • Endocrine / Bone Disease: Primary Hyperparathyoidism, Paget’s Disease, Prostate Cancer. • Breast: Investigating immunological and genomic factors in breast cancer. • Clinical Trials: JWCI has its own center for clinical trials with patient encounters occurring in the cancer clinics with research RN’s. Clinics for other departments have both clinical trial offices and patient encounters with research RN’s with their individual clinics. • Specimen Repository: Preserving patient tissues obtained under approved protocols.
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/ post-doctoral 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 throughput 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.
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. For Providence Saint John’s to be a leading medical center, it needs to dramatically enhance the research capabilities and facilities on its campus. The JWCI is an outstanding research program, with its historic focus on cancer research. Providence Saint John’s needs to invest in expanded and new facilities on the South Campus in order to strengthen research capabilities in cancer, and to enable expanded research initiatives in other clinical areas. 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.
Figure 2.2 Tissue Culture in Biosafety Hoods
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
B.3 HEALTH AND WELLNESS CENTER This category includes uses that focus on lifestyle management for individuals through the prevention of illness and promotion of wellness.
Included in the programs under this category are a Fitness Center, which supports the clinical programs of Sports Medicine, Cardiac Rehab, Physical and Occupational Therapy, and Cancer Rehabilitation. The Fitness Center may provide gymnasium space with therapeutic equipment, private treatment positions, sports performance, analysis/measurement facilities, nutritional counseling, group exercise rooms and classrooms for yoga and other allied therapeutic services and support facilities for staff and patients.
B.4 EDUCATION AND CONFERENCE CENTER This category includes
uses that support medical, patient, and community health educational events. The program allows for large and small meeting environments, including a 200-seat sloped floor auditorium and a number of large, medium, and small conference rooms and break out rooms to support meeting group sizes from 20 people to 100 people. Associated with the education component is an Educational Science Center suite that can support the testing of new medical devices and procedures. This involves both industry and the health care providers with an interactive environment to learn, practice, and develop new techniques and technologies. Providence Saint John’s is committed to a population-health model of inpatient, outpatient, and research programs that will encourage health promotion and individual responsibility for one’s health. The Education and Conference Center programs will provide the educational environments to help achieve these goals of a well-informed patient and community population.
B.5 DAYCARE AND CHILD & FAMILY DEVELOPMENT CENTER The Child & Family Development Center includes both a daycare center for infants to pre-school aged children, and an Early Child Development program associated with a behavioral health program supported by outside community and governmental grants.
The DA provides for both daycare services and the programs offered through the Child & Family Development Center to be replaced in a new facility in Phase Two. Currently, daycare services and behavioral health counseling services are both provided within the existing Child & Family Development Center building on 20th Street. Although program focuses are different, the programs have some overlapping services and rely upon common spaces. The housing of these programs within the single building, also included in for the South Campus Master Plan, is an efficient way to continue to provide these important community services.
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Figure 2.3 Providence Portland Cancer Research Center Courtesy of ZGF Architects LLP; Eckert & Eckert The Child and Family Development Center is a resource for the local community, Providence Saint John’s employees and medical staff members. Pursuant to DA Section 1.8.2, the child care program is expanded to address child care needs generated by Providence Saint John’s Phase two program (both North and South Campuses).
II. PROGRAM & AREAS
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B.6 HEALTH-RELATED SERVICES, RESTAURANTS AND NEIGHBORHOOD COMMERCIAL USES
The DA allows for Health-Related Services, Restaurants, and Neighborhood Commercial Uses in the Phase Two development. • Health-Related Services are defined in the DA (Section 3.3.1(h)) to include health-related services and retail uses designed to serve Providence Saint John’s inpatients and outpatients, persons working at Providence Saint John’s, and visitors to facilities or services at Providence Saint John’s. Exhibit “I” of the DA includes a list of specifically approved Health-Related Services uses. • The DA (Section 3.3.1(p)) specifies that the vested Restaurant uses are restaurants designed to serve Providence Saint John’s inpatients and outpatients, persons working at Providence Saint John’s, and visitors to facilities or services at Providence Saint John’s. • The DA (Section 3.3.1(n)) defines Neighborhood Commercial Uses to include commercial uses that provide convenience goods and services for which people generally do not comparison shop and are bought fairly frequently and that cater to the daily needs of residents. DA Exhibit “F” Section 9.04.08.16.020 includes specific permitted Neighborhood Commercial Uses. The South Campus Master Plan includes space for Health-Related Services, Restaurants, and Neighborhood Commercial Uses, including the following potential specific uses: outpatient pharmacy, durable medical equipment sales, Cancer Center appearance boutique, coffee shops/convenience foods, and fitness/wellness related retail sales. The programs developed under these categories are intended to reinforce the integrated and wellness-oriented activities intended for the South Campus. The South Campus Master Plan places much of these retail and service-oriented programs on the ground level in areas of the Campus that will be most populated and activated by programs that are outpatient and wellness focused. For example, the new Saint John’s Square is expected to be a central focal point of pedestrian activities. The new retail/service related programs will encourage more public interactions in the Saint John’s Square so that it becomes an urban center within this part of Santa Monica. Bike repairs and/or storage will be decentralized in separate areas of the site in order to be more convenient for bike riders. Small coffee-type outlets are anticipated to be available in certain sites or buildings for the convenience of pedestrians, staff, employees, and the public. These are just examples of services that will help to activate open spaces on the site and encourage pedestrian use.
B.7 HOUSING The DA allows for the development of up to 100 visitor housing units, 300 senior housing units, and 10 replacement multi-family units. The South Campus Master Plan includes two types of housing: • The first is a 10-unit multi-family apartment building to replace the vacant 10-unit multi-family building currently on the South Campus site, with two of the 10 units designated as deed-restricted affordable units per DA Sections 3.13 and 3.14.2 Per DA Section 3.14.2, the multi-family apartment building is not included in calculating the maximum Floor Area allowed by the DA for the South Campus (396,500 SF) or Phase Two combined (744,000 SF above-grade and 55,000 SF below Grade). • The second housing type is an approximately 32-unit Visitor Housing center to provide short-term guest housing to visitors to the Providence Saint John’s campus. The DA (Section 3.3.1(s)) provides that the Visitor Housing may be made available to inpatients and outpatients of facilities located on the Providence Saint John’s campus and their families, visiting health care professionals, and participants in health care conferences and seminars located at Providence Saint John’s.
C. PHASE TWO DEVELOPMENT ALLOWED UNDER THE DEVELOPMENT AGREEMENT
The Phase Two permitted uses discussed above related to both the vested South Campus and North Campus Phase Two development rights. The South Campus aggregate vested Floor Area is 396,500 SF (DA Section 3.7.3(b)). The DA also vests 347,500 SF of above grade Floor Area and 55,000 SF of below grade area on the North Campus (DA Section 3.7.7(a)). Figure 2.1 on page 17 includes an illustration of the parcels on both the North and South Campuses which are provided with vested rights to be developed under the DA and the square footages allowed on these parcels. The total above grade floor area permitted under the Development Agreement for Phase Two (both North Campus and South Campus) is 744,000 SF. Approximately 200,000 SF of this Floor Area on the North Campus will be devoted to above-grade parking on Site 2I.
With the new Education and Conference Center, Providence Saint John’s is hoping to develop a more robust medical symposia program to attract visiting faculty and researchers for conference and educational purposes. Having short-term guest housing will enable visiting faculty to be accommodated on the grounds so that a greater level of interaction and engagement can occur at Providence Saint John’s.
B.8 PARKING The provision of additional parking at Providence Saint John’s
is an important component of the South Campus Master Plan. Multiple levels of subterranean parking are included below the South Campus buildings and the new Phase Two North Campus buildings. In addition, the North Campus Phase Two Site 2I (where the current Child & Family Development Center is located) will be developed with a new above-grade parking structure with multiple levels of subterranean parking below. Further, Providence Saint John’s has prioritized this parking structure for construction early in the Phase Two build out. Currently, Providence Saint John’s meets its peak parking demand for Phase One through a combination of owned and leased parking located both on and off-site. While Phase Two, including the South Campus Master Plan, is being constructed, Providence Saint John’s will continue to meet its peak parking demand for both Phase One and the new Phase Two buildings coming online through a combination of owned parking and additional leased parking located off-site. After Phase Two, including the South Campus Master Plan, is fully implemented, Providence Saint John’s will have sufficient parking on Providence Saint John’s-owned land to meet its peak parking demand. Subterranean parking is excluded from the calculation of Floor Area per DA Section 1.4.7.
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Chapter III South Campus Master Plan Vision
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
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III. SOUTH CAMPUS MASTER PLAN VISION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
PLANNING AND DESIGN VISION A. SOUTH CAMPUS MASTER PLAN OBJECTIVES Arizona Ave 60'
The South Campus Master Plan integrates the North and South Campus properties to provide a distinctive identity for Providence Saint John’s. The South Campus Master Plan expands building and functional relationships with existing facilities, while promoting compatibility between Providence Saint John’s campus and neighbors.
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The South Campus Master Plan programmatic goals consist of the following uses that will be an integral part of the Providence Saint John’s Campus: • A new facility for the John Wayne Cancer Institute • A new Child & Family Development Center, including Day Care center • State-of-the-art ambulatory care facilities • Advanced medical research • Education and Conference Center • Health & Wellness Center • Visitor housing • Replacement multi-family housing
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A key objective is to ensure that future development in the South Campus Master Plan area addresses the need for healthcare facilities and uses while being sensitive to residential uses and enhancing the quality of life in the area.
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The buildings are envisioned to provide exterior design excellence, combined with efficient internal spatial organization and functioning. The South Campus Master Plan establishes minimum distances between new buildings, between new and existing buildings, and where relevant, from curb to new buildings. The South Campus Master Plan specifies stepbacks on buildings at several key locations, to modulate building massing and enhance the relationship of buildings to open spaces.
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
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SITE CONTEXT
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Figure 3.3 Aerial view of the South Campus site with the South Campus Master Plan implemented, looking north
South Campus Sites North Campus Phase Two Sites
Existing & Implemented South Campus Master Plan Views At present the South Campus site includes the existing John Wayne Cancer Institute and MRI building. Both buildings will be demolished and the uses will be relocated in new buildings that will be developed as part of the South Campus Master Plan. There is also a 2-story, 10-unit vacant apartment building that will be demolished and replaced with a new building on the South Campus. A primary urban planning goal of the South Campus Master Plan is to enhance Providence Saint John’s pedestrian environment and relationship with neighboring uses while also integrating the North and South Campus. Hence, we have included aspects of the Phase Two North Campus sites in the South Campus Master Plan to illustrate how the South Campus Master Plan integrates the entire Providence Saint John’s Campus together.
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III. SOUTH CAMPUS MASTER PLAN VISION
SITE CONTEXT
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A.1 SITE CONTEXT (WALKING RADIUS, LIGHT RAIL)
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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 are also 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 3.4. After the opening of the Expo light rail, Providence Saint John’s will operate (or participate in) a shuttle service in accordance with the DA to optimize connectivity and provide easy access to either or both the 17th Street/Colorado Avenue and the 26th/Olympic light rail stations. Alternatively, Providence Saint John’s could participate, through additional funding, with the City’s Big Blue Bus service to subsidize new or expanded bus routes or stops from one or more of the future Expo light rail stations to stops close to the hospital. The City of Santa Monica is also in the process of bringing bicycle sharing to Santa Monica, and bicycle sharing stations are anticipated to be located on and near the Providence Saint John’s Campus.
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Figure 3.4 Vicinity Plan of Providence Saint John’s showing walking radius, and the Expo light rail line 0'
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
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PLANNING PRINCIPLES B. PLANNING PRINCIPLES Arizona Ave
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The South Campus Master Plan is informed by a range of local, urban and environmental issues, including the existing Providence Saint John’s and adjacent buildings and uses, and climate conditions. The South Campus Master 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.
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The South Campus Master 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, and bicycles, and bringing the South Campus into closer alignment with the surrounding neighborhood grid, and enhancing visual connectivity and circulation in the area.
B.2 SANTA MONICA BOULEVARD ENHANCEMENTS
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The South Campus Master Plan envisions Santa Monica Boulevard being transformed between 20th and 23rd Streets to enhance the pedestrian experience and strengthen the connection between the North and South Campuses.
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Figure 3.6 Santa Monica Boulevard “Enhancements”
The open space and landscape design create a strong, cohesive integration of the entire Providence Saint John’s campus. Arizona Ave
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B.4 PAVING ENHANCEMENTS ON SANTA MONICA BOULEVARD AND 21ST STREET
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Figure 3.7 Integrated Open Space PAGE 22
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The South Campus Master Plan envisions paving enhancements and raised pedestrian crosswalks on Santa Monica Boulevard and 21st Street to enrich the environment for pedestrians and improve walkability.
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III. SOUTH CAMPUS MASTER PLAN VISION
Raised Pedestrian Crosswalk
Figure 3.8 Paving Enhancements on Santa Monica Boulevard and 21st Street PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
PLANNING PRINCIPLES Arizona Ave
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A new urban open space, Saint John’s Square, is created to complement the existing Mullin Plaza on the North Campus. In addition, a new linear communityoriented open space along Broadway, the South Garden, is created. In order to activate these new open spaces, pedestrian-oriented elements are planned in the ground floor of adjacent buildings, such as lobbies, entrances, related healthcare retail, coffee shops/cafés, and seating/gathering areas. Ground floors adjacent to these new open spaces will include large openings and glazing in order to enhance transparency, visibility and interaction for users.
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B.7 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.
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Figure 3.9 New Open Space
B.8 CONNECTIVITY
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The South Campus Master Plan envisions an enclosed pedestrian bridge across Santa Monica Boulevard to facilitate safe access for patients and staff. The pedestrian bridge is imperative for patient health, safety and wellness compared with at-grade street crossing. These bridges create a cohesively linked Health Center that provides for integrated, safe and controlled movement of people and sensitive medical equipment creating an efficient healthcare facility. A pedestrian linkage is also envisioned to connect the new buildings on either side of 21st Street for access by patients and staff.
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Building heights vary in response to climatic and adjacent conditions including solar orientation, shadowing and neighboring uses—low in the south toward Broadway and nearby residential uses, and higher on the north side of the South Campus toward Santa Monica Boulevard and across from the existing 92-foot Howard Keck Diagnostic Center and Chan Soon-Shiong Center for Life Sciences buildings.
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Figure 3.11 Functional Zoning PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Components
Figure 3.12 Connectivity III. SOUTH CAMPUS MASTER PLAN VISION
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PLANNING PRINCIPLES B.9 OPEN SPACE PLANNING CONCEPTS The South Campus Master Plan includes the following open space concepts:
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.
Arizona Ave North Lawn
Open Space and Landscaping Concept
North Lawn
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, a two-way street on the west, and 22nd Street—a one-way southbound street on the east of the new Saint John’s Square.
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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.
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Residential
Cloverfield Blvd
Parking Structure Schader
Saint John’s Way
S1
21st St.
20th Pl.
Verizon
Broadway
S6
S2
23rd St.
Geneva Plaza
22nd St.
Condominium
S
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 will be dedicated to pedestrians north of the existing apartment buildings (1417-1423 21st Street and Geneva Plaza senior housing at 1441 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.
Wellness Walk Existing North Campus Open Space South Campus Open Space and Landscape Enhanced Pedestrian Connectivity Phase 2 South Campus
0'
PAGE 24
50'
100'
200'
Figure 3.13 Planning Concepts for the South Campus Master Plan
III. SOUTH CAMPUS MASTER PLAN VISION
Phase 2 North Campus
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
PLANNING PRINCIPLES B.10 SITE DIAGRAM OF NEW/RELOCATED PROGRAM ELEMENTS The South Campus Master Plan locates new facilities for ambulatory care toward Santa Monica Boulevard closest to 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 middle of the South Campus. The new Child & Family Development Center which also includes the day care center (currently located on the North Campus), as well as visitor housing and 10 units of replacement multi-family housing are located towards Broadway.
Arizona Ave
North Lawn 1301
Although not part of the South Campus Master Plan, the anticipated uses for the North Campus Phase Two sites are shown to provide context. Parking Structure
Chan Soon-Shiong Soon-Shiong g Cente er for fo Life Sc Scien ciences
Diagnostic Center
AMBULATORY CARE
2001
Existing Mullin Plaza
2021
23rd St.
20th St.
PARKING/ ACTIVATED USES
AMBULATORY/ ACUTE CARE
Santa Monica Blvd
Parking Structure
MEDICAL RESEARCH
Saint John’s Medical/ Mixed Use Square AMBULATORY EDUCATION & CONFERENCE CENTER
Residential
CARE/ HEALTH & WELLNESS
MEDICAL RESEARCH
Cloverfield Blvd
JOHN WAYNE CANCER INSTITUTE / AMBULATORY CARE
2020
Schader
Saint John’s Way W
Broadway
VISITOR HOUSING
22nd St.
21st St.
CHILD & FAMILY DEVELOPMENT CENTER
20th Pl.
Verizon
MULTI FAMILY HOUSING
23rd St.
Condominium Geneva Plaza
S
PHASE 2 SOUTH CAMPUS 0'
50'
100'
200'
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Figure 3.14 Site Diagram of New Program Elements PHASE 2 NORTH CAMPUS
III. SOUTH CAMPUS MASTER PLAN VISION
PAGE 25
MASTER PLAN C. MASTER PLAN Open Space and Landscape The open space and landscape design play an important role in the South Campus Master Plan. The South Campus Master Plan includes a minimum of 35% open space consistent with DA Section 3.6.1. The South Campus open space consists of the following elements that are stitched together with a “Wellness Walk” that also connects to the North Campus: • Saint John’s Square adjacent to Santa Monica Boulevard • South Garden along Broadway • Courtyards and garden for the Child & Family Development Center, visitor housing, and multi-family apartment housing • Mid-block pedestrian paths • Landscaped areas around the retail and pedestrian level uses • New streetscape on the South Campus along Santa Monica Boulevard In addition, the South Campus Master Plan envisions the northern portion of 21st Street being vacated and becoming a “Living Street” that enhances the pedestrian-friendly environment.
Parking 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 South Campus Master Plan locates access to off-street 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. Providence Saint John’s has retained Walker Parking Consultants to prepare a parking demand study to assess its peak parking demand, including with the South Campus development, consistent with DA Section 3.9.2. Because Providence Saint John’s will operate as one site (with parking being located on both the North and South Campuses), Walker Parking Consultants has analyzed the peak parking demand for Providence Saint John’s, including both Phase One and Phase Two, to ensure that sufficient parking is provided to meet Providence Saint John’s entire peak parking demand. The South Campus Master Plan provides parking in the following locations: • Up to 5 levels of underground parking/ services under South Campus development including the northern portion of 21st Street . The site for multifamily housing may be a semi-subterranean parking structure. • Up to 3 levels of underground parking under Site 2I • 6 levels of above ground parking on Site 2I • Up to 3 levels of underground parking on Site 2C • Up to 3 levels of underground parking on Site 2D/2E • Bike parking will be included on the ground floor of the new North Campus parking structure on Site 2I and under some of the new buildings and at-grade within the open spaces. Upon completion of the Phase Two development, Providence Saint John’s will be able to satisfy its peak parking demand (for both Phase One and Phase Two) on land owned by Providence Saint John’s.
Bike Circulation 21st Street will have a one-way northbound bike lane and 22nd Street will accommodate a southbound one-way bike lane. Both bike lanes will connect to the existing bike lane along Broadway.
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III. SOUTH CAMPUS MASTER PLAN VISION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
MASTER PLAN C.1 GROUND SITE PLAN The South Campus Master Plan introduces activities and building features at the ground level of buildings to create a visually interesting and activated pedestrian environment. This is achieved by providing activating elements at the ground floor of all buildings, including lobbies, entrances, retail, and seating/ gathering areas, particularly around Saint John’s Square on the South Campus.
Arizona Ave 60' 60'
1301 4 FL
2I
Connective passageways are incorporated between buildings to facilitate pedestrian traffic and social gathering on campus, offering alternative paths of travel to street sidewalks. The passageways are intended to physically and visually link neighboring open spaces such as Saint John’s Square, the South Garden, and the Wellness Walk. Whenever possible, building entrances, lobbies and meeting rooms, information elements and other campus and landscape elements will be located at the terminus to these axes, or along their length, to encourage movement and visibility among the various spaces within the campus.
Chan Soon-Shiong Center For Life Sciences
Howard Keck Dianostic Center
RAMP
MAXIMUM HEIGHT 70'
23rd St.
20th St.
Parking Structure
Connective Passageways
4 FL
PARKING /
ACTIVATED
Vehicular and Pedestrian Circulation
2C MAX.
USES 60'
A vehicular drop-off and loading zone is contemplated on each of the two new streets for quick passenger-side drop-off, ambulance loading, and freight truck loading and unloading. Valet and drop-off services are proposed on the first level in the underground parking on the South Campus.
HEIGHT 95'
2D/2E AMBULATORY &
AMBULATORY CARE
2021
2001
MAXIMUM HEIGHT LOBBY 75'
LOBBY
ACUTE CARE
Bank
To strengthen the principle of activated spaces at Saint John’s Square, the northern portion of 21st Street is dedicated for pedestrian use. It will be usable for fire-truck access in case of emergencies. The southern portion of 21st Street is envisioned as northbound one-way. 21st Street is connected to 20th Place via a short one-way westbound connecting-street named Saint John’s Way.
