ii. project description - la city planningthe final modular building, the foundation building, which...

II. Project Description

City of Los Angeles Providence Tarzana Medical Center SCH No. 2016071041 June 2017

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1. Introduction

Providence Health System–Southern California, the Project Applicant, or its successor, proposes new and improved facilities and improved access to care at the Providence Tarzana Medical Center as part of the Providence Tarzana Medical Center Project (Project). The Project would be implemented on the existing Providence Tarzana Medical Center (Project Site) located in the Encino–Tarzana community of the City of Los Angeles. The Project Site comprises approximately 13 acres and is currently improved with four permanent buildings, eight modular buildings, a parking structure, and surface parking areas. The Project proposes upgrades and enhancements to the Hospital on the Project Site, including replacing the Main Building within the Hospital and enhancing the existing Hospital Lobby (Main Building Replacement), expanding the diagnostic and treatment areas (D&T Expansion), and constructing a New Patient Wing. The Project would also include the construction of a new above-grade six-level parking structure that would provide approximately 557 parking spaces (New Parking Structure). To provide for the proposed improvements, the Project would include removal of the existing eight modular buildings and the magnetic resonance imaging (MRI) Center. The uses in these existing buildings to be removed would be relocated within the Hospital. While not part of the Project, required seismic upgrades would necessitate the removal of other existing structures within the Hospital. Overall, approximately 37,198 square feet1 of existing floor area would be removed within the Project Site.2 The Project would construct approximately 294,000 square feet of new floor area. Therefore, with implementation of the Project, approximately 256,802 square feet of net new floor area would be provided within the Project Site. At buildout, the Project Site would include a total of approximately 579,744 square feet of floor area.

1 All square footage numbers represent floor area as defined by LAMC Section 12.03. 2 The 37,198 square feet of existing floor area to be removed includes the demolition of the existing

modular buildings, which comprise approximately 11,388 square feet; the demolition of the 2,560-square-foot MRI Center; the demolition of the 2,500-square-foot central utility plant; and the demolition of the 20,750-square-foot Main Building, which is necessary to implement required seismic upgrades under OSHPD’s jurisdiction and would be demolished separate from construction of the Project. However, as part of the Project, these areas would be replaced throughout the Project Site.



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2. Project Location and Surrounding Uses

The Project Site is located at 18321 Clark Street within the Encino–Tarzana community of the City of Los Angeles, approximately 18 miles northwest of downtown Los Angeles and approximately nine miles northeast of the Pacific Ocean. As shown in Figure II-1 on page II-3, the Project Site is generally bounded by Burbank Boulevard and the eastbound on-ramp to the Ventura Freeway (US-101) on the north, the Tarzana Medical Plaza on the east, Clark Street on the south, and commercial uses on the west. Beyond the intervening Tarzana Medical Plaza is Etiwanda Avenue to the east. Beyond the intervening commercial uses is Reseda Boulevard to the west. Primary regional access is provided by the Ventura Freeway, which runs east-west adjacent to the Project Site. The major arterials that provide regional and sub-regional access to the Project Site vicinity include Ventura Boulevard, Reseda Boulevard, and Lindley Avenue.

As shown in the aerial photograph in Figure II-2 on page II-4, the Project Site is located in an urbanized area characterized primarily by low- to mid-rise buildings that are occupied by commercial, residential, and medical uses. Land uses surrounding the Project Site include office uses to the north, across Burbank Boulevard; the Tarzana Medical Plaza (not associated with Providence Tarzana Medical Center) and, across Etiwanda Avenue and an intervening flood control channel, single-family and multi-family residential uses to the east; multi-family residential uses, a surface parking lot,3 and medical uses associated with a medical and dental office building known as Tarzana Medical Square (not associated with Providence Tarzana Medical Center) to the south, across Clark Street; and commercial uses, including a supermarket, retail, and a storage company, to the west (on the east side of Reseda Boulevard).