Santa Monica Blvd MRI
SERVICE & LOADING
Residential
ONE-WAY
Cloverfield Blvd
Residential
SERVICE LOADING
Two way
TWO-WAY
LOBBY
38'-0"
Two way
EDUCATION & CONFERENCE CENTER
SERVICE & LOADING
SERVICE LOADING
BIKE LANE
S4 LOBBY
S3
One way
HEALTH AND WELLNESS
10'-0"
TWO-WAY
HEALTH RELATED SERVICES/ NEIGHBORHOOD COMMERCIAL USE/ RESTAURANT
LOBBY
Parking Structure
Medical/ Mixed Use
S5 JWCI
S3
One way
2020
Schader
SHADER DRIVE
CHILD & FAMILY DEVELOPMENT CENTER
Access
Geneva Plaza
S6 VISITOR
BIKE LANE
PLAY GROUND
HOUSING
S2 MULTI-FAMILY HOUSING HEALTH RELATED SERVICE/ COMMERCIAL @GFL
23rd St.
COURT
Condominium 22nd St.
DROP-OFF
S1
21st St.
2Oth Place
Verizon
One way
JOHN’S WAY SaintSAINT John’s Way
Access
Broadway Figure 3.15 South Campus Master Plan - Ground Floor Plan 0'
50'
100'
200'
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
PAGE 27
MASTER PLAN
Santa Monica MRI
S3
20
JWCI S5
5FL
SOUTH CAMPUS PROGRAM / USE BY BUILDING
Residential
Residential
Building Name
Approx. Building Floor Area
Child & Family Development Center
34,000 s.f.
S2
S3
Child & Family Development Center
25,000 sf
Day Care
15,000 sf
Multifamily Housing
West Ambulatory Care & Research Building
17,000 s.f. **
133,350 s.f.
S4
Education & Conference Center
40,000 s.f.
S
SHA
East Ambulatory Care & Research Building
144,350 s.f.
JOHN’S WAY SaintSAINT John’s Way
800 sf
Hospital/ Health Care Uses
60,500 sf
Medical Research Facilities (JWCI)
115,000 sf
Health and Wellness Center Restaurant or Neighborhood Commercial Uses or Health Related Services
5FL
One way BIKE LANE
HOUSING
22nd St.
S6
VISITOR
PLAY GROUND
3FL
Condomin
21st St.
DROP-OFF
2Oth Place
CHILD & FAMILY DEVELOPMENT CENTER
S6
Geneva Plaza
PAGE 28
50'
100'
III. SOUTH CAMPUS MASTER PLAN VISION
Visitor Housing
Total South Campus Master Plan Floor Area
44,000 s.f.
40,000 sf 5000 sf
Health-Related Services
6000 sf
Restaurant or Neighborhood Commercial Uses
5000 sf
Hospital/ Health Care Uses
100,000 sf
Medical Research Facilities
25,000 sf
Health and Wellness Center
35,000 sf
Restaurant or Neighborhood Commercial Uses
5,000 sf
Visitor Housing
6,000 sf Max. 40 units
396,500 sf
* This column shows the maximum floor area per use; however, the buildings will not achieve the maximums shown for each use. Greater maximums per use are provided to allow some use square footage flexibility within the buildings.
SOUTH CAMPUS MASTER PLAN OVERALL USE/PROGRAM
S2
3FL
MULTI-FAMILY HOUSING
Figure 3.16 South Campus Master Plan - Upper Floor Plan ' 200' 50
5000 sf
** Multifamily Housing is approximately 16,200 sf of the total 17,000 sf building. Per DA Section 3.14.2, the Multi-family Housing is not included for purposes of calculating the total vested Floor Area for the South Campus or for Phase Two combined.
Broadway 0'
6000 sf
Hospital/ Health Care Uses
Health Related Service
COURT
10 units
Neighborhood Commercial Uses
Education & Conference Center
S5
S1 4FL
Max. Floor Area/ Units per Use *
Vested Use
Multifamily Housing
SERVICE LOADING
Two way
EDUCATION & CONFERENCE CENTER
BIKE LANE
S4
EAST AMBULATORY CARE & RESEARCH BUILDING
One way
WEST AMBULATORY CARE & RESEARCH BUILDING
ONE-WAY
S1
TWO-WAY
Two way
The South Campus Master Plan program, including the locations and floor areas for each use, are summarized in the chart below. The total South Campus Master Plan program is 396,500 sf of Floor Area. Per DA Section 3.14.2, the replacement multi-family apartment building is not included in calculating the maximum floor area allowed by the DA for the South Campus.
6FL
SERVICE LOADING
king cture
Medical/ Mi
C.2 OVERALL SITE PLAN
Vested Use
Max. Floor Area/Units Per DA
Max. Floor Area by Use in South Campus Master Plan
Hospital/ Health Care
354,000 sf
165,500 sf (S3), (S4), and (S5)
Medical Research Facilities
140,000 sf
140,000 sf (S3) and (S5)
Health & Wellness Center
90,000 sf
41,000 sf (S3) and (S5)
Education & Conference Center
70,000 sf
40,000 sf (S4)
Child & Family Development Center
50,000 sf
25,000 sf (S1)
Health Related Services
40,000 sf
12,000 sf (S4) and (S5)
Day care
25,000 sf
15,000 sf (S1) 10,000 sf (S3, S4, S5) 5,000 sf (S2), (S3), (S4), and (S5)
Restaurants
10,000 sf
Neighborhood Commercial uses
5,000 sf
Visitor Housing
100 units
40 units (S6)
Multi-Family Replacement Housing
10 units
10 units (S2)
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
SELECTED RENDERINGS C.3 SELECTED RENDERINGS
VE. A A
ON
IZ AR
East Ambulatory Care & Research Building
2 3R
West Ambulatory Care & Research Building
22
ND
DS T.
Education & Conference Center
ST .
Multi-Family Housing Visitor Housing
ICA N MO LVD A B NT
Child & Family Development Center
21
SA
ST . ST
20 TH . PL
TH 20 . ST Figure 3.17 Aerial view looking north of Providence Saint John’s after South Campus Master Plan is implemented and Phase Two North Campus sites are developed PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
PAGE 29
SELECTED RENDERINGS
Multi-Family Housing
Visitor Housing East Ambulatory Care & Research Building Education & Conference Center
Saint John’s Square West Ambulatory Care & Research Building
Figure 3.18 Aerial view looking south of Providence Saint John’s after South Campus Master Plan is implemented and Phase Two North Campus sites are developed
PAGE 30
III. SOUTH CAMPUS MASTER PLAN VISION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
SELECTED RENDERINGS
Figure 3.19 Upper-level View of Mullin Plaza and Saint John’s Square looking south PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
PAGE 31
SELECTED RENDERINGS
Figure 3.20 Ground-level view from Mullin Plaza looking south toward Saint John’s Square and South Campus, with the pedestrian bridge over Santa Monica Boulevard
PAGE 32
III. SOUTH CAMPUS MASTER PLAN VISION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
SELECTED RENDERINGS
Figure 3.21 Ground-level view from Mullin Plaza looking east 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
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
PAGE 33
SELECTED RENDERINGS
Figure 3.22 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
PAGE 34
III. SOUTH CAMPUS MASTER PLAN VISION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
SELECTED RENDERINGS
Figure 3.23 Ground-level view from the lobby of the Education & Conference Center, looking northwest toward Saint John’s Square, Mullin Plaza and the North Campus
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
PAGE 35
SELECTED RENDERINGS
Figure 3.24 Ground-level view along new 22nd Street looking south, of the East Ambulatory Care and Research Building with the pedestrian connected passageway to Saint John’s Square in the right foreground, and Multifamily and Visitor Housing in the distance
PAGE 36
III. SOUTH CAMPUS MASTER PLAN VISION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
SELECTED RENDERINGS
Figure 3.25 Ground-level view of the intersection at Broadway and the new 22nd Street looking west, with the Multifamily and Visitor Housing in the right foreground, and the Child & Family Development Center in the left background
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
PAGE 37
SELECTED RENDERINGS
Figure 3.26 Ground-level view of the intersection at Broadway and 21st street looking west, with the Child & Family Development Center in the foreground
PAGE 38
III. SOUTH CAMPUS MASTER PLAN VISION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
SELECTED RENDERINGS
Figure 3.27 View of proposed parking structure along 20th Street on the North Campus PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
PAGE 39
DESIGN GUIDELINES D. DESIGN GUIDELINES D.1 ROOFSCAPES The new East Ambulatory Care & Research building, West Ambulatory Care & Research building, Education & Conference Center, Child & Family Development Center, Visitor Housing, and replacement Multi-family Housing building all maintain varying rooftop mechanical requirements according to their specific functions. A significant portion of a typical healthcare building roof is devoted to rooftop mechanical equipment and exhaust stacks. Despite setbacks that decrease the visible mass of the rooftop equipment, these elements require appropriate architectural treatment in order to minimize their visibility. The South Campus Master Plan envisions exhaust stacks and other equipment being clustered wherever feasible in enclosed penthouses, and collectively screened within a series of curvilinear or sculptural forms. In addition, the South Campus Master Plan incorporates sustainability rooftop features including green, vegetated portions and photovoltaic panels as applicable and feasible.
Arizona Ave
1301
Parking Structure
2I
Chan Soon-Shiong S g Cente er for fo Life Sc Scien ciences
Howard Keck Diagnostic Center
2001
2D/2E
Existing Mullin Plaza
2021
23rd St.
20th St.
2C
Santa Monica Blvd
2020
Medical/ Mixed Use
Saint John’s S5 Square
S3
S4
Residential
Cloverfield Blvd
Parking Structure Schader
Saint John’s Way
Geneva Plaza 21st St.
20th Pl.
S1
Broadway
0'
50'
100'
200'
S6 22nd St.
Verizon
S2
23rd St.
Condominium
S
Roofscapes South Campus Phase Two Buildings North Campus Phase Two Buildings
Figure 3.28 Roofscape Elements
PAGE 40
III. SOUTH CAMPUS MASTER PLAN VISION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
hitectural Design Guidelines
GUIDELINES G OPENDESIGN SPACE D.2 FRAMING OPEN SPACE To create an activated and welcoming environment and reinforce the distinctive identity of Providence Saint John’s, the South Campus Master Plan establishes Saint John’s Square to complement Mullin Plaza on the North Campus. These two large open spaces act as the primary gateway and arrival area to the entire Providence Saint John’s campus from the City along Santa Monica Boulevard. The open spaces are defined by surrounding buildings and enhanced with activation through pedestrian circulation and active ground floor uses. The building elements framing Saint John’s Square should be articulated with accent materials to draw attention and create visual interest in the façades.
Arizona Ave
1301
Parking Structure
2I
Chan Soon-Shiong S g Cente er for fo Life Sc Scien ciences
Howard Keck Diagnostic Center
2001
2D/2E
Existing Mullin Plaza
2021
23rd St.
20th St.
2C
Santa Monica Blvd
2020
Medical/ Mixed Use
Saint John’s S5 Square
S3
S4
Residential
Cloverfield Blvd
Parking Structure Schader
Saint John’s Way
50'
100'
200'
S6 22nd St.
21st St.
20th Pl.
Broadway
0'
Geneva Plaza
S1
Verizon
S2
23rd St.
Condominium
S
Open Space Framing South Campus Phase Two Buildings North Campus Phase Two Buildings
Figure 3.29 Framing Open Space
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
PAGE 41
D MATERIAL BUILDING MATERIALS & COLORS D.3 BUILDING MATERIALS AND COLORS To prescribe exterior design excellence, examples of building materials, colors and architectural expression are provided in the form of precedent images, suggesting examples of building articulation at the ground and upper levels, building corners, roof edges and main body/façade areas. Precedent images are also provided for suggested windows/ glazing treatments and material and color palette.
Arizona Ave
COLORS AND MATERIAL 1301
Colors and Materials
Parking Structure
2I
Colors and materials play a significant role in creating a cohesive image for the Providence Saint John’s campus. A palette of acceptable colors and materials is developed from the existing Santa Monica context as well as the goals and design principles of the South Campus Master Plan. The use of accent colors and materials are reserved for certain areas to achieve specific attention.
Chan Soon-Shiong S g Cente er for fo Life Sc Scien ciences
Howard Keck Diagnostic Center
COLORS AND MATERIAL
2001
ND MATERIAL
2D/2E
Existing Mullin Plaza
2021
23rd St.
20th St.
2C
Santa Monica Blvd
2020
Medical/ Mixed Use
Saint John’s S5 Square
S3
S4
Residential
Cloverfield Blvd
Parking Structure Schader
Saint John’s Way
21st St.
20th Pl.
S1
Broadway
0'
50'
100'
200'
S6 22nd St.
Verizon
S2
23rd St.
Condominium Geneva Plaza
S
Building Exterior Articulation South Campus Phase Two Buildings North Campus Phase Two Buildings
Figure 3.30 Building Materials and Colors
PAGE 42
III. SOUTH CAMPUS MASTER PLAN VISION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
BUILDING MATERIALS & COLORS Pedestrian Priorities and Transparency In order to strengthen the pedestrian experience of the project, the buildings located around key spaces including Saint John’s Square, along Santa Monica Boulevard, 21st Street, and the South Garden along Broadway will have a strong presence and large glazed areas, especially on the ground floor, in order to enhance transparency, visibility and interaction for users.
Color Color on the overall campus is derived from the natural or given state of a particular material, employing a variety of shades of light hues and whites as well as a variety of accent shades. The predominant use of light colors of materials and bright tones will visually connect the campus to the overall coloration of the City of Santa Monica and surrounding neighborhoods. Materials and colors should be applied in coordination with the expression of the typical building organization. Light and natural colors and materials should be consistently utilized for expressing the body and top portions of buildings. The base, on the other hand, should be reserved for richer, natural materials to articulate the importance of the pedestrian zone at the ground level.
Materials Building materials on South Campus comprise two basic categories—primary and secondary materials. Primary materials are those materials that form the majority of building surfaces, whereas secondary materials are employed as accents in less quantity and in specific locations. Building elements such as primary entrances, and bridges should be articulated with accent materials to draw attention and create visual interest in the façade. The following list of materials includes recommended primary and secondary materials.
Primary Building Materials Natural Stone, Precast Stone, Precast concrete panels, Cast-in-place concrete, Glass Fiber Reinforced Concrete panels.
Secondary Materials Metal, glass, specialized concrete masonry, Stucco Building materials and wall systems should be designed with an 80-year life span. The selection of durable materials for each individual wall system will contribute greatly to the life span of a building.
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
PAGE 43
ectural Design Guidelines
DESIGN GUIDELINES NNECTIONS D.4 BRIDGE CONNECTION Pedestrian bridges on upper floors connect buildings as well as South and North Campus together. Figure 3.31 shows the location of the new bridge connections. Bridges facilitate safe access and movement for patients, staff and support equipment between the medical uses on the North and South campuses. The bridges provide important connection for efficient operation of a healthcare campus. The bridges also frame the central open space, reinforce the gateway identity, and improve the efficiency of floor plates. In this sense, the physical linking of buildings is an extension of the contiguous network of the Providence Saint John’s open spaces.
Arizona Ave
1301
Parking Structure
2I
Chan Soon-Shiong S g Cente er for fo Life Sc Scien ciences
Howard Keck Diagnostic Center
2001
2021
Transparency is a critical component to bridge design, not only to create visual relief from within buildings, but to minimize the impact on connective passageways. Similarly, bridges should be as thin as possible to minimize mass and increase transparency. Only utilities necessary for heating or cooling the bridges themselves should be routed through them.
23rd St.
20th St.
2C 2D/2E
Existing Mullin Plaza
The pedestrian bridge connecting the South and North Campus is imperative for patient health, safety and wellness compared with at-grade street crossing.
Santa Monica Blvd
2020
Medical/ Mixed Use
Saint John’s S5 Square
S3
S4
Residential
Cloverfield Blvd
Parking Structure Schader
Saint John’s Way
Geneva Plaza 21st St.
20th Pl.
S1
Broadway
0'
50'
100'
200'
S6 22nd St.
Verizon
S2
23rd St.
Condominium
S
Bridge South Campus Phase Two Buildings North Campus Phase Two Buildings
Bridge
Figure 3.31 Bridge Connections
PAGE 44
III. SOUTH CAMPUS MASTER PLAN VISION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
SUN SHADING STUDIES 9:00 AM
12:00 PM
Summer Solstice June 21st
3:00 PM
E. SUN SHADING STUDIES The South Campus Master Plan optimizes solar illumination and exposure into the open spaces, gardens, courtyards, connective passageways and landscaped paths— including Saint John’s Square, the South Garden along Broadway, and the “Wellness Walk.” The open spaces are oriented to the south whenever possible. Building heights, setbacks and stepbacks have been established in response to solar orientation and shadowing conditions—low in the south toward Broadway and residential areas, and highest on the north toward Santa Monica Boulevard and the existing main hospital buildings on the North Campus. Furthermore, building configuration incorporates building openings and cuts toward the south to capture sunlight. The network of landscaped open spaces helps to enhance “solar corridors” through the entire Providence Saint John’s Campus, especially in the winter months with lower sun angles. Sun shadow studies have been performed for the following days and times:
Equinox March 20th September 22nd
• Summer Solstice, June 21, at 9 am, 12 noon and 3 pm • Winter Solstice, December 21, at 9 am, 12 noon and 3 pm • Equinox, around March 20 and September 22, at 9 am, 12 noon and 3 pm
Winter Solstice December 21st
Figure 3.33 Sun Shading Studies for the Equinox and Summer/Winter Solstices
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
III. SOUTH CAMPUS MASTER PLAN VISION
PAGE 45
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III. SOUTH CAMPUS MASTER PLAN VISION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Chapter IV Open Space
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
IV. OPEN SPACE
PAGE 47
ARIZONA AVENUE
A. OPEN SPACE AREAS HOWARD KECK DIAGNOSTIC CENTER
The 1998 Development Agreement between Providence Saint John’s and the City of Santa Monica 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, visitors, and neighbors.
CHAN-SOONSHIONG CENTER FOR LIFE SCIENCES
2I
2C
2021
2001
2D/2E 2D 2C
SANT ANTTA M MONICA N B ULEVA BOU V RD R
LEGEND SOUTH CAMPUS OPEN SPACE (SF) 82,136 SF (1.93 ACRES) MEDICAL/ MIXED USE
2020
The South Campus will house medical outpatient facilities dedicated to health and wellness, medical research (including replacement of the JWCI), an Education and Conference Center, health-related retail services, replacement of the existing Child & Family Development Center, visitor housing, and 10-units of replacement multi-family housing, all with important direct connections to adjacent open space areas. South Campus open space areas include plazas, gardens, playgrounds, walkways, and parkways. Per DA Section 3.6.1, the open space area calculation does not include paved parking areas, driveways, or internal roadways. .
BUILDINGS
S3
EXISTING NORTH CAMPUS BUILDINGS
S5 S3
PHASE TWO NORTH CAMPUS BUILDINGS
S4 S5
PHASE TWO SOUTH CAMPUS BUILDINGS BUILDING ROOFLINE
PARKING STRUCTURE
RESIDENTIAL
SSAIN AIN INT JO JOHN’S HN H N S WAY W
S1 CONDOMINIUM
S6
22ND 2 22N 2ND D ST SSTR TR REE EETT E
21ST STREET
VERIZON
20TH PLACE
G GENE VA PLAZA
S2
2I
PARKING
2C
AMBULATORY CARE
2D/2E
AMBULATORY/ ACUTE CARE
S1
CHILD AND FAMILY DEVELOPMENT CENTER
S2
MULTI-FAMILY HOUSING
S3
WEST AMBULATORY CARE / RESEARCH
S4
EDUCATION AND CONFERENCE CENTER
S5
EAST AMBULATORY CARE / RESEARCH
S6
VISITOR HOUSING
Figure 4.2 View of Existing Mullin Plaza & Howard Keck Diagnostic Center on the North Campus
BROADWAY
Figure 4.1 South Campus Open Space Area Calculation - Ground Floor Site Plan
PAGE 48
IV. OPEN SPACE
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
ARIZONA AVENUE
OPEN SPACE LEGEND
B. OPEN SPACE CONNECTIONS
1 EXISTING OPEN SPACE
CHAN-SOONSHIONG CENTER FOR LIFE SCIENCES
PHASE TWO SOUTH CAMPUS OPEN SPACE
HOWARD KECK DIAGNOSTIC CENTER
1.
EXISTING NORTH LAWN
2.
EXISTING SUNKEN GARDENS
3.
EXISTING NORTH GARDEN
4..
EXISTING JIMMY STEWART ROSE GARDEN
5.
EXISTING BOTTLE TREE WALK
6.
EXISTING MULLIN PLAZA
7.
SAINT JOHN’S SQUARE
8.
FORMAL STREETSCAPE
9.
SUN GARDEN
10.
ENHANCED STREETSCAPE
11.
COURTYARDS AND GARDENS
12.
SOUTH GARDEN
13.
CHILD AND FAMILY DEVELOPMENT CENTER GARDENS
An important design goal of the South Campus Master 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. Vehicular access through the Campus is provided in a loop down the two newly created streets and up into the North Campus around Mullin Plaza. A Wellness Walk weaves the various garden spaces on both Campuses together.
1301
PHASE TWO NORTH CAMPUS OPEN SPACE
3
11
6 6
2C 2C 2001
4
2
2
23RD STREET
2I
5
6
2D D//2 2E
2021
8
SANT ANTTA M MONICA BOU BO LEVA E RD EVA R MULLIN PLAZA
WELLNESS WALK
2020
BUILDING LEGEND
S5
7
S3
MEDICAL/ MIXED USE SANTA MONICA BOULEVARD
S3 PHASE TWO NORTH CAMPUS BUILDINGS
PHASE TWO NORTH CAMPUS BUILDINGS
S4 4 11
S5
PHASE TWO SOUTH CAMPUS BUILDINGS
RESIDENTIAL A BUILDING ROOFLINE
AMBULATORY CARE
CHILD AND FAMILY DEVELOPMENT CENTER
S2
MULTI-FAMILY HOUSING
S3
WEST AMBULATORY CARE / RESEARCH
S4
EDUCATION AND CONFERENCE CENTER
S5
EAST AMBULATORY CARE / RESEARCH
S6
VISITOR HOUSING
13 1 3
EXISTING + PROPOSED URBAN PLAZA VEHICULAR TRAFFIC LOOP WELLNESS WALK
9 GENEVA PLAZA AZ
S6 6
13 12
Figure 4.4 Open Space Connections Between North and South Campuses at Full Build-Out
11
VERIZON 2 20TH P CE PLA
S1
S1
20TH STREET
2D/2E
AMBULATORY/ ACUTE CARE
CONDOMINIUM
10
SA SSAIN A NTT JJO AIN OHN’S HN’ HN N’ WAY AY AY
22ND 22N 2ND 2N ND SST N STR TREE EET E E ET
2C
10
21ST STREET
PARKING
10
23RD STREET
PARKING STRUCTURE
PHASE TWO SOUTH CAMPUS BUILDINGS
2I
SAINT JOHN’S SQUARE
EXISTING BUILDINGS
EXISTING BUILDINGS
S2 12
BROADWAY
Figure 4.3 North and South Campus Open Space Elements - Ground Floor Site Plan
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
IV. OPEN SPACE
PAGE 49
URBAN SAN SSANT NTA MO M N NIC NICA ICA C BO BOULEVA BOU E RD EV EVA D
ENTRY PLAZA
SAINT JOHN’S SQUARE WELLNESS WALK CAFE AND SEATING
S3 S5 S4
S3
S5 Figure 4.5 Plaza Art
Figure 4.10 Raised Pedestrian Crosswalk
SAINT JOHN’S WAY Y
21ST 21S 2 1SS STR 1 TTR RE EET EE ET ET
S3 3
S5
ENHANCED STREETSCAPE SUN GARDEN
WELLNESS WALK
S1 ENTRY COURTYARD
20TH TH PLACE TH C
PLAYGROUND AND GARDENS
Figure 4.6 Wellness Walk
Figure 4.7 Wellness Walk
BROADWAY
22ND 2 2ND 2N 2 ND N D SSTR TTR RE EET EE ET
S6
SOUTH GARDEN
Figure 4.11 Plaza Paving
GARDEN Figure 4.9 South Campus Site Plan with Diagram of Urban and Garden Areas
South Campus: Urban and Garden Areas
Figure 4.8 Garden Path
PAGE 50
IV. OPEN SPACE
The South Campus is conceived as two very distinct open space types: Urban and Garden. The Urban areas are located along Santa Monica Boulevard, where the structures are larger, institutional in nature and the spaces are wider, paved and more open to accommodate influxes of pedestrians and promote interactions. The Garden areas are smaller scale, planted green spaces with narrower pedestrian paths surrounding mostly residential uses north of Broadway.
Figure 4.12 Streetscape Enhancements PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
ARIZONA AVENUE
WELLNESS WALK NORTH LAWN
C. OPEN SPACE GOALS •
Create a welcoming, pedestrian campus for Providence Saint John’s users, nearby medical office tenants, and residential neighbors, in keeping with the “compassionate, healing environment” ethic of Providence Saint John’s.
•
Contribute to Santa Monica’s civic spaces by creating a major urban open space, Saint John’s Square, with wide frontage on Santa Monica Boulevard and the flexibility to be configured for various and appropriate community events and recurring activities.
•
Foster a sense of place and wayfinding with a strong design sensibility, while highlighting Providence Saint John’s and the South Campus buildings.
•
Establish visual and landscaped connections between the North and South Campuses at Saint John’s Square, along enhanced streetscapes, and pedestrian walks.
•
Improve the pedestrian experience along Santa Monica Boulevard by opening up the vehicular corridor to new healthcare buildings on the South Campus at Saint John’s Square.
•
Establish a wide, shaded, accessible community Wellness Walk that spans both North and South Campuses, with fitness stations, distance markers, and places to rest. The Wellness Walk and Wellness Garden are intended to be used by local residents and visitors, staff, and patients of Providence Saint John’s.
•
Contribute to Santa Monica’s neighborhood parks by developing the South Garden, a new linear green space along Broadway.
•
Provide courtyards and gardens of various sizes to accommodate a range of uses. Gardens should tell a story relevant to the region and Providence Saint John’s mission, and inspire with beauty and innovation.
•
Design pedestrian friendly Enhanced Streetscapes to encourage community interaction, with planted parkways, shade trees, seating areas and upgraded paving.
•
Integrate pedestrian and bicycle pathways through the Campus, while keeping vehicular parking garage entries at the perimeter.
•
Provide planted and paved mid-block pedestrian passages between buildings to increase connections across Providence Saint John’s Campus.
1301 CHAN-SOONSHIONG CENTER FOR LIFE SCIENCES HOWARD KECK DIAGNOSTIC CENTER
NORTH GARDEN
JIMMY STEWART ROSE GARDEN
20TH STREET
2C
23RD STREET
2I
MULLIN PLAZA 2001
2D/2E E
2021
BUILDING LEGEND EXISTING NORTH CAMPUS BUILDINGS
SANT SAN ANT A ANTA NTTA MO N MON NICA ICA AB BOU OU ULEVA VA V ARD RD
PLAZA GARDENS MEDICAL/ MIXED USE
SAINT JOHN’S SQUARE
S3
WELLNESS WALK
PHASE TWO SOUTH CAMPUS BUILDINGS
CAFE AND SEATING
S5
2020
LOBBY GARDEN
S4
S3 ENHANCED STREETSCAPE
S5
WOODLAND GARDEN
PARKING STRUCTURE RESIDENTIALL
WELLNESS WALK 20TH STREET
ENHANCED STREETSCAPE
PHASE TWO NORTH CAMPUS BUILDINGS
SAINT JOHN’S WAY A
ENHANCED STREETSCAPE
BUILDING ROOFLINE
2I
PARKING
2C
AMBULATORY CARE
2D/2E
AMBULATORY/ ACUTE CARE
S1
CHILD AND FAMILY DEVELOPMENT CENTER
S2
MULTI-FAMILY HOUSING
S3
WEST AMBULATORY CARE / RESEARCH
S4
EDUCATION AND CONFERENCE CENTER
S5
EAST AMBULATORY CARE / RESEARCH
•
Incorporate public and private art into the design of outdoor spaces.
S6
VISITOR HOUSING
•
Consider limited low volume, recirculating water features for visual and sensory impact.
•
Select plant materials that are appropriate to the Santa Monica coastal zone and climate and have low water needs. Irrigation design should incorporate state of the art features that conserve water.
•
Storm water collection areas should be designed as aesthetically pleasing native gardens integrated into the South Campus Master Plan.
S1 SUN GARDEN
GENEVA PLAZA
CONDOMINIUM
PLAYGROUND 20TH PLA P CE E
VERIZON
S6 6
SOUTH GARDEN
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
22ND 22N 2 2N 2 ND N D ST SSTR TTR RE EET ETT E
21ST 21 2 1SSTT ST STTR REET
ENTRY COURTYARD
BROADWAY
S2
SOUTH GARDEN
Figure 4.13 Landscape Site Plan at Ground Floor Level IV. OPEN SPACE
PAGE 51
D. OPEN SPACE DEVELOPMENT GUIDELINES BY STAGE
STAGE A OPEN SPACE DEVELOPMENT
The South Campus Master Plan will be implemented in stages.The development stages are discussed further in Chapter VIII Implementation. Specific Open Space Development Guidelines have been developed for each stage, consistent with the Site Development Stages of Chapter VIII.
ARIZONA AVENUE
D.1 IMPLEMENTATION STAGE A: OPEN SPACE DEVELOPMENT GUIDELINES
CHAN-SOONNSHIONG CENTER FOR R LIFE E SCIENCES
Subject to City review and approval, develop a new streetscape along Santa Monica Boulevard between 20th Street and 21st Street to enhance the pedestrian environment and better integrate Providence Saint John’s into the community. Subject to City review and approval, plant new mature street trees on both sides of the street with the tree species and size to be approved by the Urban Forester.
•
Locate possible health-related retail services at the base of the John Wayne Cancer Institute along Santa Monica Boulevard open to paved pedestrian plazas, shaded with trees and populated with site amenities such as café tables, chairs, benches and umbrellas.
•
Create inviting enhanced streetscape along newly created 20th Place. This street forms the western border of the South Campus and serves as forecourt to the new Child &Family Development Center, John Wayne Cancer Institute and the West Ambulatory Care and Research Building. New street trees are planted in parkways. Seating areas, litter and recycling receptacles, bike racks and rain gardens will provide a gracious, welcoming introduction to the Campus.
•
Provide private and secure playgrounds and entry gardens for the Child & Family Development Center along 20th Place and 21st Street.
•
Provide gardens and courtyards adjacent to the new Multi-Family Housing along Broadway.
23RD 23R RD STR S EET ST E T EE
HOWARD KECK DIAGNOSTIC CENTER
•
BUILDING LEGEND EXISTING NORTH CAMPUS BUILDINGS
MULLIN PLAZA
PHASE TWO SOUTH CAMPUS BUILDINGS
SAN SANT S AN N A MO MONICA NIC BOU NICA B LEVARD LEVA RD D
PLAZA SEATING
S1
CHILD AND FAMILY DEVELOPMENT CENTER
S2
MULTI-FAMILY HOUSING
S3
WEST AMBULATORY CARE / RESEARCH
20TH STR REET E EE
ENHANCED STREETSCAPE
S3 S3
SAIN SSA A T JO JOHN’S HN’S WAY AY
S1
21ST 21S 1ST 1S ST STR T EET ET ET
ENHANCED STREETSCAPE
S S2 A Section
22ND 22N 22 2 2ND 2N 2 N ST STR S TR T REE EET E ET E
PLAYGROUND
20TH 2 0T 0 T PLA LACE LA CE
ENTRY COURTYARD
SOUTH GARDEN
BR DWAY BROA BROADWAY A
Figure 4.14 Site Plan Showing Stage A Open Space Development Guidelines PAGE 52
IV. OPEN SPACE
Figure 4.15 Section A: Example of Enhanced Streetscape PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Figure 4.16 Example of Children’s Play Area
Figure 4.18 Example of Plaza Seating
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Figure 4.17 Example of Bike Parking
Figure 4.19 Example of Stormwater Rain Gardens
IV. OPEN SPACE
PAGE 53
D.2 IMPLEMENTATION STAGE C: OPEN SPACE DEVELOPMENT GUIDELINES
STAGE B OPEN SPACE DEVELOPMENT ARIZ ZONA A AVEN A UE E
Improvements to Santa Monica Boulevard are proposed as part of the South Campus Master Plan. Raising a portion of Santa Monica Boulevard to sidewalk level between the newly created 20th Place and 22nd Street is proposed to enhance the pedestrian experience. Decorative asphalt patterning is proposed across the Boulevard to create a pedestrian-friendly environment. The addition of new street trees along both sides of Santa Monica Boulevard commenced during Implementation Stage A will be continued subject to approval by the Urban Forester.
•
Include a spacious and welcoming public plaza, Saint John’s Square, on the South Campus along Santa Monica Boulevard, across from and relating to the existing Mullin Plaza on the North Campus. The lobbies of the Education and Conference Center, John Wayne Cancer Institute, East Ambulatory Care & Research Building, and Health and Wellness Center will open directly to the new square.
•
Develop a Wellness Walk originating in the North Campus, crossing Santa Monica Boulevard, passing through Saint John’s Square, continuing down into the South Campus to Broadway and looping back to Saint John’s Square. The walk will be delineated with a distinctive paving pattern, with distance markers at fifty yards and quarter mile increments, in order to track the distance one has travelled. Outdoor fitness stations surrounded by gardens, shade trees, and benches, could also be located along the walk at regularly spaced intervals.
•
Create an inviting enhanced streetscape along the southern section of 21st Street between Saint John’s Square and Broadway and along newly constructed 22nd Street between Santa Monica Boulevard and Broadway. Planted parkways, seating areas, litter and recycling receptacles, bike racks and rain gardens provide a gracious circulation route for pedestrians, bicyclists and motorists.
•
Provide a mid-block Woodland Garden south of the Education and Conference Center with an art wall and tall evergreen trees to screen adjacent residential areas.
WOODLAND GARDEN
•
Include Visitor Housing on 22nd Street with private, appropriately-scaled patios and gardens for the enjoyment of short term residents while staying on the Providence Saint John’s Health Center Campus.
ENHANCED STREETSCAPE
•
Develop the South Garden along Broadway to include a portion of the Wellness Walk with fitness stations and additional recreational programming for the community. Provide shade trees, low water use plantings, seating areas, and bike parking.
•
Provide storm water rain gardens across the site to capture rain runoff and allow percolation back to the water table. The storm water garden designs will vary depending on their location: a linear mix of pocket gardens along the enhanced streetscapes, and wider, planted detention areas in garden spaces.
23RD 3 STREET STR TREET EE
HOWARD KECK DIAGNOSTIC CENTER
•
CHAN-SOONSHIONG CENTER FOR LIFE SCIENCES
BUILDING LEGEND EXISTING NORTH CAMPUS BUILDINGS PHASE TWO SOUTH CAMPUS BUILDINGS
MULLIN PLAZA
PLAZA GARDENS
S5
S3
CAFE AND SEATING
S4
ENHANCED STREETSCAPE
SA NT JO SSAIN OHN’S N’SS WA WAY AY
21ST 2 ST S T STR TR T RE EET EE ET E
20TH 0TH H PLA P CE PL E
S3
S5 S5
WELLNESS WALK
22ND 22N 2 22 2ND 2N 2 ND ND ST STR S TR T RE EE EET ET E T
SAINT JOHN’S SQUARE
SANTA SANT A MO ONICA NIC C BO BOU B O LEVA VARD VA R
RESIDENT NTIA IAL A
S1
2D/2E
AMBULATORY/ ACUTE CARE
S1
CHILD AND FAMILY DEVELOPMENT CENTER
S2
MULTI-FAMILY HOUSING
S3
WEST AMBULATORY CARE / RESEARCH
S4
EDUCATION AND CONFERENCE CENTER
S5
EAST AMBULATORY CARE / RESEARCH
S6
VISITOR HOUSING
SUN GARDEN GENEVA PLAZA
S2 S2 S6 6
SOUTH GARDEN
BROADWAY
Figure 4.20 Site Plan Showing the Stage C Open Space Development Guidelines
PAGE 54
IV. OPEN SPACE
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Saint John’s Square E. SAINT JOHN’S SQUARE
SANTA MONICA BOULEVARD
PLAZA GARDENS
•
Saint John’s Square is designed to allow for small-scale intimate events such as health fairs and musical performances with stage and seating areas, etc, as approved by Providence Saint John’s. Spaces will also be provided for individuals to read, eat lunch and socialize informally.
•
Include special enhanced pedestrian paving, colorful planted garden areas with tree canopy, and plenty of pedestrian amenities such as café tables, chairs, umbrellas and benches, on structure over the proposed below-grade parking garage.
•
Pedestrian paving will be light-colored, patterned and textured to reduce heat gain and add interest, scale and wayfinding qualities.
•
Possibly provide an appropriate water feature to activate Saint John’s Square, with the sight and sound of moving water.
•
Where appropriate, provide public or private art in plaza spaces, such as appropriately-scaled and themed sculpture and art walls.
CAFE SEATING WATER FEATURE
S3 CAFE AND SEATING
WELLNESS WALK
SCULPTURE
S5
GARDEN GROVE LOBBY GARDEN
20TH PLA ACE A
S4
S5 GARDEN SEATING
ART WALL
22N 2 22 2N ND STREET
S3
21ST STREET EETT
WOODLAND GARDEN
STREETSCAPE ENHANCEMENTS SUN GARDEN
SAINT JOHN’S WAY
Figure 4.21 Saint John’s Square with Ground Floor Building Footprints
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
1
Figure 4.22 Example of an Active Civic Plaza
IV. OPEN SPACE
PAGE 55
Saint John’s Square (continued)
S5 EAST AMBULATORY CARE AND RESEARCH
CAFE AND PLAZA SEATING
S4
EDUCATION AND CONFERENCE CENTER GROVE
S3 WEST AMBULATORY CARE AND RESEARCH
GROVE ART WALL BEYOND
HEALTH AND WELLNESS
HEALTH RELATED RETAIL SERVICES
Figure 4.23 Section B: Example of Saint John’s Square Looking South
PARKING BELOW
S3
Section B
S5 S5 EAST AMBULATORY CARE AND RESEARCH PLAZA SEATING
S4 EDUCATION AND CONFERENCE CENTER
S3
S4 S5
GARDEN GROVE ART WALL
C
Section
EXISTING ONEFLOOR RESIDENTIAL BUILDING
Figure 4.24 Section C: Example of Saint John’s Square Looking East
PAGE 56
IV. OPEN SPACE
PARKING BELOW
Figure 4.25 Saint John’s Square with Ground Floor Building Footprints
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
F. SAINT JOHN’S SQUARE PROGRAMMING
S5
S3
S3
S4
S5
Figure 4.26 Example of Health Fair Set-Up
S5
S3
S3
Figure 4.27 Health Fair Event
S4
S5 Figure 4.28 Example of a Small Musical Performance
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Figure 4.29 Jazz Performances
Figure 4.30 Tai Chi in the Square
IV. OPEN SPACE
PAGE 57
G. WELLNESS WALK ARIZONA AVENUE
NORTH LAWN 1301 CHAN-SOONSHIONG CENTER FOR LIFE E SCIENCES HOWARD KECK DIAGNOSTIC CENTER
NORTH GARDEN
JIMMY STEWART ROSE GARDEN
23RD STREET
2I
20TH STREET T
2C C MULLIN PLAZA
LEGEND
2C 2C 2001 1
EXISTING NORTH CAMPUS BUILDINGS
2021
PHASE TWO SOUTH CAMPUS BUILDINGS
SAINT JOHN’S SQUARE CAFE AND SEATING
S5 S4 4
S3 PARKING STRUCTURE
ENHANCED STREETSCAPE
S5 WOODLAND GARDEN
VERIZON
20TH H PLA ACE
RESIDENTIAL A
ENHANCED STREETSCAPE
S5 EAST AMBULATORY CARE AND RESEARCH
BUILDING ROOFLINE
S3
D Section CONDOMINIUM
SAIN AIN INTT JOHN’S JO OHN’S N WAY WA WA AY Y
S1
SUN GARDEN
PLAYGROUND
21ST 21S 1SSTT STR TTR REET EETT EE
ENHANCED STREETSCAPE
GENEVA PLAZA
S6 S 6
22ND 22N 2ND STR TRE TR EET ET ET
2020
Figure 4.33 Fitness Station
PHASE TWO NORTH CAMPUS BUILDINGS
2 /2 2D /2E E
SANT N A MO ONICA IC BOU B LEVA LEV VARD D
Figure 4.32 Wellness Walk
S2
2I
PARKING
2C
AMBULATORY CARE
2D/2E
AMBULATORY/ ACUTE CARE
S1
CHILD AND FAMILY DEVELOPMENT CENTER
S2
MULTI-FAMILY HOUSING
S3
WEST AMBULATORY CARE / RESEARCH
S4
EDUCATION AND CONFERENCE CENTER
S5
EAST AMBULATORY CARE / RESEARCH
S6
VISITOR HOUSING
S6 VISITOR HOUSING
Shade Trees
10’ Wide Wellness Walk
Fitness Station Bench Seating
WELLNESS WALK
BROADWAY
SOUTH GARDEN
Figure 4.34 Section D: Example of Wellness Walk and Sun Garden, Looking West
Figure 4.31 Proposed Wellness Walk
PAGE 58
IV. OPEN SPACE
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
ARIZONA AVENUE
S A N TA MON I C A B OU L E VA R D
H. REPRESENTATIVE TREE TYPES
I ndian Laurel Fig (Exist ing) Ficus microcarpa ‘Nit ida’ CHAN-SOONSHIONG CENTER FOR LIFE SCIENCES
Lemon-Scent ed Gum (Proposed) Eucalypt us cit riodora
SAINT JOHN’S S QU A R E
The proposed tree selections represent an ultimate vision for the South Campus development, trees that may be appropriate for street trees and open space areas. All new trees will be subject to review and approval by the appropriate City decision-making body, including the Architectural Review Board and the Urban Forester. Tree selections will be respectful and comply with the City Urban Forest Master Plan to enhance the urban forest.
HOWARD KECK DIAGNOSTIC CENTER
2I
Crape Myrt le Jacaranda Drake Elm Ulmus parvif olia ‘Drake’ J a c a r a n d a m i m o s i f o l i a Lagerst roemia indica
Santa Monica Boulevard is currently planted with mature Indian Laurel Fig trees, a tree identified by the Urban Forester as a good canopy tree, but not one to be approved for future development along the boulevard. The Urban Forest Master Plan does not currently specify an approved replacement tree. The Lemon-Scented Gum is proposed as an appropriately-scaled, skyline, placemaking replacement tree for this major entry boulevard to Santa Monica.
Jacaranda (Existing and Proposed) Jacaranda mimosifolia
Proposed infill trees along existing 21st Street and Broadway will comply with the Urban Forest Master Plan list, as reviewed and approved by the Urban Forester. Brisbane Box is proposed as the street tree for 20th Place and 22nd Street, which are new streets to be created as part of the South Campus development.