3 The surface parking lot is located at 5411 Etiwanda Avenue, Tarzana, CA 91356. It is entitled for development of the Tarzana Medical Atrium (not associated with Providence Tarzana Medical Center), a new, four-story 93,376 square foot medical office building and parking structure.

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Source: Eyestone Environmental, 2016; Los Angeles County GIS, 2014.

Figure II-1Project Location Map

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Figure II-2Aerial Photograph of the Project Vicinity

Source: Eyestone Environmental, 2016; LA County GIS, 2014; NAIP, 2014.

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3. Background and Existing Project Site Conditions

a. Background and Existing Uses

Providence Tarzana Medical Center is a full-service hospital and medical center. The Medical Center was founded in 1973 as part of the Encino–Tarzana Regional Medical Center. In 2008, Providence Health System–Southern California purchased the facilities, which became part of the Providence Health System, a non-profit organization.

The Project Site is currently developed with a 249-bed Hospital and medical office buildings providing patient care in the San Fernando Valley. The Providence Tarzana Medical Center is fully accredited by the Joint Commission on the Accreditation of Healthcare Organizations.4 In addition to providing health care services, the Providence Tarzana Medical Center serves the surrounding community by allowing community and group meetings to take place at the Medical Center at no cost to the community.

The Project Site consists of seven contiguous parcels comprising approximately 13 acres. As shown in Figure II-3 on page II-6, the Project Site is currently improved with four buildings, eight modular buildings (including Buildings A-G and the Foundation Building, which handles the fundraising activities of the Hospital), a parking structure, and various surface parking areas. In total, the Project Site includes approximately 322,942 square feet of floor area of medical facilities. The heights of the existing on-site buildings range from approximately 16 feet to approximately 100 feet. Following is a description of each of the existing buildings and structures on the Project Site:

Hospital: The largest building on the Project Site is the Hospital, which is approximately 204,097 square feet. The Hospital consists of several connected areas, which are referred to as the Main Building, the Ancillary Wing, the Existing Patient Building, and the Women’s Pavilion. The Hospital also includes the Emergency Department. The Existing Patient Building contains 195 acute care beds, the Main Building contains 21 acute care beds in the Neonatal Intensive Care Unit (NICU), and the Women’s Pavilion contains 33 beds, for a total of 249 beds within the Hospital. The highest portion of the Hospital is the six-story Existing Patient Building, which is approximately 82 feet 3 inches.

4 The Joint Commission on the Accreditation of Healthcare Organizations is an independent, not-for-profit organization that accredits and certifies nearly 21,000 health care organizations and programs in the United States.

PROVIDENCE TARZANA MEDICAL CENTER REIMAGINEDEXISTING SITE PLAN

Figure II-3Existing Site Plan

Source: Providence Health and Services, 2016; Perkins & Will, 2016.

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Magnetic Resonance Imaging (MRI) Center: The MRI Center is a freestanding building located north of the existing parking structure, along the northern portion of the Project Site. The MRI Center is approximately 2,560 square feet with an approximate height of 15 feet 8 inches.

Tarzana Garden Plaza: The Tarzana Garden Plaza, which is located at the southwestern corner of the Project Site, contains approximately 39,019 square feet of medical and dental offices and a pharmacy. The Tarzana Garden Plaza is approximately 44 feet 5 inches in height.

Cube Medical Office Building: The Cube Medical Office Building is located south of the existing parking structure in the southern portion of the Project Site. The Cube Medical Office Building, which is not operated by the Project Applicant, but is ground leased from the Project Applicant, contains approximately 65,878 square feet of medical offices and a pharmacy. The Cube Medical Office Building is approximately 100 feet 8 inches in height.

Modular Buildings: Eight modular buildings are located along the northeastern part of the Project Site, fronting Burbank Boulevard and the US-101 entrance. Seven of the eight modular buildings are referred to as Buildings A through G, while the remaining modular building is referred to as the Foundation Building. The modular buildings are occupied by uses that would generally be housed in the Hospital, but due to space constraints, are in the modular buildings. Building A houses the Case Management Department and is approximately 1,349 square feet of floor area. Building B consists of meeting rooms and restrooms and is approximately 2,698 square feet of floor area. Building C houses the Performance Improvement and Quality Departments and is approximately 1,349 square feet of floor area. Building D consists of office space for medical staff and is approximately 675 square feet of floor area. Building E houses volunteers and the Compliance and Service Excellence Departments and is approximately 570 square feet of floor area. Building F houses the Medical Records and Pathology Departments and is approximately 2,360 square feet of floor area. Building G houses the Spiritual Care Department and is approximately 584 square feet of floor area. The final modular building, the Foundation Building, which houses the Providence Tarzana Foundation offices, is approximately 1,803 square feet of floor area. The modular buildings are approximately 15 feet 6 inches in height.

There are approximately 1,259 existing parking spaces on the Project Site. Parking is provided in an existing parking structure that includes approximately 596 parking spaces



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(Existing Parking Structure) and surface parking areas that include approximately 663 parking spaces. The Existing Parking Structure is approximately 37 feet in height.5

b. Land Use and Zoning

(1) Encino–Tarzana Community Plan

The Project Site is located within the Encino–Tarzana Community Plan (Community Plan) area. The Community Plan was adopted in December 1998. The Project Site is currently designated for Community Commercial land uses by the Community Plan.

(2) Ventura/Cahuenga Boulevard Corridor Specific Plan

The Project Site is located within the Ventura/Cahuenga Boulevard Corridor Specific Plan (Specific Plan) area. The Specific Plan was adopted in December 1991 and was last amended in 2001. The Specific Plan is divided into five major communities. The Project Site is located within the Tarzana Community.6 For each of the five communities, the Specific Plan designates land uses adjacent to the corridor as Regional Commercial, Community Commercial, or Neighborhood and General Commercial. The Project Site is designated Community Commercial in the Specific Plan.7

(3) City of Los Angeles Municipal Code

The Project Site is primarily zoned [Q]C2-1L (Qualified Commercial, Height District 1L), with portions of the Project Site zoned C2-1 (Commercial, Height District 1) and P-1 (Automobile Parking, Height District 1). The Commercial zone permits a wide array of land uses including hospitals and medical clinics, as well as uses customarily incident to any of these uses, and accessory buildings. The Parking zone allows public or private parking areas and parking buildings which are located entirely below the natural or finished grade. The Height District 1L designation within the C2 zone imposes a height limitation of six stories or 75 feet and a maximum floor area ratio (FAR) of 1.5:1. Height District 1 within

5 Until February 2016, the Project Applicant rented 200 parking spaces located at the site of the Tarzana Medical Atrium, located at 5411 Etiwanda Avenue, Tarzana, CA 91356. However, those parking spaces are no longer available due to the construction of the new medical office building and parking structure at that site. The Project Applicant continues to lease 75 parking spaces located at the site of the St. Paul’s United Methodist Church located at 5619 Lindley Avenue, Tarzana, CA 91356.

6 Ventura-Cahuenga Boulevard Corridor Specific Plan, Map 5—Tarzana Section, http://cityplanning.lacity.org/complan/specplan/pdf/ventura.pdf, accessed January 3, 2017.

7 Ventura-Cahuenga Boulevard Corridor Specific Plan, Map 5—Tarzana Section, http://cityplanning.lacity.org/complan/specplan/pdf/ventura.pdf, accessed January 3, 2017.



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the C2 zone imposes a maximum FAR of 1.5:1. No above-grade buildings are permitted in the P Zone.

c. Existing Project Site Improvements

The Project Applicant is currently in process with the Office of Statewide Health Planning and Development (OSHPD) to retrofit some of the existing structures to comply with certain seismic safety requirements of the Alfred E. Alquist Hospital Facilities Seismic Safety Act of 1994 (Senate Bill 1953). The seismic upgrades pursuant to Senate Bill 1953 are under OSHPD jurisdiction. As such, the upgrades are not part of the Project. In addition, although not a part of the Project, other interior improvements and renovations occur on a frequent basis on the Project Site. Specifically, advancements in care necessitate equipment replacement and renovation of interior spaces in order to accommodate new equipment and modes of care.