21ST STREET
2C
2D/2E 2D /2E /2 MULLIN PLAZA
2C C
20TH P L A C E AN D 22ND STREET
SANTA MONICA BOULEVARD B ri s b a n e B o x (P ro p o s e d )
SAINT JOHN’S SQUARE
Lophost emon conf ert us
S5 ENHANCED STREETSCAPE
S4 4
S3
S5
ENHANCED STREETSCAPE
22ND STREET
20TH PLACE
S3
RESI S DENT SI DENTIIAL
ENTRY COURTYARD
S1
21ST STREET
SAINT JOHN’S WAY
SUN GARDEN GENEVA PLAZA
WOODLAND GARDEN
SUN GA R D E N , W OOD LAND GA R D E N
S2 2
Fern Pine Podocarpus gracilior
Coast Live Oak Quercus agrif olia
Toyon Het eromeles arbut if olia
Columbia London Plane Platanus acerifolia ‘Columbia’
S OU T H GA R D E N
S6 6
PLAYGROUND
Crape Myrt le Lagerst roemia indica
B R OA D WAY
SOUTH GARDEN
BROADWAY
Figure 4.35 Diagram showing locations of proposed tree types Red Flowering Gum Eucalypt us f icif olia
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Japanese Pagoda Tree (Proposed) Sophora japonica ‘Regent ’
IV. OPEN SPACE
PAGE 59
I. LANDSCAPE AND SUSTAINABILITY GUIDELINES •
All landscaping will conform to City requirements, including Santa Monica’s Water-Efficient Landscape and Irrigation Standards and Urban Forest Master Plan. All landscaping is subject to review and approval by the City’s Architectural Review Board.
•
Native California plants and selections from similar climates are preferred. Plants will have a Water Use Classification of Landscape Species rating of Low to Medium to the extent possible, and be grouped by hydrozone.
•
The use of turf grass will be very limited. Grass species that need less water than turf for meadow areas are anticipated. Artificial turf will not be used.
•
Use tree canopies and planted areas to improve the microclimate and enhance natural ventilation around structures.
•
Plants that are toxic, irritating to the touch or cause high allergic reactions will not be used.
•
Permeable, inert materials such as bark mulch, decomposed granite and decorative gravel should be considered in conjunction with plant materials to conserve water. Mulch will be kept at least 24” away from tree trunks to avoid water borne diseases.
•
Irrigation design will comply with all City, State and Federal regulations, including California’s Model Local Water Efficient Landscape Ordinance. Automatic irrigation controllers using soil moisture or evapotranspiration data are required to minimize unnecessary irrigation. Use of available reclaimed water from the City’s runoff treatment plant for irrigation is anticipated, if available.
•
The use of ADA accessible permeable pedestrian paving along the enhanced streetscapes, the Wellness Walk, and in courtyards and patios will be maximized to reduce runoff, glare and the heat island effect of wide expanses of paving.
Figure 4.36 Examples of Sustainable Landscape Elements
PAGE 60
IV. OPEN SPACE
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Chapter V Circulation
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
V. CIRCULATION
PAGE 61
PAGE 62
V. CIRCULATION
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
A. GENERAL CIRCULATION POLICIES A.1 OPENING THE GRID In order to create a more community-oriented environment, the South Campus Master Plan opens up the street grid and increases compatibility of the surrounding blocks by introducing two new streets, 20th Place and 22nd Street, between Santa Monica Boulevard and Broadway. Please see Figure 5.5, New Streets Diagram and Figure 5.6, Traffic Lane Modification Diagram. These new streets aim to improve vehicular, bicycle, and pedestrian circulation and permeability in the area South of Santa Monica Boulevard between 20th Street and Cloverfield. Ultimately, they will disperse vehicular access, reduce traffic volumes on 21st Street and nearby streets, and prioritize access for Geneva Plaza and neighboring residential buildings. Providence Saint John’s proposes a new vehicle loading/unloading zone along 21st Street (east side) directly in front of Geneva Plaza to provide convenient access for its residents. The new streets will also enhance compatibility with the local community street grid, to make the blocks less bulky and more pedestrian friendly. Currently, both the North and South Campuses are “super blocks” given that buildings with larger footprints are generally needed to accommodate programs related to a hospital setting. By scaling back the South Campus block’s bulkiness, the site will become more pedestrian-friendly, thus inviting outdoor activities. Moreover, these new streets will also facilitate access to below-grade parking structures on the South Campus, without having to penetrate or burden Santa Monica Boulevard or Broadway. Lastly, these new streets will facilitate patient/visitor/childcare drop-off in a safe manner and also provide appropriate loading/unloading of supplies to new buildings. Logistical support (including trash collection) for each of the buildings will also be easier to manage from these new streets.
A.2 OVERALL LOOP ROAD CONCEPT Two new streets, 20th Place and 22nd Street, along with the existing Mullin Plaza driveway, create a circulation loop that circles the Campus. This loop will help facilitate better and continuous circulation around the site. These new streets give additional options for southbound movement in addition to the existing 20th Street, 23rd Street, and Cloverfield Boulevard.
A.3 PARKING CONCEPT The circulation loop will also help access below-grade parking entries and exits. There are multiple levels of parking below the buildings on the South Campus (and new beneath the Phase Two North Campus sites). Additionally, the new parking structure on 20th Street will add to the overall parking supply and help address Providence Saint John’s parking needs while the South Campus Phase Two sites undergo construction.
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A.4 CREATING A PEDESTRIAN FRIENDLY-CAMPUS By creating opportunities for vehicular circulation on the outer parts of the site, the rest of the site is freed up for pedestrian circulation. The different design elements of this pedestrian circulation include: Wellness Walk (Figure 5.1) A sinuous “Wellness Walk” is configured to connect both North and South Campuses. The Walk is activated by programming elements, pavilions, and activities related to health and wellness. The Wellness Walk complements health and wellness programs on the South Campus. For example, with the enhanced ability to provide physical medicine and rehabilitative services on the South Campus, one goal is to use the new Wellness Walk as a place for current and former patients to continue their post-acute rehabilitation. This could be for patients who have had health issues related to surgery, heart, and cardiac conditions, stroke, neurology, and a host of other conditions. Garden Concept (Figure 5.2) Landscape elements in the middle of the site to integrate the two campuses as a primarily pedestrian zone, while providing a green landscaped edge to the new buildings. Vehicular circulation and access to parking are provided in an efficient “loop road” system behind the buildings.
Figure 5.1 Wellness Walk
Figure 5.2 Garden Concept
Figure 5.3 Central Urban Plaza
Figure 5.4 Living Street
Smaller garden/green areas are also provided to create areas of refuge, quiet, and solitude. These areas are intended to be used by visitors, including employees, patients, and local community residents. Central Urban Plaza (Figure 5.3) The concept is organized around a large central plaza to visually connect the North and South Campuses across Santa Monica Boulevard as a cohesive whole. Buildings are engaged at the edges of the plaza to enhance the pedestrian environment and form a strong identity. Living Streets (Figure 5.4) A pedestrian-oriented “Living Street” is incorporated to link the site from Santa Monica Boulevard to Broadway, defining lively gathering spaces, reinforcing a vibrant open space environment, and optimizing walkability for users. This concept transforms the existing 21st Street, which will be enlivened with street features and landscape elements to encourage pedestrian use.
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Figure 5.5 New Streets PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
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Figure 5.6 Traffic Lane Modification PAGE 66
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B. VEHICULAR CIRCULATION SANTA MONICA BOULEVARD
B.1 SANTA MONICA BOULEVARD STREETSCAPE IMPROVEMENT
TWO-WAY
Key Elements of the Circulation Plan Include: • Maintain existing signalized intersections on Santa Monica Boulevard at 20th Street, Providence Saint John’s outbound driveway, Providence Saint John’s inbound driveway, and 23rd Street. • Modify striping as needed to provide a new westbound left-turn lane on Santa Monica Boulevard to provide access to the new 20th Place located west of 21st Street. 20th Place will be a two-way street connecting Santa Monica Boulevard with Broadway. • Extend the length of the eastbound left-turn lane on Santa Monica Boulevard at the intersection with the Providence Saint John’s inbound driveway (which is feasible due to closure/vacation of a portion of 21st Street on the south side of Santa Monica Boulevard). This will reduce the potential for vehicle queuing into the through-traffic lanes. • Increase the width of the existing pedestrian crossing on the east leg of the intersection with the Providence Saint John’s inbound driveway so that it extends to the new 22nd Street. • Modify striping as needed to provide a westbound left-turn lane on Santa Monica Boulevard at the intersection with the new 22nd Street, with traffic movements controlled by the existing traffic signal controller at the Providence Saint John’s inbound driveway. The new 22nd Street will be southbound only to Broadway.
ONE-WAY
The South Campus Master Plan maintains the existing functionality of Santa Monica Boulevard while enhancing the pedestrian experience and connectivity between the North and South sides of Santa Monica Boulevard. New pedestrian crossings are provided while maintaining existing traffic signal “green” time provided to Santa Monica Boulevard intersections. See Figure 5.6, Traffic Lane Modification Diagram.
BROADWAY BROADWAY
Figure 5.7 Enlarged Street Plans
B.2 NEW LOCATIONS OF TRAFFIC SIGNALS To facilitate safe and efficient access to and from the South Campus for motorists, bicyclists, and pedestrians, new traffic signals are planned on Broadway at 20th Place and 22nd Street. The signalized intersections will aid in dispersing South Campus vehicles, thereby decreasing reliance on Santa Monica Boulevard for access. It is noted that the existing pedestrian crossing equipment on Broadway at the 21st Street intersection is recommended for removal in favor of controlled pedestrian traffic signal phasing at 20th Place and 22nd Street. See Figure 5.5, New Streets Diagram.
B.3 NEW STREETS—20TH PLACE AND 22ND STREET. 20th Place and 22nd Street are added between Santa Monica Boulevard and Broadway. See Figure 5.7, Enlarged Street Plans. The following provides a description of the cross-sections for these new northsouth streets: a. 20th Place • 45-foot overall cross-section width (street and sidewalks)
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
• 5-foot wide sidewalk on the west side, 6 to 8-foot wide sidewalk on the east side. • 32 to 34-foot wide roadway for moving traffic and street parking/drop-off. • 2-way vehicular traffic (one lane in each direction). • East curb is designated for street parking, passenger loading, and commercial loading. • Stop sign-controlled northbound right-turn only to minimize traffic impacts at intersection with Santa Monica Boulevard. • Separate southbound lanes for left-turns and right-turns at intersection with Broadway (to minimize traffic signal “green time” allocated to 20th Place). b. 22nd Street • 46-foot overall cross-section width. • 10-foot wide sidewalk on the west side, 8-foot wide sidewalk on the east side. • 28-foot wide roadway for moving traffic and street parking/drop-off. • One lane southbound for one-way vehicular traffic.
• Class II southbound bike lane (to connect Santa Monica Boulevard with existing Class II bike lanes on Broadway). • West curb is designated for street parking, passenger loading, and commercial loading.
B.4 DROP-OFF & PICK-UP 20th Place and 22nd Street will provide curbside passenger loading zones to facilitate safe visitor and patient drop-off and pick-up of visitors to South Campus facilities. These curbside passenger loading zones will be secondary to the primary drop-off/pick-up areas provided within the first level of the on-site below-grade parking structure. The intent of the curbside passenger loading zones is to facilitate safe and efficient passenger drop-off and pick-up on the South Campus by private vehicles, taxis, and para-transit vehicles. This will minimize potential disruptions to vehicular and bicycle traffic that might otherwise occur related to vehicles stopping in driving lanes.
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B.5 21ST STREET. The existing 21st Street will be vacated for vehicular traffic from Santa Monica Boulevard to the northerly property line of the residential building located at 1423 21st Street. 21st Street will remain a public street south thereof to Broadway. See Figure 5.5, New Streets Disgram and Figure 5.7, Enlarged Street Plans. The vacated portion of 21st Street is intended for pedestrian and bicycle access as well as emergency vehicle access. This reconfiguration of vehicular circulation on 21st Street will create an attractive condition for the residents of 21st Street by eliminating through-traffic on 21st Street and by discouraging non-resident use of the street. The vacated portion of 21st Street will continue to provide pedestrian access from Broadway to Santa Monica Boulevard and will also provide bicycle access. It will enhance the pedestrian environment and aid in activating Saint John’s Square. The roadway could be re-paved with pervious materials or pavers with integrated landscaping to create a soothing area for pedestrian use. Vehicular access from Broadway would be northbound only for existing residential building occupants on 21st Street. This circulation plan is enhanced by limiting through-traffic on 21st Street, as well as providing increased connectivity to Broadway and Santa Monica Boulevard via a new Saint John’s Way, which is a one-way westbound street connecting to the new 20th Place. Vehicles using Saint John’s Way would then have the option of turning north or southbound on 20th Place, to Santa Monica Boulevard or Broadway, respectively. The modified 21st Street, from Broadway to Santa Monica Boulevard, will be designed with street-side improvements and landscape elements to become a “Living Street”. This will encourage pedestrian movement throughout the area. Cross-section is as follows: • Maintain existing 50-foot overall cross-section width. • Maintain existing 10-foot wide sidewalks on both sides westbound. • South of new Saint John’s Way, provide one lane for northbound one-way vehicular traffic and street parking along east curb. • Metered parking will remain near the Geneva Tower building for residents and/ or visitors of Geneva Tower and the residential building to the north. • Class II Bike lane going northbound and extending to Santa Monica Boulevard.
B.6 SAINT JOHN’S WAY The new Saint John’s Way (westbound direction only) connects the new 20th Place and existing 21st Street. It will provide enhanced vehicular, bicycle and pedestrian circulation. Saint John’s Way will limit the reliance on Santa Monica Boulevard to facilitate local circulation by providing a circulation loop between 20th Place. Broadway, and 21st Street. Saint John’s Way improves circulation for the existing residential properties on 21st Street by providing access to both Santa Monica Boulevard and Broadway. New cross-section is as follows: • 30-foot overall cross-section width. • 5-foot wide sidewalks on each side. • 20-foot wide one-way westbound travel lane. • South curb is designated for street parking.
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B.7 MAJOR STREET CROSS-SECTIONS
Figure 5.8 Major Street Cross Sections
Figure 5.8 draws a side-by-side comparison between the three modes of access: pedestrian, bicyclist, and vehicles. Such comparisons are taken from key locations (along 20th Place, 22nd Street, and 21st Street) where you can see the spatial relationship between visitors/patients, bicycles, and vehicles. Note the facade of the building pulls back at the ground floor to provide pedestrians the right of way; additionally, protective canopies for patient drop-offs along 20th Place allow for private access by patients.
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
B.8 TUNNELS UNDER SANTA MONICA BOULEVARD Two vehicular links (tunnels) under Santa Monica Boulevard are envisioned to allow vehicular circulation between the North and South Campus. These tunnels will facilitate shared use of the parking between the North and South Campuses by providing an alternative to driving across Santa Monica Boulevard. Existing utilities within Santa Monica Boulevard will be protected or temporarily relocated to facilitate construction of the new vehicular tunnel. It is anticipated that the tunnel will be below existing utilities. • Figure 5.9 illustrates the East Tunnel which is envisioned to connect Site S5 on the South Campus to Site 2D on the North Campus. • Figure 5.10 illustrates the West Tunnel which is envisioned to connect Site S3 on the South Campus to Site 2C on the North Campus.
Figure 5.9 East Tunnel
Figure 5.10 West Tunnel
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C. FIRE & EMERGENCY ACCESS The two new streets that have been provided, 20th Place and 22nd Street, will provide fire department and fire-truck access to most of the South Campus buildings. The vacated northern part of 21st Street in Saint John’s Plaza will serve as fire-truck access in case of emergency. In these emergency situations, the new bollards at Santa Monica Boulevard and the north end of the modified 21st Street will be removed to facilitate access by emergency vehicles. The existing Geneva Plaza building and adjacent residential apartments will be accessed from the southern part of 21st Street. Emergency and fire-trucks will gain access to these buildings from 21st Street. Emergency vehicles will exit the area by entering 20th Place to the west, via the new connector street, Saint John’s Way.
D. SITE, BUILDING LOGISTICS AND SUPPORT D.1 DESIGN GUIDELINES The following design guidelines for traffic flow routes, roadway approaches, dock approaches, truck positions, dock height and loading platforms will be implemented where possible and to the extent feasible: 1. On-Site Traffic Flow: a. An entrance driveway should be large enough to handle the turning radius of the longest truck serving the location. For efficiency and safety, permit trucks should be driven forward onto property, rather than backed up. b. Right-angle turns onto the site should have a minimum inside radius of 26’ and a minimum outside radius of 50’. c. One-way access roads should be at least 13’ wide and two-way roads that are at least 26’ wide. d. Employee / visitor roadways should be separate from truck traffic. 2. Roadway Approach: a. Trucks should be permitted to drive in rather than back in. b. If a right-angle intersection is required, a 50’ radius should be planned for commercial vehicles (see figure 5.9). c. The design approach of roadways should also allow for counterclockwise traffic circulation, as it is easier for drivers to make left-hand turns and to back trailers into a dock bay from this position. 3. Dock Approach (Apron Space): a. The dock approach should be the area used when backing vehicles into position. This area can be a level, depressed (angled toward the building), or inclined approach (slightly angled away from the building). An ideal design is a slightly inclined approach that does not inhibit the positioning of trailers, but allows water runoff away from the building. b. Ideally, the slope of the dock apron / approach should be 6% or less. The slope should not exceed 10%.
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4. Truck Positions: a. It is recommended that each truck bay be at least 12’ wide to provide sufficient space to back the trailers (generally 8’-0” to 8’-6” wide) squarely to the dock. 5. Dock Height: a. A dock area should be flexible enough to accommodate any vehicle. Dock height of 48” is recommended. 6. Loading Platform: a. Provide a clear platform, at least 15’ wide, behind the dock bays. This will improve visibility, permit pallets to be maneuvered efficiently behind the trailers, allow two-way pallet traffic parallel to the dock face, and provide adequate temporary staging space to expedite truck off-loads.
Figure 5.11 Loading/Unloading Zones
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E. BIKE CIRCULATION & BIKE PARKING
F. PEDESTRIAN CIRCULATION
E.1 BIKE CIRCULATION
F.1 21ST STREET AS A “LIVING STREET”
The bicycle circulation in the area is shown in Figure5.12. Two new bicycle paths are added on the South Campus connecting Santa Monica Boulevard and Broadway. • A Class II southbound bike lane is added on the new 22nd Street to connect Santa Monica Boulevard with the existing Class II bike lane on Broadway. • A Class II northbound bike lane is added on 21st connecting Broadway to Santa Monica Boulevard.
E.2 BIKE PARKING As illustrated on Figure 5.12, bicycle parking will be provided in the Parking Structure on site 2I, at the periphery of Saint John’s Square, within the new buildings or subterranean garage, in areas along the South Garden and Broadway, and other potentially other locations on the Campus. There will be a mix of Class I and Class II bicycle parking. 1. Class I Class I bicycle parking protects the entire bicycle and its components from theft, vandalism or inclement weather. Class I bicycle parking is appropriate for long-term (two hours to all day) bicycle parking such as at employment sites, schools and transit stations/stops. It is also important at sites where bicycles are left overnight for several days such as airports, train stations and of course, multi-family residential units. Class I bicycle parking is planned for the Providence Saint John’s site in areas that are conveniently located for employees and other visitors that need longer-term bicycle storage.
21st Street is transformed into a “Living Street” to link the site from Mullin Plaza to Broadway. The Living Street defines lively gathering spaces, reinforcing a vibrant open space and optimizing walkability. Street-side improvements and landscape elements will be provided to enhance this street so that it becomes a focal point for pedestrian use.
F.2 PARKING TO BUILDINGS Access to future buildings on both the South and North Campuses will be through a series of carefully located elevator and stair locations to facilitate the movement of pedestrians from the below grade parking structures to buildings on the Campus. These vertical transportation elements will bring pedestrians to building lobbies from where they will be able to walk to their intended destinations. In some cases, transfer elevators will be provided from the parking structures to speed the movement of pedestrians and to improve the experience of using the site.
F.3 PEDESTRIAN BRIDGE ABOVE SANTA MONICA BOULEVARD An enclosed pedestrian bridge across Santa Monica Boulevard will connect the North and South Campus allowing for transportation of patients across the Boulevard. The pedestrian bridge is imperative for patient health, safety and wellness compared with at-grade street crossing. This is anticipated to be a light and airy structure that will connect the S5 site with the 2C site (Figure 5.13).
2. Class II Class II bicycle parking is a bicycle rack to which a bicycle frame and at least one wheel can be secured with a user provided U-lock or padlock and cable. Racks that provide two points of contact prevent bikes from pivoting and falling over. Class II bicycle parking is appropriate for short-term parking where the typical parking duration is less than two hours. They can be thought of as serving the customer or visitor parking demand for locations such as retail stores, libraries, dental and medical offices, office buildings and at apartments/ condominiums. There will be additional Class II bike parking provided on the Providence Saint John’s campus.
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Figure 5.12 Bicycle routes and parking areas PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
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1
G. PARKING Parking planning and design for the South Campus Master Plan required 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.
ARIZONA AVENUE
The South Campus Master Plan’s parking solution is comprehensive. It addresses 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.
2I
-Parking Structure
-Future Medical Use
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 analyses the peak parking demand from both Phase One and Phase Two combined assuming full occupancy.