Senate Bill 1953 preempts local jurisdictions from the enforcement of all building standards published in the Title 24, California Building Standards Code relating to the regulation of hospital buildings. As codified in the California Health and Safety Code, local building jurisdiction plan review and construction inspection of hospital buildings is preempted in favor of OSHPD’s authorization to review and inspect these facilities. The OSHPD is designated as the enforcing agency for these hospital buildings, including the plan checking and inspection of the design and details of the architectural, structural, mechanical, plumbing, electrical, and fire and panic safety systems, and the observation of construction.

As noted above, the Project Applicant is in process with OSHPD to seismically retrofit several existing buildings within the Hospital in order to comply with Senate Bill 1953. Within the Hospital, the Main Building, the Existing Patient Building, and the Ancillary Wing are required to comply with Senate Bill 1953’s seismic specifications by January 1, 2020. Figure II-4 on page II-10 illustrates the location of the Main Building, Existing Patient Building, and the Ancillary Wing within the Hospital. The seismic upgrades include the following:

Main Building: To comply with the seismic requirements for the Main Building, the Main Building will be demolished. OSHPD has the principal responsibility for issuing permits for the demolition of the Main Building. As described further below, the Project includes replacement of the Main Building and enhancement of the existing Hospital Lobby as part of the Main Building Replacement. The City of Los Angeles has the principal responsibility conducting the environmental review and issuing entitlements for the Main Building Replacement. Following City approval of the Project, OSHPD has the principal responsibility for plan

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check, issuing the building permit, and construction observation for the Main Building.

Existing Patient Building: The Project Applicant is also currently processing OSHPD permits for Structural Performance Category 2 upgrades and exterior enhancements in the Existing Patient Building. Exterior enhancements would include elastic brace frames on the exterior of the building and associated foundations. OSHPD has the principal responsibility for plan check, issuing the building permit, and construction observation for the Existing Patient Building.

Ancillary Wing: The Project Applicant intends to complete seismic upgrades consisting of Structural Performance Category 4D8 and Nonstructural Performance Category 49 upgrades to the Ancillary Wing. These upgrades include concrete shear walls on the exterior of the building and associated foundations. OSHPD has the principal responsibility for plan check, issuing the building permit, and construction observation for the Ancillary Wing.

The seismic improvements, which would be implemented while keeping the Hospital in service, allow hospitals to stay compliant with OSHPD and California Department of Public Health regulations and to continue functioning through 2030 and beyond. The seismic improvements to the Main Building and Ancillary Wing are anticipated to commence in 2017 and be complete in 2018.

During the seismic upgrades and Project construction, there will be temporary, interim site improvements to maintain Hospital services during construction, including a temporary lobby canopy, a Mobile MRI Trailer, a Mobile CT Trailer, and a nuclear medicine trailer. OSHPD has the principal responsibility for issuing permits for these temporary, interim site improvements.

Table II-1 on page II-12 provides a summary of the seismic upgrades and the Project, including information as to whether OSHPD or the City has the principal approval and/or permitting responsibility.

8 Structural Performance Category 4D is a performance category assigned to existing nonconforming hospital buildings that have been demonstrated either by analysis or retrofit to be equivalent to the minimum prescriptive requirements of the 1979 Uniform Building Code including the California amendments (the 1980 California Building Code), in accordance with the California Building Code 2016 Section 3412A.2.3. Structural Performance Category 4D allows noncompliant buildings to go past the 2030 seismic compliance deadline.

9 Nonstructural Performance Category 4 is a performance category assigned to buildings that meet the criteria for Nonstructural Performance Category 3 and all architectural, mechanical, electrical systems, components and equipment, and hospital equipment meet the bracing and anchorage requirements of Part 2, Title 24. This category is for classification purposes of the Office of Emergency Services. The deadline for seismic compliance is January 1, 2020 or 2030 depending on the seismic design category and extension request requirements.