-Ambulatory Services
-Pedestrian Bridge over Santa Monica Boulevard
SANTA MONICA BLVD
S3
G.1 PARKING DEMAND
S5
-Saint John’s Court
-Ambulatory Services
-Ambulatory Services
Legend
23RD STREET
22 ST STREET
S6
SCHADER
S1
Circulation Elevator Core Staircase
Child and Family -Day Care Development Center Child & Family
SCA L E : 1"=5 0'-0" '-0 50'
100'
S6
S2
-Parking -South Garden
0'
21ST STREET
-Education and -Conference Conference -Education Center
20TH STREET
S4
SOUTH GARDEN BROADWAY
200'
CLOVERFIELD BOULEVARD
Consistent with Section 3.9.2(c) of the DA, the Parking Study projects peak parking demand based upon an analysis of shared parking resulting for visitors to the Campus utilizing different uses during the same trip or from different peak parking demands for various uses, public transportation access to the Campus, and the effects of Providence Saint John’s transportation demand management program. Key inputs into the parking demand model are as follows: 1. Parking demand ratios – expressed in spaces per some unit of measure such as 1,000 square feet or number of bedrooms. 2. Drive ratios – these are applied to parking demand ratios to reflect local conditions such as use of transit, carpooling, trips by bicycle, etc. 3. Non-captive ratios – this factor reflects that visitors to some uses are already parked on site while visiting another use. 4. Time of day/day of week/time of year – these factors reflect changes in demand over the course of a weekday or weekend, as well as during specific months of the year.
22D
MULLIN PLAZA
-Visitors Housing (40Units) Units) (40 -Parking -Multifamily Housing Replaced 10 units -Retail
Figure 5.13 Connecting Bridges and Access to Uses
The Parking Study identifies the parking demand at peak periods for the uses specified in the program. The parking demand at peak for Providence Saint John’s (both North and South Campuses and Phase One and Phase Two) upon Phase Two build-out is approximately 2,618 (See Figure 5.15, Walker Parking Demand Study). Below is a summary of the peak parking demand by user group.
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Figure 5.14 On-Street Parking PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
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459 spaces.
Figure 5.15 Parking Demand PROVIDENCE SAINT JOHN’S PEAK PARKING DEMAND AFTER PHASE TWO BUILD-OUT
The Building On Site 2I will consist of all parking (with some bicycle parking).
User Group
This Parking Structure will consist of the following attributes:
G.3 PARKING SUPPLY–20TH STREET STRUCTURE
Employee
1,420
Patients and Visitors
1,111
Conference Center Visitors
69
Conference Center Employees
18
Total
2,618
Figure 5.16 Parking Supply PROVIDENCE SAINT JOHN’S PARKING SUPPLY AT PHASE TWO BUILD-OUT
• Maximize parking on this site by combining above and below grade parking. (3 levels below grade and 6 levels above grade). • Anticipated separate entry/exit points from 20th Street to upper and lower parking levels. • Portion of ground level to be used for non-parking use (i.e. bicycle parking). • Use long-span construction to maximize allowable building area. • Vehicular circulation is anticipated via single-thread helix utilizing parked ramps. • All new parking spaces are self-park. • Approximate parking total is 945 spaces.
G.4 DIAGRAMS User Group South Campus Subterranean Parking
1,588
South Campus Multi-Family Housing Parking
15 Approx.
North Campus Site 2C
138
North Campus Site 2D/E
321
North Campus Site 2I
945
Existing Parking to Remain (Emergency, Loading, Plaza)
29
Total
Figure 5.17 illustrates the parking areas and access to each of the main 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
3,036
G.2 PARKING SUPPLY–UNDERGROUND CONCEPT The South Campus Master Plan and Phase Two planning for the North Campus locates a majority of site parking in below-grade structures. The below-grade parking consist of the following: • On the South Campus, multi-level subterranean parking is located beneath all South Campus buildings except for S2 (the 10-unit replacement Multi-Family Housing). • Use of a structural grid system to align with structure for buildings above. • Vehicular circulation is via ramping down from street level. This will occur at the new 20th Place and the new 22nd Street. • Potential for vehicular links (tunnel) to the below-grade parking from the South Campus to the North Campus to facilitate vehicular movement through the campus. • Approximate parking total is 1,588 spaces below-grade on the South Campus. There is also underground parking located under Sites 2C and 2D/E on the North Campus. For site 2C and 2D/E: • The approximate parking total below grade on these two sites is approximately
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Figure 5.17 New Parking PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
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H. GROUND PARKING PLAN–RAMPS Figure 5.12 shows the parking entries to all the below-grade parking structures in red. The parking entries to the South Campus structures can be accessed and exited from 20th Place and 22nd Street rather than from Santa Monica Boulevard or Broadway. The parking entry to the parking structure below Building 2C uses an extension of 20th Place on the North Campus to access the structure. The parking structure below Building 2D/2E is accessed from an alley connecting 23rd Street and the existing Mullin driveway. The below-grade and above-grade parking in Building 2I is accessed from 20th Street.
Figure 5.18 Ground Parking Plan - Ramps
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Chapter VI Development Standards
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A. GENERAL DEVELOPMENT STANDARDS Santa Monica Blvd
110'
MRI
5FL
2020
S3 W West Ambulatory Care & Research Building
150'
JWCI
45' (20'min.)
S5 S4
5FL
Education & Center Conference Cen enter Max. Height 110’
35' Max. Height 94’
East Ambulatory Care & Research Building Max. Height 110’
Residential 30'
Property Line
Parking Structure
Medical/ Mixed Use
6FL
Property Line
A strong pedestrian-oriented campus will create a welcoming, appealing setting and distinctive identity for Providence Saint John’s integrating both North and South Campuses. Within the framework of the new open spaces, a number of buildings are planned that will add to the character, quality, and mix of uses within the area as a whole. They will enrich and extend the existing Providence Saint John’s health care and research uses, and will house a range of uses including a new facility for the John Wayne Cancer Institute, Health-Related Retail and Services, an Education and Conference Center, Health & Wellness Center uses, a Child & Family Development Center, Visitor Housing and replacement Multi-family Housing. The new and replacement uses will add diversity and complexity to the area, while addressing citywide health care needs and enhancing the Providence Saint John’s Campus as a vibrant area within Santa Monica.
30' Property Line
15'
15'
Property P op r y Line L ne
5'
35’
Residential
S6 10'
Vi it Visitor Housing Hou
6' Max. Height 90’
5' 5'
7FL 40'
35'
3FL Property Line
Broadway
Figure 6.1 South Campus Designated Development Areas * Maximum Heights do not include roof top elements
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
36'
S2
The buildings in the South Campus will contribute to the unique identity of Providence Saint John’s, strengthened by the creation of a well-composed and human-scaled sequence of open spaces that support a wide range of activity. This part of the South Campus Master Plan focuses on the design of buildings in terms of the following aspects:
5'
4FL
Multifamily y Housing g Max. Height 50’
30'
Geneva Plaza
5'
amily Child & F Family Developm lopm ment m Development Ce e er Center
8'
Condominium
22nd Street
Max. Height 60’
100'
4FL 21st Street
20th Place
Saint John’s Way
S1
This Chapter provides the Development Standards—including building floor areas, uses, setbacks, stepbacks, façade modulation and maximum building heights—for all properties in the South Campus. Regarding the North Campus Phase Two sites, the limitations to the specific building floor areas, setbacks, and maximum heights for the North Campus are already provided in the 1998 Development Agreement. General, relevant guidelines regarding building modulation and façade articulation for the North Campus properties are included here to ensure the creation of a cohesive overall identity and environment for the entire Providence Saint John’s Campus.
• • • • •
The activities that the buildings accommodate The way in which buildings relate to open spaces, streets and other buildings Building scale and massing Architectural treatment and uses of materials Accommodation of parking and service functions.
Regarding architectural style, the South Campus Master Plan picks up and relates to the existing buildings on the North Campus and surrounding neighborhoods, while allowing each building to have its own distinctive character. Along Santa Monica Boulevard and around Saint John’s Square, the East and West Ambulatory Care & Research Buildings and the Education and Conference Center embrace the curved forms of the existing North Campus buildings. Toward the south along Broadway, the Child & Family Development Center, Visitor Housing and Multifamily Housing buildings have their own identity relating to the lower residential/neighborhood scale in this area. In general, the South Campus Master Plan also encourages the design of buildings that contribute positively to the spatial experience of the South Campus and help activate the gathering spaces, plazas, gardens, pathways, and streets.
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Defining Open Spaces New buildings will be modulated and shaped to define open spaces with a human scale, including plazas and streetscapes—particularly the key open spaces of Saint John’s Square and the South Garden.
Creating Neighborhood and Identity Buildings are designed and located to create clearly defined identities, while contributing to an overall unique sense of place. It is critical to consider and design the overall façade character of each building to have a positive and harmonious relationship to its immediate context and neighboring buildings/sites, while also acknowledging the technology-driven programmatic functions housed within these buildings. Parking and service areas are vital to the successful operation of South Campus buildings and will be appropriately located and screened from public view.
Connection to “Broadway/Colorado Activity Center” The 2010 Land Use and Circulation Element (LUCE) document of the City of Santa Monica cites the Broadway/Colorado neighborhood area—which is immediately adjacent to the south of the Providence Saint John’s South Campus site property line along Broadway—as one of the “Activity Centers” for the City to “provide focal points for community services and improved vitality at strategic places within the City.” The LUCE states that the Broadway/Colorado Activity Center will provide “affordable and workforce housing” as well as “neighborhood services that support healthcare services and office uses.” The South Campus Master Plan provides program uses, building heights, setbacks and locations to complement the City’s aspirations for the Broadway/Colorado Activity Center.
Treatment of Ground-Floor Activities and elements are introduced at the ground level of buildings to contribute to a vibrant, visually interesting, and pedestrian-friendly environment. These include the use of glazed “storefront” volumes, canopies, seating, and architectural articulation of the visitor/patient drop-off areas on the new 20th Place and 22nd Street. Providing an increased floor-to-floor height will also enhance a civic quality at the ground-floor level.
Middle Scale Elements The concept of a “middle scale” is envisioned for Saint John’s Square, to provide a transition and human scale between the lower landscape elements at the ground floor and the taller buildings around the Square. This “middle scale” is established by introducing various elements in or at the edges of the Square such as cafés, kiosks, exterior stairs, canopies, trellises, building massing elements, etc. In particular, a kiosk/café element with non-fixed outdoor seating is located within Saint John’s Square. Loose and movable seating will help to provide a lively focus to activate pedestrian activity in the Square.
Connection to Existing Facilities Buildings will be designed to relate to and complement existing structures, including the existing North Campus facilities, in order to create an overall distinctive, cohesive identity for the entire Providence Saint John’s Campus. The South Campus Master Plan incorporates landscape areas and gardens as a buffer zone around the existing residential buildings and Geneva Plaza south of PAGE 82
VI. DEVELOPMENT STANDARDS
Site S4, particularly a garden between the Education & Conference Center and the residential buildings to the south.
Parking and Access Access to Buildings S1, S3, S4, S5, and S6 is provided in a multi-level subterranean garage with continuous parking floors that connect with elevators and stairs directly to the uses above. The access to the parking is through two controlled entrances from 20th Place and 22nd Street. Drop-off and pick-up zones are provided on 20th Place and 22nd Street. Valet, drop-off and other vehicular drop-off and pick-up locations will be provided in the subterranean garage. The Multi-Family Housing (Site S2) will have parking on its own site in a semi-subterranean structure under the building.
Key Building Elements Key building elements have been identified to add visual character in an effort to promote creativity and overall design excellence. These elements include lobby entries, prominent portions of the building façades, and trellises on rooftop terraces. The design will incorporate these key elements to add character and strengthen the identity of each building. The configuration and impact of how each building meets the sky will be carefully modulated by considering specific heights and variation in the upper floor and roofscapes.
Sustainable Materials High-quality building, landscape and hardscape materials will be employed, that are durable, lasting, and aesthetically appealing. The design of all buildings will reduce life-cycle environmental impacts, by employing “green” building design practices and sustainability elements, especially for the west and south-facing facades.
Roofscape Elements Projecting roof elements, including mechanical equipment, exhaust pipes, elevator overrides, HVAC and other equipment will be limited to the extent reasonable necessary, screened appropriately and set back from edges of the roofs to the extent possible. The South Campus Master Plan envisions exhaust stacks and other equipment being clustered wherever feasible and enclosed in penthouses (above the last usable deck) or collectively screened from view as appropriate.‘ All roof tops will be designed to accommodate photovoltaic systems in line with Cal Green requirements and City of Santa Monica Sustainable Cities program guidelines. Where necessary, the roof of the mechanical penthouse may be designed to receive photovoltaic panels.
Designated Buildings & Associated Open Spaces The South Campus Master Plan area is divided into six Designated Building Sites and their associated open spaces—each with specific policies and property development standards aimed at achieving the overall vision and enhancing the area. The Development Policies describe the design treatments for these buildings, setting forth provisions for allowable uses, parking requirements, setbacks and easements, building heights, and the design treatment of ground level areas and building facades. Public art may become an integral and creative part of the campus.
B. BUILDING PROGRAM Figure 6.2 includes a summary of the South Campus Master Plan program, including each building’s Floor Area and the maximum Floor Area of each use in the individual buildings. The individual use maximums for each building are larger than the total Floor Area of the building to allow limited use flexibility. S1—Child and Family Development Center Located at the southwest corner of the site, the replacement Child & Family Development Center is bordered by 20th Place on the west, the connecting Saint John’s Way to the north, 21st Street to the east, and Broadway on the south. The Child & Family Development Center (S1) will include both the uses “Day Care” and “Child and Family Development Center” as defined in Sections 3.3.1(e) and (d) of the DA respectively. S2—Replacement Multifamily Housing This building is situated in the southeast portion of the site east of the new one-way (southbound) 22nd Street, relating to the existing surrounding condominium and residential buildings. It is programmed to include modest and appropriate Neighborhood Commercial Uses to activate the edge of Broadway as a community amenity in synergy with the proposed South Garden. The multifamily housing building (S2) will include 10 units of rental housing, including two units set aside as affordable units, pursuant to DA Section 3.14.2 in order to replace the 10 multi-family housing units located at 1417-1423 21st Street that will be demolished as part of South Campus Master Plan implementation. Per DA Section 3.14.2, the replacement multi-family apartment building is not included in calculating the maximum Floor Area allowed by the DA for the South Campus. S3—West Ambulatory Care & Research This prominent building defines Saint John’s Square on the west, while incorporating the gateway pedestrian bridge over Santa Monica Boulevard. It accommodates ambulatory care (a Hospital/Health Care Use per DA Exhibit “G”), Medical Research Facilities (defined in DA Section 3.3.1(1)), including the replacement John Wayne Cancer Institute, Health and Wellness Center uses per DA Section 3.3.1(g), space for Restaurant and Neighborhood Commercial Uses, as well as a vehicular drop-off and entrance to Saint John’s Square on the new proposed 20th Place. S4—Education & Conference Center As the centerpiece on the south edge of Saint John’s Square, the Education & Conference Center includes uses specified in DA Section 3.3.1(f) including conference uses as well as Hospital/Health Care uses, Health-Related Services and space for Restaurant and Neighborhood Commercial Uses. S5—East Ambulatory Care & Research Similar to S3, this highly visible building fronts Santa Monica Boulevard, defining the eastern edge of Saint John’s Square. It accommodates a diverse range of uses, including ambulatory care (a Hospital/Health Care Use per DA Exhibit “G”), Medical Research Facilities (defined in DA Section 3.3.1(1)), Health and
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Wellness Center uses per DA Section 3.3.1(g), and Health-Related Services (including health-related retail) pursuant to DA Section 3.3.1(h), space for Restaurant and Neighborhood Commercial Uses as well as a vehicular drop-off and entrance to Saint John’s Square on the new proposed 22nd Street (oneway southbound). S6—Visitor Housing Located between the existing Geneva Plaza building on the west, and the new S2—Multifamily Housing on the east, this building is directly adjacent to the future proposed South Garden along Broadway Avenue. The Visitor Housing (S6) includes approximately 40 units of Visitor Housing (defined in DA Section 3.3.1(s)).
SOUTH CAMPUS PROGRAM / USE BY BUILDING Building Name
S1
Child & Family Development Center
Approx. Building Floor Area
34,000 s.f.
Max. Floor Area/ Units per Use *
Vested Use Child & Family Development Center
25,000 sf
Day Care
15,000 sf
Multifamily Housing S2
S3
Multifamily Housing
West Ambulatory Care & Research Building
17,000 s.f. **
133,350 s.f.
10 units
Neighborhood Commercial Uses
800 sf
Hospital/ Health Care Uses
60,500 sf
Medical Research Facilities (JWCI)
115,000 sf
Health and Wellness Center Restaurant or Neighborhood Commercial Uses or Health Related Services
6000 sf 5000 sf
Education & Conference Center
S4
S5
S6
Education & Conference Center
East Ambulatory Care & Research Building
Visitor Housing
Total South Campus Master Plan Floor Area
40,000 s.f.
144,350 s.f.
44,000 s.f.
40,000 sf
Hospital/ Health Care Uses
5000 sf
Health-Related Services
6000 sf
Restaurant or Neighborhood Commercial Uses
5000 sf
Hospital/ Health Care Uses
100,000 sf
Medical Research Facilities
25,000 sf
Health and Wellness Center
35,000 sf
Restaurant or Neighborhood Commercial Uses
5,000 sf
Health Related Service
6,000 sf
Visitor Housing
Max. 40 units
396,500 sf
* This column shows the maximum floor area per use; however, the buildings will not achieve the maximums shown for each use. Greater maximums per use are provided to allow some use square footage flexibility within the buildings. ** Multifamily Housing is approximately 16,200 sf of the total 17,000 sf building. Per DA Section 3.14.2, the Multi-family Housing is not included for purposes of calculating the total vested Floor Area for the South Campus or for Phase Two combined.
Figure 6.2 South Campus Building Program PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
VI. DEVELOPMENT STANDARDS
PAGE 83
C. MINIMUM DISTANCES, SETBACKS & MAXIMUM BUILDING HEIGHTS
Santa Monica Blvd
S3 West Ambulatory Care & Research Building
S5 S4
5FL
Education & Conference Center Max. Height 110’
Max. Height 94’
6FL
JWCI
45' (20'min.)
35'
East Ambulatory Care & Research Building Max. Height 110’
Residential 30'
Property Line
Parking Structure
150'
Property Line
1417 Residential
The South Campus Master Plan provides key minimum distances between buildings and sites. These have been established with the goals of defining and strengthening the sequence of open spaces and ensuring adequate space for the landscape and hardscape elements between buildings. These key minimum distances are set between new buildings, between new and existing buildings, and where relevant from curbs to new buildings. The South Campus Master Plan also specifies stepbacks on buildings at several key locations to modulate building massing and enhance the relationship of buildings to open spaces.
C.1 REQUIRED MINIMUM DISTANCES
• 30'
• • Property Line
MRI
5FL
2020
2210 Medical/ Mixed Use
110'
15'
15'
Property Line
5'
•
•
1423
S6 10'
Visitor Housing
6' Max. Height 90’
5' 5'
7FL 40'
35'
3FL
36'
• •
S2
5'
4FL
Multifamily Housing Max. Height 50’
30'
1441 Geneva Plaza
5'
Child & Family Development Center
8'
Condominium
22nd Street
Max. Height 60’
100'
S1
4FL 21st Street
20th Place
35’
Saint John’s Way
• • • • • •
Property Line
Broadway
Figure 6.3 Minimum distances, setbacks & maximum building heights * Maximum Heights do not include roof top elements
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VI. DEVELOPMENT STANDARDS
• • • • • • •
110 feet for Saint John’s Square, from the property line at Santa Monica Boulevard to the façade of S4 Building. 150 feet for Saint John’s Square between the S3 and S5 Buildings. 15 feet from the property line at Santa Monica Boulevard to the façades of S3 and S5 Buildings. 35 feet from the east façade of the existing Medical Office Building’s (2020 Santa Monica Boulevard) Parking Structure, to the west façade of S1 and S3 buildings, to provide sufficient space for a 32’ right-of-way and sidewalks on both sides of the new 20th Place. 30 feet from the west façade of the existing Medical/Mixed-Use building (2210 Santa Monica Boulevard), to the east façade of S5 Building, property line, to provide sufficient space for the 28’ right-of-way and sidewalks on both sides of the new 22nd Street. 30 feet from the south façade of S4 to the property line of the existing residential buildings. 10’ of horizontal projection is allowed for shading devices/ architectural elements 5 feet from the east property line of the existing residential building at 1417 and 1423 21st Street, to the west façade of S5 Building. 10 feet from the east property line of the existing Geneva Plaza building, to the S6 façade. 100 feet between S5 and S6 Building facades. 35 feet between S3 and S1 Building facades. 8 feet between the S1 Building and the curb on 21st Street. 6 feet from the curb of 20th Place to the façade of S1 Building. 40 feet from the property line along Broadway, to S6 Building to ensure space for the new South Garden. This distance is the same as the depth of the South Campus property south of the existing Geneva Plaza Building. 340 feet from the property line along Broadway to S2 Building. 5 feet from the eastern curb of 22nd Street to the edge of S2 Building. 5 feet from the western curb of 22nd Street to the edge of S6 Building. 36 feet between S6 and S2 Buildings. 5 feet from the north façade of S2 Building to the shared property line with the existing Schader Condominium building to the north. 5 feet from the east façade of S2 Building to the east property line. Subterranean parking, basements and utilities may extend to the property line and are not subject to any setbacks
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
C.2 BUILDING HEIGHTS
X
Y OP
BUILDING [ PARCEL(S) NUMBER, FULLY OR PARTIALLY OCCUPIED]
= +150.00 0
S5 5
SOUTH CAMPUS SITE AREA
S3 S3 L+M+N+O 4 = +148.55
Q
AVERAGE NATURAL GRADE OF 4 CORNERS OF PARCEL (S)
S1 [33,34,35] S2 [40] S3 [33,34,35] S4 [36,37] S5 [39]
R
S6 [39]
AVERAGE NATURAL GRADE
+148.55 +149.97 +148.55 +150.00 [Average of PQRSTX]
+150.05
Figure 6.5 Average Natural Grade for each building
S6
S1 S1 N
V
S+T+X+Y SS+T S+T+X
LL+M+N+O L+M +M M 4 = +148.55
M
W
+150.05 = +150
S
T
S2 U
T+U+V+W 4 = +149.97
The maximum building height is provided for each building on the South Campus on Figure 6.3. The maximum heights set forth on Figure 6.3 do not include projecting 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. The height of projecting roof elements varies based on the rooftop mechanical equipment required for the particular building’s use(s). The following projections for rooftop equipment are anticipated: • West and East Ambulatory Care and Research Buildings (S3 and S5): rooftop mechanical equipment may project up to 25 feet above structural deck and exhaust stacks may project up to 40 feet from structural deck. Elevators stops at the roof may require elevator shaft to project 25’ from the structural deck. • Education & Conference Center, Child and Family Development Center (S1), Visitor Housing and Multi-Family Housing buildings: rooftop vents and stacks may project up to 11 feet from the structural deck. . Elevators stops at the roof may require elevator shaft to project 25’ from the structural deck. Design of the buildings will include appropriate architectural treatment in order to minimize the visibility of these elements. Further, exhaust stacks and other equipment will be clustered wherever feasible (towards the center of the roof away from building edges) in enclosed penthouses or collectively screened. In addition, the South Campus Master Plan incorporates sustainability rooftop features including green, vegetated portions and photovoltaic panels where feasible and appropriate. In addition to these maximum building heights, the South Campus Master Plan includes guidelines and recommendations for the further modulation and articulation of each building in terms of massing, façade design and relationship to adjacent buildings and open spaces. The goal is to create visual interest, particularly at the upper levels of buildings. A floor-to-floor minimum height at the ground level of 17’ is established for the West Ambulatory Care & Research Building (S3), the Education & Conference (S4), and the East Ambulatory Care & Research (S5), in order to enhance a vibrant, active environment and interface with pedestrians at the ground-level throughout the South Campus.
C.3 AVERAGE NATURAL GRADE Figure 6.4 Calculation of the average natural grade for each building
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Building Height is measured from Average Natural Grade per DA Section 1.4.4. Figure 6.4 to the left documents where the four corners of the parcels are located and the grade levels of each of these locations. Figure 6.5 below provides the Average Natural Grade for each building.
VI. DEVELOPMENT STANDARDS
PAGE 85
S1 Child & Family Development Center Approximately 34,000 sf 3 to 4 Stories, 60’ maximum height, not including roof top projections 4F
L
35 mi ’ n.
Daycare
hn
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Child & Family Development Center
Jo
60’
W ay
Secure Playground
S
ai
nt
21s tS tre et
20t
hP
lac
e
Tw o
35’
-W ay
20’
mi
n.
6’
So
G uth
Stepback for 20 feet average stepback above the third floor from the property line along Broadway and will step up to four stories (60’)
3F
D. S1 CHILD & FAMILY DEVELOPMENT CENTER Located at the southwest corner of the site, the new Child & Family Development Center is bordered by 20th Place on the west, the connecting Saint John’s Way to the north, 21st Street to the east, and Broadway on the south. The building is configured to incorporate two courtyards—a larger playground opening to the west and 20th Place, and a smaller garden court oriented east toward 21st Street and the existing Geneva Plaza building. Parking for employees and visitors will be provided underground and accessed through a ramp and entrance under the S3 West Ambulatory Care and Research Building. There will be a drop off zone provided on 20th Place for parents dropping children off for daycare.
D.1 TOTAL PROPOSED BUILDING PROGRAM & AREAS The building has a maximum floor area of 34,000 SF. A maximum of 25,000 SF will be devoted to the Day Care use as defined in DA Section 3.7.2(a) and 3.7.3.1(e). A maximum of 50,000 SF will be devoted to the Child & Family Development Center use as defined in DA Section 3.3.1(d).
L
Dro
D.2 HEIGHTS AND STEPBACKS
p-O
ff w
ad
pe
rty
Lin
Bro
45’
Pro
-4 stories with a maximum height of 60 feet,not including roof top projections. Rooftop vents and stacks may project up to 11 feet from the structural deck. Elevators stops at the roof may require elevator shaft to project 25’ from the structural deck.
ay
e
The building will stepback for 20 feet average stepback above the third floor ( max 45 feet) from the property line along Broadway and will step up to four stories (60 feet) towards the north.
Figure 6.6 Aerial view looking north of Building S1—Child & Family Development Center S2 Multifamily Housing Approximately 17,000 sf 4 Stories, 56’ maximum height, not including roof top projections
5’ mi n.
Exterior Circulation / Open Space
5’ n. mi
Average step back of 3 feet for every 40’ length of facade above second floor along Broadway Broadway
5’ n. mi
30 mi ’ n.
4F
L
Ground Floor Health-Related Service/ Neighborhood Commercial Uses
E. S2 MULTI-FAMILY HOUSING This 10-unit multi-family building is situated in the southeast portion of the site east of the new one-way 22nd Street, relating to the existing surrounding condominium and residential buildings. At the ground floor, limited HealthRelated Services, and/or Neighborhood Commercial Uses and common uses for the residents are proposed to activate the edge of Broadway as a community amenity in synergy with the proposed South Garden. The site will include parking for the units and visitors. This may be in a subterranean or a semisubterranean garage under the site.
E.1 TOTAL PROPOSED BUILDING PROGRAM & AREAS 56’
22 On nd S e-W tre ay et
ine
yL
rt pe
Pro
en
ard
G uth
So
ine
yL
Pro
rt pe
The building has 10 two- bedroom, one- bath units of which two will be deedrestricted affordable per the requirements of the Development Agreement (Sections 3.13 and 3.14.1(b)). Up to a maximum of 17,000 SF will be devoted to replacement Multi-Family Housing as defined in DA Section 3.3.1(m). Pursuant to DA Section 3.14.2, the Floor Area for the Replacement Multi-Family Housing is excluded from the South Campus Phase Two total Floor Area maximum and the Phase Two total Floor Area maximum. A maximum of 800 SF will be devoted to Neighborhood Commercial Uses as defined in DA Section 3.3.1(n) Common spaces for the use of the residents will be included in the building program.
ay dw
Figure 6.7 Aerial view looking north of Building S2—Multifamily Housing
PAGE 86
VI. DEVELOPMENT STANDARDS
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
E.2 HEIGHTS AND STEPBACKS 4 stories with a maximum height of 56 feet, not including roof top projections. Rooftop vents and stacks may project up to 11 feet from the structural deck. There will be an average stepback of 3 feet for every 40 feet length of façade above the second floor along Broadway. Balcony and or bay windows may be used to create modulation and or stepbacks. Stair enclosure (with a maximum height of 15 feet) for existing from the underground parking may be provided within the 40 feet setback between Broadway and the building fascade.
F. S3 WEST AMBULATORY CARE & RESEARCH BUILDING This prominent building defines Saint John’s Square on the west, while incorporating the pedestrian bridge over Santa Monica Boulevard. It accommodates ambulatory care (Hospital/Health Care Use), Medical Research Facilities (including the replacement John Wayne Cancer Institute), and Health and Wellness Center uses. A pedestrian drop-off and entrance to Saint John’s Square is incorporated at a ground-level passageway connected to the new 20th Place on the west. At the ground level on the northeast corner, the building accommodates space for Restaurant and Neighborhood Commercial Uses. The building is projected to engage closely with Saint John’s Square, to strengthen
the interface with pedestrians. On the eastern edge of the building, a curved path connects to Mullin Plaza and the North Campus. Parking for employees and visitors will be provided underground and accessed through a ramp and entrance just south of the drop- off zone. Valet and drop-off, will be provided in the subterranean parking under the South Campus buildings.
F.1 TOTAL PROPOSED BUILDING PROGRAM & AREAS The building has a maximum floor area of 133,350 SF. A maximum of 60,500 SF will be available for ambulatory care (a Hospital/Health Care Use per DA Exhibit “G”). A maximum of 115,000 SF will be available for Medical Research Facilities (defined in DA Section 3.3.1(1)), including the replacement John Wayne Cancer Institute. A maximum of 6000 SF will be available for Health and Wellness Uses (defined in DA Section 3.3.1(g)). A maximum of 5000 SF will be available for Restaurants (defined in DA Section 3.3.1(p)) and or Neighborhood Commercial Uses (defined in DA Section 3.3.1(n) and or Health Related Services.
F.2 HEIGHTS AND STEPBACKS The building is 5 stories with a maximum height of 94 feet, not including roof top projections. Rooftop mechanical equipment may project up to 25 feet above structural deck and exhaust stacks may project up to 40 feet from structural deck. A floor-to-floor minimum height at the ground level of 17’ is established in order to enhance a vibrant, active environment and interface with pedestrians at the ground-level. There will be an average stepback of minimum 3 feet along Santa Monica Boulevard at the 5th floor.
L
5F
L
S3 WEST ABULATORY CARE & RESEARCH BUILDING Approximately 133,350 sf 5 Stories 94’ maximum height, not including roof top projections
94’
5F
Pro
15’
L
6F
are
qu
h
Jo
1 5 0 ’
int
Sa
S n’s
110 ’
pe
rty
Lin
e
Average stepback of minimum 3 feet along Santa Monica Boulevard at the 5th floor Ground level potrudes out of the mass to give an appropriate human scale to Saint John’s Square Saint John’s Square Santa Monica Boulevard
Figure 6.8 Aerial view looking south to Building S3—West Ambulatory Care & Research Building
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
VI. DEVELOPMENT STANDARDS
PAGE 87
S4 Education & Confrence Center Approximately 40,000 sf 5-6 Stories, 110’ maximum height, not including roof top projections Elevator connection at 6th floor to S5 Average stepback facing Saint John’s Square and residential building to the South at the 5th floor will be 10 feet from either side 6F L
Potential roof terrace garden at 5th floor with 15’ high trellis
110’
Saint John’s Square Two-story-high glassy bridge connects to S3 building
L
5F
Santa Monica Boulevard
G. S4 EDUCATION & CONFERENCE CENTER As the centerpiece of the south edge of Saint John’s Square, the Education & Conference Center includes uses specified in DA Section 3.3.1(f) including conference uses as well as training and nutritional counseling spaces. The central portion of the building is curved to engage closely with Saint John’s Square, while reflecting curvature of the existing buildings on the North Campus. The curved building facade reinforces a continuous pedestrian circulation path. The path links the campus in an east-west direction, connecting to the new pedestrian drop-off areas and enclosed lobbies of building S3 on the west, and S5 on the east. The Education & Conference Center incorporates a building bridge (with two connecting levels) on the west side with sufficient clearance to allow emergency fire truck access on the ground floor. A rooftop terrace with trellis, seating and panoramic views provides a pleasant, relaxing place as a multifunctional event space. This building connection will connect the Education & Conference Center with the West Ambulatory Care & Research Building.
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At the ground level, a garden is provided between the Education & Conference Center and the existing residential buildings to the south. It will serve as a landscaped buffer, while creating an attractive, seamless connecting sequence of indoor and outdoor spaces—from Saint John’s Square through the lobby of the Education & Conference Center, to the garden. The interior lobby is treated as an extension of Saint John’s Square, with similar paving elements. It will enhance the major open space. The building shares the elevator core with the S5 building on the eastern side. With a shared elevator core, the S4 and S5 buildings are in fact going to be designed and built as one building.
o B
Figure 6.9 Aerial view looking east of Building S4—Education & Conference Center
G.1 TOTAL PROPOSED BUILDING PROGRAM & AREAS The Education & Conference Center has a maximum floor area of 40,000 SF. The other uses in the buildings are Outpatient Surgery Support (a Hospital/ Health Care Use per DA Exhibit “G”) up to a maximum of 5,000 SF. A maximum of 5,000 SF will be available for Restaurants (defined in DA Section 3.3.1(p)) and Neighborhood Commercial Uses (defined in DA Section 3.3.1(n). A maximum of 6,000 SF will be available for Health-Related Services (defined in DA Section 3.3.1(h)).
G.2 HEIGHTS AND STEPBACKS The building comprises 6 stories with a maximum height of 110 feet, not including roof top projections. Rooftop vents and stacks may project up to 11 feet from the structural deck. Elevators stops at the roof may require elevator shaft to project 25’ from the structural deck A floor-to-floor minimum height at the ground level of 17’ is established in order to enhance a vibrant, active environment and interface with pedestrians at the ground-level. The massing will stepback at the 5th floor to provide visual interest and incorporate a roof garden and terrace on the west. The average stepback facing Saint John’s Square ( to the north) and the existing residential building (to the south) at the 5th floor will be 10’ feet.
PAGE 88
VI. DEVELOPMENT STANDARDS
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
H. S5 EAST AMBULATORY CARE & RESEARCH BUILDING Similarly to S3, this highly visible building fronts Santa Monica Boulevard, defining the eastern edge of Saint John’s Square. It accommodates a diverse range of uses, including ambulatory care and research, health and wellness, and health-related retail and services. A pedestrian drop-off and entrance to Saint John’s Square is incorporated as a ground-level passageway connected to the new 22nd Street (one-way southbound) on the east. On the ground floor at the north edge, a portion accommodating Health & Wellness Center uses is projected out to engage closely with Saint John’s Square and Santa Monica Boulevard, strengthening the interface with pedestrians. On the western edge of the building, a covered curved path connects to Mullin Plaza and facilities on the North Campus. The building shares the elevator core with the S4 building on the western side, so in effect, these buildings will be built and operated as a single building.
H.1 TOTAL PROPOSED BUILDING PROGRAM & AREAS
W a
y
The building has a maximum floor area of 144,350 SF. A maximum of 100,000 SF will be available for ambulatory care (a Hospital/Health Care Use per DA Exhibit “G”). A maximum of 25,000 SF will be available for Medical Research Facilities (defined in DA Section 3.3.1(1)). A maximum of 35,000 SF will be available for Health and Wellness Center uses (defined in DA Section 3.3.1(g)). A maximum of 6,000 SF will be available for Health-Related Services (defined in DA Section 3.3.1(h)). A maximum of 5,000 SF will be available for Restaurants (defined in DA Section 3.3.1(p)) and Neighborhood Commercial Uses (defined in DA Section 3.3.1(n)).
O
n
e
35 mi ’ n.
H.2 HEIGHTS AND STEPBACKS The building comprises 6 stories with a maximum height of 110 feet (not including roof top projections).
110’
L
6F
A floor-to-floor minimum height at the ground level of 17’ is established in order to enhance a vibrant, active environment and interface with pedestrians at the ground-level.
P
S
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The building stepbacks by an average stepback of minimum 3 feet along Santa Monica Boulevard at the sixth floor.
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1 1 0 ’
1 5 ’
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S5 EAST AMBULATORY CARE & RESEARCH BUILDING Approximately 144,350 sf 6 Stories, 110’ maximum height, not including roof top projections Average flexible stepback of minimum 3 feet along Santa Monica Boulevard at the sixth floor Ground level protrudes out of the mass to give an appropriate human scale to Saint John’s Square Saint John’s Square
0’ 15
Figure 6.11 Aerial view looking east of Building S5—East Ambulatory Care & Research Building PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
VI. DEVELOPMENT STANDARDS
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S6 Visitor Housing Approximately 44,000 sf 7 Stories max (max 6 residential floors + 1 penthouse for mechanical equipment). 90’ maximum height, not including roof top projections
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Average stepback of 3 feet for every 40 feet length of the facade along Broadway and 22nd street above the second floor
I.1 TOTAL PROPOSED BUILDING PROGRAM & AREAS.
South Garden Wellness Walk
The building accommodates up to a maximum of 40 units. The dining and lobby will be located at the ground level to activate the edge of Broadway in synergy with the proposed South Garden.
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Figure 6.10 Aerial view looking west of Building S6—Visitor Housing
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
DEVELOPMENT STANDARDS, EXTERIOR FINISHES J. MODIFICATIONS [RESERVED FOR DISCUSSION WITH CITY STAFF]
K. ARCHITECTURAL DESIGN GUIDELINES K.1 KEY BUILDING ELEMENTS At specific locations on the South Campus, designated key building elements incorporate architectural features, accent materials and colors. At these prominent locations, the individual articulation of building entrances, lobbies, key facades, building corners, bridges, and roofscapes create a network of recognizable focal points across the entire Providence Saint John’s campus and encourages visual connectivity among buildings and open spaces. Selected stepbacks are incorporated on the top floor of buildings to alleviate the massing and provide visual interest. The locations requiring specific design attention include the following:
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• The western gateway elements across Santa Monica Boulevard defining the “Gateway Open Space” (the combination of Mullin Plaza and the new Saint John’s Square), formed by the south edge of the anticipated building on Site 2C on the North Campus, the north edge of the West Ambulatory Care & Research Building (S3), and the pedestrian bridge across Santa Monica Boulevard. • The eastern gateway elements across Santa Monica Boulevard defining the “Gateway Open Space,” including the southeast corner of the anticipated building on Site 2D/2E on the North Campus and the northern edge of the East Ambulatory Care & Research Building (S5). • The eastern façade of the new building on Site 2D/2E on the North Campus at the intersection of Santa Monica Boulevard and 23rd Street. • The north façade of the Education & Conference Center (S4) fronting Saint John’s Square. • The southern facades of the Child & Family Development Center (S1), the Visitor Housing building (S6) and the replacement Multifamily Housing Building (S2) along Broadway.
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Figure 6.12 Key elements with precedent images PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
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DEVELOPMENT STANDARDS, EXTERIOR FINISHES K.2 SIGNIFICANT FACADES The area encompassing Mullin Plaza and the new Saint John’s Square, on both sides of Santa Monica Boulevard provides primary visual connection and spatial organization for the South Campus development. The building edges that line and shape this space are articulated with a strong sense of boundary and depth, creating definitive edges to the space. The articulation of individual facades further recognize the differences in use and character between the various new buildings (2C and 2D/2E) on the North Campus, and the West Ambulatory Care & Research Building (S3), Education & Conference Center (S4) and East Ambulatory Care & Research Building (S5) on the South Campus).
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Building façades which frame the open area represent the primary physical and visual arrival points for the Campus. These building edges reflect a highly-visible quality to strengthen Providence Saint John’s identity through articulation,and by rendering façade surfaces with special materials, signage and color to help announce Providence Saint John’s to the surrounding community. The South Campus Master Plan establishes stepbacks on the top floors of the West Ambulatory Care & Research Building (S3) and East Ambulatory Care & Research Building (S5), on the prominent north, west and east facades, to modulate and alleviate the massing in these important locations.
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Figure 6.13 Facades defining the “Gateway Open Space,” with precedent images
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
DEVELOPMENT STANDARDS, EXTERIOR FINISHES K.3 BUILDING FABRIC The massing and façade treatment of the South Campus building facades not directly fronting the Saint John’s Square (the Child & Family Development Center (S1), Visitor Housing (S6), replacement Multi-Family Housing (S2), and facades of the East and West Ambulatory & Research Buildings (S3 and S5) are defined by the expression of simple volumes and articulation of materials. Simple building volumes promote compatibility among adjacent buildings while accommodating a diverse range of possible architectural solutions and building types. Moreover, the clearly delineated edges of simple building volumes contribute to the formation of streets and cohesive open spaces within the Providence Saint John’s Campus.
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Individual buildings share a basic organization and articulation, and should conform to three general architectural strategies:
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First, the consistent expression of a building base, body and roofscape assures that among various designs, adjacent buildings will maintain continuous façade lines at their base and parapets. Second, building “fabric” façades should acknowledge the types of open spaces they front such that a façade along a street edge or public space may be different than one along a more intimate garden or courtyard. This strategy enriches the sense of place created within the variety of open spaces.
Santa Monica Blvd
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Third, buildings should be articulated by “subtractive” means whenever possible, creating openings such as windows and entrances by carving from the mass rather than adding to it. This approach conserves the simplicity of the building volumes and discourages excessive ornamentation and over-design.
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Figure 6.14 Building fabric facades with precedent images
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
23rd St.
Condominium
Colors and materials also play a significant role in creating a distinctive and cohesive image for the Providence Saint John’s Campus. The South Campus Master Plan recommends a palette of building materials and colors to guide the construction of the new buildings, derived from the surrounding context as well as thematic concepts within the South Campus Master Plan. The palette of colors and materials is derived from colors which complement the other existing Providence Saint John’s buildings as well as the existing Santa Monica context. The limited use of more intense colors and special materials is reserved for areas of specific articulation and architectural accents.
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DEVELOPMENT STANDARDS, EXTERIOR FINISHES K.4 ACTIVE GROUND LEVEL The physical and visual linking of buildings and open spaces on an activated building base at the ground level offers a favorable environment for a variety of gathering, interactive and collegial activities throughout the Providence Saint John’s Campus. Active ground-level spaces strengthen building entrances, lobbies, health-related retail & services, and health & wellness spaces, while enhancing pedestrian activity, linking adjacent buildings, providing covered connections and adding architectural consistency to different buildings.
Arizona Ave
The ground-level of buildings is marked with a change of material or shadow line. These may include elements that foster pedestrian activity, such as continuous glazed facades, openings, arcades and canopies along open spaces and integrated site furniture. Moreover, the base will be articulated with high quality materials to draw attention to accent materials and colors. The ground floor should also respond to the character of the open space, emphasizing the continuity of the environment from outside to inside, especially around Saint John’s Square.
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Ground-level facades along key open spaces, including Saint John’ Square, promote a strong visual relationship between activity within the building and activity outside. These facades will be articulated with openings or glazed “store-front” facades whenever possible to foster a high degree of visibility to activities within these spaces.