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Table II-1 Summary of OSHPD and City Approval and/or Responsibility

Seismic Upgrades (to comply with SB 1953)

Project

Jurisdiction: OSHPD

Jurisdiction: City Jurisdiction for CEQA and Entitlements; OSHPD Jurisdiction for Building Permits

Jurisdiction: City Jurisdiction for CEQA, Entitlements, and Permits

Main Building Demolition

Existing Patient Building

Ancillary Wing

Main Building Replacement

New Patient Wing

D&T Expansion

New Parking Structure

Source: Eyestone Environmental, 2017.

4. Project Objectives

Section 15124(b) of the CEQA Guidelines states that the project description shall contain “a statement of the objectives sought by the proposed project.” Section 15124(b) of the CEQA Guidelines further states that “the statement of objectives should include the underlying purpose of the project.” The underlying purpose of the Project is to provide the community with access to modern health care facilities to provide quality care, including free and low-cost health care services. The Project’s specific objectives are as follows:

Consistent with the Health and Wellness Element of the City’s General Plan, improve Angelenos’ health and well-being by providing improved access to quality healthcare through the upgrade of existing hospital facilities that accommodates updated health care technologies and updated seismic standards that meet state law requirements.

Provide continued health care services for the San Fernando Valley consistent with the City’s Health and Wellness Element policy to encourage the equitable distribution of health service providers to ensure that every Angeleno has access to preventative care and medical treatment.

Provide adequately sized facilities that accommodate private patient rooms, expanded emergency department space, and expanded diagnostic and treatment areas to meet patient needs and house modern technologies.

Integrate patient care and services with patient rooms by providing larger single bed rooms to allow for provision of services in patient rooms, thereby increasing convenience for patients and efficiency of care.



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Improve access to emergency services, consistent with the City’s Health and Wellness Element policy to encourage access to emergency services.

Implement a design that provides a centralized entrance to the Hospital, as well as connectivity between patient rooms, departments, and health care services to ensure the safe, efficient, and expedient movement of patients, doctors, employees, and visitors that is needed for the provision of quality care.

Foster a built environment that promotes health and well-being, consistent with the City’s Health and Wellness Element policy, and enhances the overall patient experience indoors as well as outdoors through the incorporation of landscaped gardens and pathways that provide sufficient and convenient access to transportation options including walking, bicycling, and vehicle parking within the Project Site.

Invest in long-term and sustainable improvements in health care by providing patient buildings that incorporate sustainable design and energy conservation.

Redesign existing site access and internal circulation to incorporate the new buildings and to enhance safety and internal circulation for private vehicles, bicycles, pedestrians, and emergency vehicles while minimizing potential vehicular conflicts on surrounding streets.

5. Description of the Proposed Project

a. Project Overview

The Project proposes upgrades and enhancements to the Hospital totaling approximately 294,000 square feet, including the Main Building Replacement and the addition of a new canopy (referred to herein as the Lobby Canopy), the D&T Expansion, which would include a canopy (referred to herein as the D&T Canopy), and constructing the New Patient Wing, which would include two canopy areas associated with the relocated and improved Emergency Department (referred to herein as the Walk-In Canopy and the ED Canopy). The Project would also include the construction of a new approximately six-level above-grade parking structure that would provide approximately 557 parking spaces (referred to herein as the as the New Parking Structure). To provide for the proposed improvements, the Project would include removal of the existing eight modular buildings and the MRI Center. The uses in these existing buildings to be removed would be relocated within the Hospital. A summary of the proposed development is provided in Table II-2 on page II-14 and a conceptual illustration of the Project is shown in Figure II-5 on page II-15.