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2020
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Carved Ground-Level Openings & Passageways Ground-level spaces are carved from building edges to effectively engage the building with its surrounding landscape and invite people to its edges. In addition to providing shelter from the climate, covered passageways, arcades and canopies offer opportunities for pedestrian interface, and should be of a scale and character which support collective interaction.
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Figure 6.15 “Active Ground-Level” with precedent images
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VI. DEVELOPMENT STANDARDS
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The South Campus Master Plan designates specific locations for connective passageways on the South Campus. These locations include the edges and selected areas of the major open spaces, particularly Saint John’s Square. A lively, continuous pedestrianoriented space in these designated spaces will help to integrate adjacent buildings, visually connecting one building to another. Moreover, the consistent expression of arcades, passageways and canopies throughout the campus fosters cohesiveness and strengthens Providence Saint John’s relationship with the surrounding neighborhood.
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Chapter VII Sustainability and Environmental Design
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
VII. SUSTAINABILITY AND ENVIRONMENTAL DESIGN
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A. SUSTAINABILITY AND ENVIRONMENTAL DESIGN EXECUTIVE SUMMARY The South Campus Master Plan integrates elements that ensure economic, social and environmental sustainability and brings them together to create a dynamic, vibrant place for fast recovery and community participation. Studies have shown the benefits of green building practices in healthcare facilities, including shorter patient recovery times, increased worker productivity, and fewer sick days for employees. Buildings will be designed in an environmentally responsible way, optimizing passive strategies, utilizing a high performance building envelope and employing energy-efficient HVAC, lighting systems and controls. The sustainability concept will further be enhanced by integrating various other sustainable design strategies that embrace water and resource conservation, while providing the best indoor environment possible. The project will use the criteria set forth by the U.S. Green Building Council’s Leadership in Energy and Environmental Design (LEED) rating systems. LEED is widely known throughout the U.S. for being the only third-party certification system for designing and comparing green buildings. It sets targets in the areas of water efficiency, energy and atmosphere, materials and resources, indoor environmental quality and site selection. Healthcare facilities present challenges to sustainability, with 24/7 operations, high energy and water use, chemical use and disposal, infection control requirements and the strict regulatory requirements of the Office of Statewide Health Planning and Development (OSHPD). These challenges can be overcome with holistic, integrated system design and a strong commitment to sustainability.
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VII. SUSTAINABILITY AND ENVIRONMENTAL DESIGN
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
B. GENERAL SUSTAINABILITY POLICIES AND GOALS
B1.3 LEED FOR HEALTHCARE
Providence Saint John’s is committed to creating a campus and building development which will incorporate sustainable design. At a minimum, the South Campus Master Plan will meet the requirements set out in the 1998 Development Agreement (Exhibit K, Environmental and Public Works Management Mitigation, Sustainable Cities Program), along with meeting current CALGreen requirements (including Title 24).
LEED for Healthcare was written primarily for inpatient and outpatient care facilities and licensed long-term care facilities. The rating system may also be used for medical offices, assisted living facilities and medical education and research centers. The LEED for Healthcare rating system represents a culmination of seven years of close collaboration between the Green Guide for Health Care (GGHC) and USGBC. The GGHC conducted a robust pilot program that included more than 100 healthcare facilities that informed the development of the LEED for Healthcare rating system. Based on the LEED for New Construction Rating System, this program puts a greater emphasis on increased attention to minimizing pollutants and chemicals, maintaining a healthy interior environment, creating areas of respite for patients through landscaping, and enhancing patient life and care while still having high sustainability standards. The East and West Ambulatory and Research Buildings will consider a minimum LEED for New Construction (or Healthcare) rating of Silver.
B.1 LEED Leadership in Energy and Environmental Design (LEED) is a cohort of rating systems developed by the U.S. Green Building Council (USGBC) for the design, construction and operation of green buildings, homes and neighborhoods. LEED provides building owners and operators with a concise framework for identifying and implementing practical and measurable green building design, construction, operations and maintenance solutions. Within each rating system, projects can achieve one of four certification levels: Certified, Silver, Gold, or Platinum.
Mid-rise, multi-family buildings are defined by LEED as buildings with four to six stories and at least two dwelling units. Multi-family buildings under four stories fit under the traditional LEED for Homes (Low-rise) system. Mid-rise projects must follow the guidance laid out in the Mid-rise Addendum to LEED for Homes, which includes special energy modeling and ventilation requirements. Buildings with 10 units or more are considered multi-family buildings, in which each unit is a separate living unit and each unit is compartmentalized (i.e. isolated from common spaces and each other). In-unit spaces are still required to meet the ventilation requirements in ASHRAE Standard 62.2. The Visitor Housing and Multifamily Housing buildings will consider a minimum LEED for Homes rating of Silver.
B1.4 LEED FOR NEW CONSTRUCTION AND MAJOR RENOVATIONS
For the Providence Saint John’s South Campus Master Plan, the most applicable LEED rating systems under consideration are LEED for Neighborhood Development (LEED ND) for the entire South Campus Master Plan; LEED for New Construction (LEED NC) or possibly LEED for Healthcare for the East and West Ambulatory Care & Research Buildings; LEED for New Construction (LEED NC) for the Child & Family Development Center and the Education & Conference Center; and LEED for Homes for the Visitor Housing and Multi-Family Housing.
LEED NC addresses design and construction activities for both new buildings and major renovations of existing buildings. This is the most commonly pursued rating system within the LEED suite, though it was originally designed to rate office buildings. In this rating system there are 110 possible points distributed across five major credit categories: sustainable sites, water efficiency, energy and atmosphere, materials and resources, indoor environmental quality, and innovation in design and regional priority. The Child & Family Development Center and Education & Conference Center will consider a minimum LEED NC rating of Silver.
B1.1 LEED V3 VERSUS V4
The LEED rating system is in transition from LEED 2009 (version 3) to version 4. The South Campus Master Plan allows Providence Saint John’s to elect, in its sole and absolute discretion, to utilize version 3 or a subsequent version of the LEED Rating System so long as the U.S. Green Building Council (USGBC) allows use of the applicable version. B1.2 LEED FOR NEIGHBORHOOD DEVELOPMENT
LEED for Neighborhood Development (LEED ND) rates the project site planning aspects. The LEED ND Rating System places importance on the site selection, design and construction elements that tie buildings and infrastructure together into a neighborhood. It integrates the principles of smart growth, urbanism and green building into the first national system for neighborhood design. Further, LEED ND emphasizes how a neighborhood relates to its landscape and its local and regional context. Providence Saint John’s will consider LEED ND Certification for the South Campus Master Plan.
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
B1.5 LEED FOR HOMES
LEED for Homes promotes the design and construction of high-performance green homes, including affordable housing, mass-production homes, custom designs, stand-alone single-family homes, duplexes and townhouses, suburban and urban apartments, and condominiums and lofts in historic buildings. The rubric of evaluation includes the following categories: innovation and design process, location and linkages, sustainable sites, water efficiency, energy and atmosphere, materials and resources, indoor environmental quality, and awareness and education.
Figure 7.2 Providence Holy Cross Medical Center— First Leed Silver Hospital In Southern California
The LEED for Homes rating system is meant for buildings that are under the definition of a “dwelling unit” by all applicable codes. The International Residential Code stipulation that a dwelling unit must include “permanent provisions for living, sleeping, eating, cooking, and sanitation,” is the standard use definition and the one by which Providence Saint John’s dwelling units qualify for LEED for Homes. This language has been interpreted by LEED for Homes to mean that every participating home must have a cooking area and a bathroom. All housing units in the South Campus Master Plan (visitor housing and multifamily housing) will satisfy this criteria.
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B.2 CERTIFICATION AND STRATEGY OPTIONS B2.1 SITE PLANNING–LEED ND
As referenced earlier, the South Campus Master Plan site planning is in accordance with LEED for Neighborhood Development (LEED ND). The LEED ND Rating System places importance on the site selection, design and construction elements that tie buildings and infrastructure together into a neighborhood. It integrates the principles of smart growth, urbanism and green building into the first national system for neighborhood design. Further, LEED ND emphasizes how a neighborhood relates to its landscape and its local and regional context. The prerequisites for the principles of Smart Location, Linkage and Neighborhood Pattern & Design are met with the site location and planning. The project is on an infill site and is served by public transit, making LEED for Neighborhood Development a good fit for this master plan project.
Figure 7.3 Providence Maternity Center, Anchorage, Ak — First Leed Certified Hospital Building In Alaska
LEED ND Silver might be attainable, with the following strategies allowing for many points to be achieved: infill site that is previously developed; access to quality transit; walkable, pedestrian-friendly streets; compact development; mixed-use neighborhoods; diverse or affordable housing types; LEED certified buildings; and rainwater management. B2.2 INDIVIDUAL BUILDINGS
Providence Saint John’s will achieve a minimum of 10% increase in energy efficiency for each new building. Per the 1998 Development Agreement (Exhibit K, Environmental and Public Works Management Mitigation Item 17), Saint John’s will submit an analysis to EPWM demonstrating that the design of the new buildings will result in a minimum ten percent (10%) energy-efficiency increase over the requirements of Title 24 of the California Code of Regulations, to the extent such increase can be implemented on a cost-effective basis measured over the life cycle of each building.
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PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
C. SUSTAINABLE SITE C.1 LANDSCAPE The South Campus Master Plan includes a healthy and sustainable landscape that will help contribute to the overall sustainability of the development in several ways. Please see Chapter IV, Open Space for landscape plans, which are subject to approval by ARB.
Figure 7.4 Vegetated Roofs Reduce Heat Island Effect and Create Space For Urban Wildlife
First, a healthy landscape promotes the health of those who use the landscape for such things as walking, sitting and gardening. A healthy landscape will increase the quality of the air that patients breathe in and around the hospital as well as improve the quality of water that leaves the site, heading downstream to the San Monica Bay. A healthy landscape will encourage use, and therefore increase the overall contact with nature for patients who might be spending long hours indoors under restrictive care. The landscape will serve other users, such as visitors, who might need respite to discuss family matters, staff members seeking a relaxing break during the day, and neighboring residents. Overall, a healthy and sustainable landscape will provide value to all users of the facility through increased health, maximum respite, and maximum healing and enjoyment from the contact with nature.
C.3 COMMUNITY CONNECTIVITY The South Campus Master Plan incorporates a significant number of community connectivity features including community programs, appropriate health-related retail functions that encourage the use of the Campus, including Saint John’s Square, and health-related activities consistent with the Providence Saint John’s wellness focus. The integration of these programs and services into the South Campus Master Plan strengthens and promotes Providence Saint John’s ties to the community and allows for reduced car dependence.
C.4 TRANSPORTATION C4.1 PUBLIC TRANSIT
Currently, the South Campus is served by Santa Monica and Los Angeles bus lines, including the Big Blue Bus 1, 4, 10, and 41 and the LA Metro 704. Additional bus lines are in easy walking distance from the site. Phase II of the Expo Light Rail Line, scheduled to be open to the public in 2016, will provide two metro stops near Providence Saint John’s Campus. Each of the nearby stops are within a 10-minute walk of the South Campus. Providence Saint John’s will provide a shuttle or participate in a shuttle service to/from the 17th/Colorado or Bergamot Expo Line stations for employees and possibly others. C4.2 BICYCLE PARKING AND STORAGE
C.2 VEGETATED ROOFS
Figure 7.5 Community Engagement
The South Campus Master Plan will include vegetated roofs to the extent feasible and consistent with allowing sufficient roof area for other uses, such as mechanical equipment and rooftop open space. Vegetated roofs are an effective strategy for reducing the heat island effect, addressing stormwater runoff, and improving the on-site ratio of green space. Vegetated roofs should be populated with native or adaptive plant species that require little maintenance. Vegetated roofs will be paired with permeable paving and bioswales to mitigate stormwater quantity and quality. Green roofs will be placed strategically throughout the South Campus. One of the many advantages of the green roofs is the reduction of cooling loads in the occupied spaces below green roofs, as well as the surface temperatures above. Green roofs or high albedo (cool) roofs, can reduce surface temperatures by up to 60 ºF which can reduce air intake temperatures by almost 2 ºF.
The South Campus Master Plan includes new north/south bike lanes on the South Campus, and areas on the South Campus to house bike racks, bike lockers and shower facilities to support staff and visitors arriving on bike. See the Bike Paths and Bike Parking subsection of this report, located within Chapter V Circulation. C4.3 PARKING AND LE/FE VEHICLE INFRASTRUCTURE
With over 17 electric vehicle charging stations installed throughout Santa Monica, Providence Saint John’s will support this network by adding charging stations strategically throughout the South Campus as described in the Transit subsection of this report, under Circulation. Any fleet vehicles purchased will be the cleanest and most efficient vehicles reasonably available in the market place and use alternative fuels to the extent feasible.
With mechanical air intakes located at roof level, any reduction of outdoor air temperature entering the building will reduce the work that the cooling systems needs to do to further reduce the temperatures. For a healthcare facility, with high outdoor air ventilation loads, energy savings from strategic roofing selections and elements can be highly beneficial.
Figure 7.6 Bike Sharing PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
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D. ENVIRONMENTAL DESIGN D.1 CLIMATE ANALYSIS Providence Saint John’s will consider local climate conditions in depth during schematic design of the South Campus buildings in consultation with the City.
D1.1 AMBIENT TEMPERATURE AND PSYCHROMETRIC ANALYSIS
D1.2 WIND ANALYSIS
Santa Monica’s climate is characterized by fairly mild year-round temperatures and relative humidity. As such, it has many hours of potential free-cooling (economizing hours). Air-side economizers, which use cool outdoor air to condition spaces without mechanical refrigeration are well suited for non-critical areas such as offices that can tolerate a wider range of thermal comfort, and a wider range of humidity. South Campus buildings will utilize free-cooling where feasible to condition in a low-energy manner.
As shown, wind flows predominately off of the coastline from the west and westsouthwest directions. The local wind pattern was taken into consideration when orienting buildings on campus and building elements such as outdoor air intakes. Roughly, siting buildings along an axis that is perpendicular to the oncoming wind will promote natural ventilation. The potential for natural ventilation will be investigated further in analysis that takes into consideration the building façades, floor plates and programming, as well as adjacent buildings and landscaping. D1.3 SOLAR ANALYSIS
At Santa Monica’s latitude of 34° N, the sun angle is high in the summer months and lower during the wintertime. Throughout the year, solar heat gains will be most prevalent on the south and west facades. South Campus building façades will be optimized to limit high summertime solar gains, reducing the peak amount of mechanical cooling necessary. Occupant-controlled interior shades will be utilized to control glare during times of low-angle sun.
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VII. SUSTAINABILITY AND ENVIRONMENTAL DESIGN
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
D.2 ON-SITE RENEWABLE ENERGY Providence Saint John’s will investigate various renewable energy sources for the South Campus and develop a renewable energy plan subject to City approval. The plan may include the following elements: D2.1 SOLAR PHOTOVOLTAIC (PV)
A solar photovoltaic system will be considered for installed on site to partially offset the electrical needs of the campus. Such a system could be centralized or distributed across the site. Potential mounting locations include rooftops, and/or integrated into canopy structures. D2.2 SOLAR THERMAL
Solar thermal systems will be investigated for the South Campus, including either flat-plate or evacuated-tube solar collectors.
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MAX. HEIGHT 95'
60'
2D/2E
AMBULATORY MBULATOR CARE BUILDING
AMBULATORY AND ACUTE CARE BUILDING
2021
2001
MAXIMUM HEIGHT 75'
Bank
Santa Monica Blvd MRI
S3
6FL
S4 Two way
EDUCATION AND CONFERENCE CENTER
Residential
EAST AMBULATORY CARE AND RESEARCH BUILDING LDING
POTENTIAL LOCATION ROOFTOP SOLAR PV
Residential
Cloverfield Blvd
WEST AMBULATORY ULATOR CARE RE AND SEARCH RESEARCH BUILDING UILDING
Two way
Parking Structure
Medical/ Mixed Use
JWCI S5
5FL
One way
2020
One way
POTENTIAL LOCATION FOR ROOFTOP SOLAR PV
Schader
PLAY GROUND
3FL
S6
5FL
One way
VISITOR
HOUSING
S2
3FL
MULTI-FAMILY HOUSING
POTENTIAL LOCATION FOR ROOFTOP SOLAR THERMAL COLLECTORS OR SOLAR PV 23rd St.
CHILD AND FAMILY DEVELOPMENT CENTER
Condominium
Geneva Plaza
22nd St.
Verizon
S1 4FL COURT
21st St.
2Oth Place
Saint John’s Way
Broadway
Figure 7.10 Potential Locations of On-Site Renewable Energy Elements
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Figure 7.12 Evacuated-Tube Solar Thermal Collectors
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E. WATER MANAGEMENT
E.2 ON-SITE REUSE
The South Campus Master Plan incorporates a sustainable water management strategy which addresses connections to the municipal utility, intake of potable water, and output to the sewer system. This begins with reducing the base demand for water, and will be supplemented with recycling and reclamation strategies.
There is potential to integrate greywater harvesting and reuse into the South Campus Master Plan water strategy. This will be studied further during the schematic design phase. Greywater is typically generated from sources such as hand-washing and showering. In addition, rainfall collected on the rooftops and condensate drained from air-conditioning processes throughout the campus may be included in a reuse strategy. In practice, this water can be collected on-site in storage tanks, treated and reused for non-potable purposes, primarily toiletflushing and landscape irrigation.
E.1 REDUCTION Key to an overall water strategy is reducing the consumption of water. This will be achieved in part by using water-efficient low-flow fixtures. The City of Santa Monica has adopted CALGreen’s requirement for new buildings to install plumbing fixtures that use 20% less water. Examples of low-flow fixtures to be utilized on the campus include:
Figure 7.13 Water-Use Reduction Strategies
A greywater system will require additional plumbing pipe and treatment infrastructure. Greywater recycling will be considered for residential program elements.
• High-efficiency toilets (single flush) with 1.28 gallons per flush (GPF) or dual flush toilets (1.6 GPF/1.1 GPF) • Sensor-based metering faucets (0.10 gallons per cycle, 12 second cycle) • One pint urinals of 0.125 GPF. Or waterless urinals which do require more routine maintenance. • Low-flow kitchen sinks (1.5 GPM) • Low-flow aerated shower heads (1.8 GPM) Providence Saint John’s will incorporate low-flow fixtures to reduce the South Campus Master Plan buildings’ non-process potable water use by 30%.
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F. INDOOR ENVIRONMENT
F.4 BIOPHILIA
F.1 FULL SPECTRUM LIGHTING
Biophilia is defined as an instinctive bond between human beings and other living systems. Humans have a strong urge to affiliate with other forms of life, which should be supported by architecture.
Providence Saint John’s will consider including full spectrum lighting where appropriate and to the extent feasible in the South Campus buildings. Extensive research has shown that human beings need at least 2 hours of light exposure each day, otherwise productivity and sense of well-being can be compromised. When access to natural daylight is not possible, the best available alternative is Full Spectrum Lighting. Full Spectrum Lighting contains the same color balance as natural sunlight and simulates the full spectral power distribution range (both visible and ultraviolet) of natural light, hence the term “full spectrum”. Both the color and intensity of light need to be considered in lighting design, as each can influence human biorhythms and impact health and well-being. When human beings are exposed to the dimness or “whiteness” of artificial fluorescent lights, or when not exposed to natural daylight, melatonin is produced, which causes drowsiness and increase both mental and physical fatigue. The advantages of Full Spectrum Lighting in the indoor environment include perceiving fine details clearer; performing visually demanding tasks (such as color matching) more effectively; reducing glare, thereby lessening eye fatigue and strain; and reducing maintenance and replacement costs due to its long-life features. It also simulates a more natural environment, allowing patients to have more normalized biorhythms and light quality. Furthermore, full spectrum light sources output a higher intensity of light than regular incandescent bulbs.
F.2 DAYLIGHT AND VIEWS The buildings, where possible, will provide a visual physical connection to the surrounding outdoor environment as well as give visitors and employees a perspective of locale and a better sense of orientation within the complex. From a human health perspective, these connections to the outdoors will help building occupants maintain a healthy circadian rhythm.
The new South Campus facilities will encompass a large amount of indoor common space such as atria, lobbies and hallways. Providence Saint John’s will include landscape and planted features throughout the interior of these spaces. Using interior space for landscape brings green features inside, promoting interior air quality, interior humidity and temperature mitigation and increases patients’ contact with nature. Since many patients are unable to go outside during their recuperation period, bringing landscape space inside to the patients allows for more access to the healing qualities of plants.
F.5 LOW VOC CONTENT Wherever possible the South Campus buildings will include carpeting, furniture systems, flooring and interior finishes with low volatile organic compounds (VOCs) and low odor emissions. Low-VOC materials and finishes will contribute to a healthier working and recovery environment. Adhesives and sealants used on the interior of the building will comply with the SCAQMD Rule #1168 and Green Seal GS-36 requirements. Architectural paints and coatings used on the interior of the building will comply with Green Seal standards GS-11, GS-03, and SCAQMD Rule 1113. Carpet installed in the building interior will meet the resting and product requirements of the Carpet and Rug Institute’s Green Label Plus project. Composite wood and Agrifiber products used on the interior of the building will not contain added urea-formaldehyde resins.
F.3 CONTROLLABILITY The new South Campus buildings will incorporate occupant control of lighting, shades and thermal comfort where possible to give patients a sense of control over their personal comfort and environment. The South Campus buildings will provide operable windows to provide natural air and ventilation where possible.
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G. MATERIALS AND WASTE MANAGEMENT
G.2 WASTE MANAGEMENT
G.1 MATERIALS
G2.1 DEMOLITION & CONSTRUCTION WASTE
G1.1 SOURCING
Providence Saint John’s will prepare a Construction Waste Management Plan subject to City approval. The plan will identify materials to be diverted such as cardboard, metal, brick, acoustical tile, concrete, plastic, wood, gypsum wall board, carpet and other reusable material.
Providence Saint John’s will make reasonable efforts to use regional materials (manufactured within 500 miles of the site), recycled content (preconsumer or postconsumer), FSC certified wood (with a chain of custody certificate), and rapidly renewable materials (materials that will replenish within 10 years) for the South Campus buildings. Additionally, Providence Saint John’s will consider the use of salvaged, refurbished or reused building materials and products to reduce demand for virgin materials.
Figure 7.14 Clear Recycling
Providence Saint John’s will, to the extent feasible, maximize selection of sustainable materials, products and strategies such as low-emitting adhesives, paints, coatings, carpeting and furniture systems. To the extent practical, Providence Saint John’s will reduce the use of virgin materials by utilizing recycled content materials and building products and materials that are extracted and manufactured within the region to support the use of indigenous resources, support the local economy and reduce the environmental impacts resulting from transportation of materials to the site. When procuring materials, Providence Saint John’s will consider the proximity of the manufacturing location to the South Campus; reducing this distance will minimize transportation, energy and pollution associated with acquiring them. Regional materials are considered to be within a 500-mile radius from the project site. Providence Saint John’s aim to use building products that have been extracted, harvested or recovered, and manufactured within 500 miles of the project site for a minimum of 10% of the total materials value. Providence Saint John’s will identify local material suppliers who conform to existing product consensus standards for resource-efficient materials.
G2.2 RECYCLING
The majority of hospital and laboratory waste is similar to that found in any office: paper, cardboard, metal, and food waste, which can be used as resources through recycling or composting. Providence Saint John’s will develop a recycling plan that will include the following waste minimization techniques: 1) Source Reduction: Minimizing or eliminating the generation of waste at the source through techniques such as product substitution, technology change and good operating practices. Through purchasing and product substitution, the toxicity level of waste produced can also be reduced. A good hospital wastereduction strategy focuses on minimizing the amount of waste generated. 2) Segregation: Separating different types of waste at the point of generation and keeping them isolated from each other. By doing this, appropriate resource recovery and recycling techniques can be applied to each separate waste stream. The amount of infectious waste, hazardous waste and low-level radioactive waste that must be treated according to special, costly requirements are minimized. 3) Resource Recovery and Recycling: Recovery and reuse of materials from the waste stream. The majority of waste from healthcare facilities is surprisingly similar to that of an office building or hotel -- paper, cardboard and food waste. Hospitals can implement fairly simple programs that divert these materials from the solid waste stream, lowering disposal costs.
G1.2 SOLAR REFLECTANCE INDEX (SRI)
Providence Saint John’s will make reasonable efforts to use paving and roofing materials with a high solar reflectance index (SRI) for a minimum of 50% of the pavement and 75% of the roof surface of the South Campus buildings pursuing LEED certification (applies to New Construction, Healthcare and Homes). Qualifying materials with high SRI values include: grey concrete, limestone, marble, and white tile.
4) Medical Waste to Energy: Collected hazardous medical waste should be incinerated using the latest incineration technology. The heat generated through incineration can be utilized as an energy source for the project. The incineration technology does not discharge any air pollutants. G2.3 COMPOSTING
Opportunities for composting will be explored with respect to dining and housing facilities in the new South Campus buildings.
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Chapter VIII Implementation
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A. IMPLEMENTATION CONCEPTS Providence Saint John’s is committed to the full implementation of the South Campus Master Plan and completion of the Phase Two build-out on the North Campus. 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 South Campus Master 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. • 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 South Campus Master 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. Given these goals and the existing site conditions, the South Campus Master Plan implementation includes the build-out of the North Campus Site 2I (the new Parking Structure) with the South Campus Master Plan build-out. Additionally, as an informational item only (not formally part of the South Campus Master Plan), this Chapter includes the phasing of Sites 2C and 2D/2E on the North Campus in relation to the overall build-out of Phase Two.
A.1 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 8.1. 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.
Figure 8.1 Proposed Staging Diagram for the South Campus Master Plan PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
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B. 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 8.1). Stage A: Includes the following: • Construction of the new Child & Family Development Center (S1). • Demolition of the existing MRI building located on Site S3. • Construction of the West Ambulatory Care & Research Building (which will house the John Wayne Cancer Institute), Site S3. • Construction of the 10 units of replacement multi-family housing, Site S2 • Creation of the southern portion of the new street called 22nd Street that connects to Broadway. • Creation of the new street called 20th Place. • Creation of the new street called Saint John’s Way.
Stage E (North Campus Site 2D/2E): Includes the following: • The development the East Ambulatory/Acute Care Building (2D/2E). • Stage D includes a vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking below 2D/2E with the subterranean parking beneath the East Ambulatory Care & Research Building (S5). 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.
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 interim surface parking on the site of the old John Wayne Cancer Institute and multi-family housing buildings. Stage C: Includes the following: • Construction of the Education & Conference Center (S4). • Construction of the East Ambulatory Care & Research Building (S5). • Construction of the Visitor housing (S6). • Development of the northern portion 22nd Street to connect to Santa Monica Boulevard. • Vacation of the northern portion of 21st Street. • Creation of the South Garden located along Broadway. Stage D (North Campus Site 2C): Includes the following: • The development of the West Ambulatory Care Building on the North Campus (2C). • Stage C also includes a vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking structure below Site 2C with the subterranean parking beneath the West Ambulatory Care & Research Building (S3). • Construction of the pedestrian bridge over Santa Monica Boulevard that will connect the West Ambulatory Care & Research Building on the South Campus (Site S3) and the West Ambulatory Care Building on the North Campus (Site 2C).
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C. EXISTING SITE CONDITIONS Figure 8.2 shows the existing conditions on the Phase Two sites, including the South Campus.
Figure 8.2 Existing Site
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D. STAGE A This initial stage is proposed to construct the new Child & Family Development Center (S1), develop the West Ambulatory Care & Research Building (S3) which will include the new JWCI and other ambulatory functions, construct the replacement Multi-Family Housing (S2), and create new streets called 20th Place and Saint John’s Way. Subterranean parking will be constructed below the Child & Family Development Center and the West Ambulatory Care & Research Building.
D.1 SCOPE & BOUNDARY As shown on Figure 8.4 the boundary of Stage A consists of the South Campus land west of 21st Street, south of Santa Monica Boulevard, and north of Broadway. The land north of Broadway along the southeastern edge of the South Campus is also part of Stage A.
D.2 DEMOLITION/REMOVAL PLAN Figure 8.3 shows the building that will be demolished as part of Stage A. The MRI structure will be demolished and surface parking (Lot B & I) will be removed as part of this stage in order to clear the site for redevelopment with subterranean parking and the new Child & Family Development Center (S1) and West Ambulatory Care & Research Building (S3). A portion of surface parking Lot H will be removed in order to allow its redevelopment with the replacement of Multi-family Housing building (S2).
D.3 CIRCULATION PLAN A new street called 20th Place is created during this stage. 20th Place will temporarily (during stages A and B) be a northbound one way street connecting Santa Monica Boulevard and Broadway. A new street connecting 20th Place and the existing 21st Street is also created. This street is called Saint John’s Way, and is temporary (during Stages A and B) a one-way eastbound street.
D.4 INTERIM PARKING PLAN Providence Saint John’s will provide an interim parking plan documenting that its peak parking demand will be satisfied at all times, including all stages of construction. Such plan will be subject to City approval. At the commencement of Stage A, approximately 284 additional parking spaces will be leased at off-site facilities to allow Providence Saint John’s to meet its peak parking demand while this stage of construction is ongoing. When Stage A is completed, only 41 of these 284 additional parking spaces will be necessary.
D.5 CIVIL IMPROVEMENTS/ CHANGES There are no major utility changes occurring in Stage A on the site.
Figure 8.3 Demolition Stage A
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D.6 LANDSCAPE PLAN Landscape features added as part of Stage A include street-side features along the new 20th Place and the new Child & Family Development Center as well as landscaping around the Multi-family Housing Building (S2). In addition, street-side improvements along both north and south sides of Santa Monica Boulevard west of Stage A, including planting of new trees and other landscape elements on the curb, will be provided.
D.7 CONSTRUCTION PERIOD MITIGATION PLAN Providence Saint John’s will implement a City-approved construction period mitigation plan, including the construction mitigation measures included in the Environmental Impact Report and Exhibit K of the DA.
Figure 8.4 Stage A
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E. STAGE B Stage B includes the new Parking Structure on North Campus Site 2I, along 20th Street. The new Parking Structure will provide parking below grade and above grade. The Parking Structure is included in this early stage in order to allow Providence Saint John’s to satisfy its peak parking demand for all future construction stages without requiring additional off-site leased parking. Also proposed for this site is bicycle parking to enhance the pedestrian environment along 20th Street and support the anticipated increased ridership with the expanding bike lanes within the area.
E.1 SCOPE AND BOUNDARY As shown on Figure 8.6 the Stage B land consists of Site 2I on the North Campus along 20th Street.
E.2 DEMOLITION/REMOVAL PLAN Figure 8.5 shows the buildings that will be demolished as part of Stage B. Prior to construction of the Parking Structure on Site 2I, the existing Child & Family Development Center on Site 2I will be demolished. In addition, the existing JWCI and multi-family apartment building located on Site S4 will be demolished and the sites will be utilized for temporary surface parking during this stage of construction.
E.3 CIRCULATION PLAN During this stage of construction, a dedicated left turn lane is proposed on the southbound lane of 20th Street to allow access to the new Parking Structure. The Parking Structure will have two driveways for vehicular ingress and egress from 20th Street.
E.4 INTERIM PARKING PLAN Providence Saint John’s will provide an interim parking plan documenting that its peak parking demand will be satisfied at all times, including all stages of construction. Such plan will be subject to City approval. After the demolition of the JWCI and multi-family housing building interim surface parking would be created to reduce the reliance on off-site leased spaces. Providence Saint John’s leasing approximately 243 parking spaces at off-site facilities to allow Providence Saint John’s to meet its peak parking demand while this stage of construction is ongoing. At the conclusion of Stage B, Providence Saint John’s will be able to meet its peak parking demand for the remainder of the Phase Two without relying upon additional leased parking.
E.5 CIVIL IMPROVEMENTS/CHANGES There are no major utility changes occurring in Stage B on the site.
Figure 8.5 Stage B Demolition
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E.6 LANDSCAPE PLAN In addition to landscape elements separating Site 2I from the existing medical office building at the corner of 20th Street and Santa Monica Boulevard, landscaping will be added along the south side of Santa Monica Boulevard to screen the temporary surface parking that will be located on site S4 after the JWCI and multi-family housing buildings are demolished.
E.7 CONSTRUCTION PERIOD MITIGATION PLAN Providence Saint John’s will implement a City-approved construction period mitigation plan, including the construction mitigation measures included in the Environmental Impact Report and Exhibit K of the DA.
Figure 8.6 Stage B
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F. STAGE C
F.5 CIVIL IMPROVEMENTS/CHANGES
Stage C includes the Education & Conference Center (S4) the East Ambulatory Care and Research Building (S5) which will include an Ambulatory Surgery Center, Health & Wellness Center and related functions, the Visitor Housing Building, and the further development of the new 22nd Street that will extend to Santa Monica Boulevard. Also, the northern portion of 21st Street will be vacated and Saint John’s Square will be created. Subterranean parking will be constructed below Saint Johns’ Square, the vacated portion of 21st Street, the East Ambulatory Care & Research Building, and the Visitor Housing building. The South Garden will also be created during this stage along Broadway on the south side of the South Campus.
Existing utilities in 21st Street will be rerouted to accommodate vacation of the northern portion of the street and construction of the Education & Conference Center and underground parking garage. An existing 18” PVC sewer main in 21st Street will require partial removal. A possible option will require construction of a new 18” main in Santa Monica Boulevard from 21st Street to 20th Place and in 20th Place from Santa Monica Boulevard to Broadway. A portion of the sewer main in 21st Street can remain to service existing properties along the south portion of the block. Coordination and review with the City of Santa Monica engineering staff during the design phase will determine rerouting options.
F.1 SCOPE & BOUNDARY
F.2 DEMOLITION/REMOVAL PLAN
An existing 12’ water main in 21st Street will require rerouting. Coordination and review with City engineering staff during the design phase will determine rerouting options or possible up-sizing of existing pipes within the adjacent streets.
The remainder of the existing surface parking lot located on this site (Lot H) will be removed to accommodate construction of the subterranean parking and the East Ambulatory Care & Research and Visitor Housing buildings. The existing northern part of 21st street will be vacated in Stage C.
Overhead and underground power running along the west side of 21st Street will require removal. Coordination and review by Southern California Edison and the City during the design phase will determine if any rerouting will be required.
Figure 8.7 shows the boundary of Stage C, which is the remaining South Campus land east of 21st Street.
F.3 CIRCULATION PLAN The new 22nd Street will be extended northward towards Santa Monica Boulevard. The street will be southbound, one-way. A bicycle path connecting Santa Monica Boulevard and Broadway will be providing on the new 22nd Street. The northern portion of 21st Street will be vacated to enhance the pedestrian environment. Pedestrian access on the vacated portion of 21st Street will be maintained, allowing pedestrians to walk between Santa Monica Boulevard and Broadway. A bicycle path connecting Santa Monica Boulevard and Broadway will also be provided allowing bicycles access between Santa Monica Boulevard and Broadway. 20th Place will now be a two-way street connecting Santa Monica Boulevard and Broadway Avenue. Saint John’s way will now become one-way westbound.
Street lights and lighting conduit owned and maintained by the City will require removal. Work will be coordinated with the Facilities Management Division Portions of the gas main will require removal. Work will be coordinated with Southern California Gas Company.
F.6 LANDSCAPE PLAN Landscape features in this stage include a landscaped buffer between the new Education & Conference Center (S4) and the existing multi-family housing to the south, Saint John’s Square, street-side features along the new 22nd Street, South Garden along Broadway south of the existing Geneva Plaza building, the garden between the East Ambulatory Care & Research Building (S5) and between the Visitor Housing building, and the areas east of the Geneva Plaza building.
F.4 INTERIM PARKING PLAN Providence Saint John’s will provide interim parking plan documenting that its peak parking demand will be satisfied at all times, including all stages of construction. Due to the parking structure being completed in Stage B and the subterranean parking constructed beneath other areas of the Campus, no additional off-site leased parking is required to satisfy Providence Saint John’s peak parking demand during Stage C. At the conclusion of Stage B and for the remainder of the Phase Two construction, Providence Saint John’s will be able to accommodate its peak parking demand on Providence Saint John’sowned land.
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F.7 CONSTRUCTION PERIOD MITIGATION PLAN Providence Saint John’s will implement a City-approved construction mitigation plan, including the construction mitigation measures included in the Environmental Impact Report and Exhibit K of the DA.
PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
Figure 8.7 Stage C
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G. STAGE D
G.5 CIVIL IMPROVEMENTS/CHANGES
Stage D (North Campus Site 2C) is anticipated to include an Ambulatory Care building that will house ambulatory clinics such as a Women’s Clinic and Pediatrics. Subterranean parking is will to be constructed below Site 2C. Additionally, we a bridge will join Site 2C to S3 to both unite the campuses and allow for a separation of pedestrian traffic at grade level and patient/staff traffic on the bridge. Although Site 2C is not governed by the South Campus Master Plan, this Site is included in this implementation chapter to provide the City and community with an understanding of Providence Saint John’s overall vision and timing for Phase Two build-out. Stage D also includes construction of a vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking garage beneath Site 2C and the subterranean parking garage beneath the West Ambulatory Care & Research Building (Site S3).
Stage D–West Tunnel Stage D includes a new vehicular tunnel below Santa Monica Boulevard connecting the subterranean parking garage on Site 2C with the subterranean parking garage beneath the West Ambulatory Care & Research Building (Site S3). The tunnel under Santa Monica Boulevard connecting these two sites will allow for vehicular circulation below grade, and will provide for convenient and safe access to maximize the parking resources in the underground structures. The tunnel may also provide for overflow valet parking spaces for those cars being valet parked north of Santa Monica Boulevard at the main hospital entrance.
A pedestrian bridge connecting both sides of S3 and 2C will be constructed in Stage D. This bridge will span over Santa Monica Boulevard and will provide a save covered, and convenient passage to and from the buildings and campuses for staff, patients, and visitors.
G.1 SCOPE & BOUNDARY As shown on Figure 8.8 the boundary of Stage C includes North Campus Site 2C, the land west of Mullin Plaza, north of Santa Monica Boulevard.
Existing utilities within Santa Monica Boulevard will be protected or temporarily relocated to facilitate construction of the vehicular tunnel. It is anticipated that the tunnel will be below existing utilities.
G.6 LANDSCAPE PLAN The following landscape features are included in Stage D: replacement bioswales north and south of the West Ambulatory Care Building (Site 2C). Street side improvements on the south side of Building 2C along Santa Monica Boulevard are also anticipated to be provided.
G.7 CONSTRUCTION PERIOD MITIGATION PLAN G.2 DEMOLITION/REMOVAL PLAN The existing surface parking lot on this site (West Lot) will be removed to accommodate construction of subterranean parking and the West Ambulatory Care Building (2C).
Providence Saint John’s will implement a City-approved construction mitigation plan, including the construction mitigation measures included in the Environmental Impact Report and Exhibit K of the DA.
G.3 CIRCULATION PLAN There is no major change in the circulation except the parking access street for Site 2C will be from a new curb cut on Santa Monica Boulevard north across from 20th Place.
G.4 INTERIM PARKING PLAN Providence Saint John’s will provide and interim parking plan documenting that its peak parking demand will be satisfied at all times, including all stages of construction. Such plan will be subject to City approval. Due to the Parking Structure (Site 2I) constructed in Stage B, and the subterranean parking constructed beneath other areas of the Campus, Providence Saint John’s will be able to accommodate its peak parking demand on Providence Saint John’s-owned land during this stage of construction and upon full build-out of Phase Two.
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Figure 8.8 Stage B Demolition
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H. STAGE E Stage E (North Campus Site 2D/2E) includes expansion of ambulatory care and acute care services and support with its proximity to the existing CSS Inpatient Suites building Stage E also includes construction of a vehicular tunnel beneath Santa Monica Boulevard connecting the subterranean parking garage beneath Site 2D/2E and the subterranean garage beneath the East Ambulatory Care & Research Building (Site S5).
H.1 SCOPE & BOUNDARY As shown on Figure 8.10 the boundary of Stage E includes North Campus Site 2D/2E, the land east of Mullin Plaza, north of Santa Monica Boulevard, and west of 23rd Street.
H.2 DEMOLITION/REMOVAL PLAN As shown on Figure 8.9 the existing building located on this site (Site 2D/2E) will be demolished and the existing surface parking lot (Lot C) will be removed to accommodate construction of subterranean parking and the new East Ambulatory/Acute Care Building (Site 2D/2E).
H.3 CIRCULATION PLAN No new curb cuts along Santa Monica Boulevard are anticipated. Instead, a new curb cut on the Mullin Plaza is anticipated to access the subterranean parking below the East Ambulatory/Acute Care Building (2D/2E). A new curb cut on 23rd Street is anticipated to provide secondary access to the parking structure below the East Ambulatory/Acute Care Building.
H.4 INTERIM PARKING PLAN Providence Saint John’s will provide and interim parking plan documenting that its peak parking demand will be satisfied at all times, including all stages of construction. Such plan will be subject to City approval. Due to the Parking Structure (Site 2I) constructed in Stage B, and the subterranean parking constructed beneath other areas of the Campus, Providence Saint John’s will be able to accommodate its peak parking demand on Providence Saint John’s-owned land during this stage of construction and upon full build-out of Phase Two.
H.5 CIVIL IMPROVEMENTS/CHANGES Stage E–East Tunnel Stage E includes a new vehicular tunnel below Santa Monica Boulevard connecting the subterranean parking garage on Site 2D/2E with the subterranean parking garage beneath the East Ambulatory Care & Research Building (Site S5). The tunnel under Santa Monica Boulevard connecting these two sites will allow for vehicular circulation below grade, and will provide for convenient and safe access to maximize the parking resources in the underground structures. The tunnel may also provide for overflow valet parking spaces for those cars being valet parked north of Santa Monica Boulevard at the main hospital entrance.
Figure 8.9 Stage E Demolition
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Existing utilities within Santa Monica Boulevard will be protected or temporarily relocated to facilitate construction of the vehicular tunnel. It is anticipated that the tunnel will be below existing utilities.
H.6 LANDSCAPE PLAN Landscape features in the stage are anticipated to include replacement bioswales south of the East Ambulatory/Acute Care Building (2D/2E). Street-side improvements on the south side of Building 2D/2E along Santa Monica Boulevard are also anticipated.
H.7 CONSTRUCTION PERIOD MITIGATION PLAN Providence Saint John’s will implement a City-approved construction mitigation plan, including the construction mitigation measures included in the Environmental Impact Report and Exhibit K of the DA.
Figure 8.10 Stage E
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I. PARKING SUMMARY Figure 5.11 illustrates a total summary for parking conditions on the site through each stage on a side-by-side comparison. Given the initial deficit for parking, constructing the parking structure in an early phase allows the site to relieve parking burdens upon completion of beginning stages, which keeps the campus from overburdening adjacent streets.
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Figure 8.11 Parking Summary PROVIDENCE SAINT JOHN’S HEALTH CENTER PHASE TWO / SOUTH CAMPUS MASTER PLAN
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