As shown in Figure II-5, the proposed Main Building Replacement would be constructed along the central portion of the Hospital to replace the Main Building and



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Table II-2 Summary of Existing and Proposed Floor Areaa

Building Existing

(sf)

Proposed Removal

(sf)b

Proposed Construction

(sf) Net New

(sf)

Total with Project

(sf)

Hospital 204,097c (23,250)d 294,000e 270,750 474,847

MRI Center 2,560 (2,560) 0 (2,560) 0

Tarzana Garden Plaza 39,019f 0 0 0 39,019

Cube Medical Office Building 65,878 0 0 0 65,878

Modular Buildings 11,388 (11,388) 0 (11,388) 0

Total 322,942 (37,198) 294,000 256,802 579,744

sf = square feet a Square footage is calculated pursuant to the LAMC definition of floor area for the purpose of calculating

FAR. LAMC Section 12.03 defines floor area as “[t]he area in square feet confined within the exterior walls of a building, but not including the area of the following: exterior walls, stairways, shafts, rooms housing building-operating equipment or machinery, parking areas with associated driveways and ramps, space for the landing and storage of helicopters, and basement storage areas.”

b As part of the Project, the existing uses within the structures to be removed would be relocated within the Hospital.

c Existing Hospital includes area associated with seismic upgrades under OSHPD jurisdiction. d Existing Hospital includes demolition of the existing 20,750-square-foot Main Building and demolition of

the existing 2,500-square-foot central utility plant. As described in Section 3.c above, the Project Applicant is in process with OSHPD to seismically retrofit or replace several existing buildings within the Hospital in order to comply with Senate Bill 1953, including the Main Building, which would be demolished under OSHPD jurisdiction. While noted in Table II-1 on page II-12, the demolition of the Main Building is not part of the Project as OSHPD has the principal responsibility for issuing permits for the demolition of the Main Building.

e The proposed Hospital includes a new approximately 230,000-square-foot New Patient Wing plus the 3,000-square-foot Walk-In Canopy and 6,000-square-foot ED Canopy; a 25,000-square-foot D&T Expansion and 3,000-square-foot D&T Canopy; a 25,000-square-foot Main Building Replacement and a 5,000-square-foot Lobby Canopy.

f Existing floor area is estimated assuming 95 percent of gross building area (41,073 square feet), which is a conservative estimate.

Source: Eyestone Environmental, 2017.

enhance the Lobby. The Main Building Replacement would include the addition of approximately 25,000 square feet to replace the demolished floor area. A new covered entry canopy and drop-off (Lobby Canopy) comprising approximately 5,000 square feet of floor area would also be added to the west side of the Main Hospital entrance.

The first floor of the Main Building Replacement would include an entrance and lobby area for patients and visitors. The second floor would accommodate clinical services for the Hospital. The Main Building Replacement and the Lobby Canopy would improve the overall patient experience by creating a central entrance for the Hospital and a meeting

Figure II-5Conceptual Site Plan

Source: Providence Health and Services, 2016; Perkins & Will, 2016.

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and gathering space for patients, visitors, and other guests. The Main Building Replacement would be approximately 45 feet in height. A new landscaped paseo would provide a walkway to connect the New Parking Structure and Existing Parking Structure to the Hospital.

As provided in Figure II-5 on page II-15, the proposed D&T Expansion would be constructed to the rear of the Hospital. The D&T Expansion would expand the existing diagnostic and treatment areas currently located in the Hospital’s Ancillary Wing and would include a canopy area. The D&T Expansion would comprise approximately 25,000 square feet plus an approximately 3,000-square-foot D&T Canopy. The D&T Expansion would reach approximately 45 feet in height.

The New Patient Wing, which would extend northwesterly from the rear of the Hospital, would replace the Existing Patient Building of the Hospital as the new location for the acute care inpatient beds. The Hospital currently has 249 acute care inpatient beds: 195 beds in the Existing Patient Building, 21 beds in the NICU located in the Main Building of the Hospital, and 33 beds in the Women’s Pavilion. The Existing Patient Building rooms are small and contain both double and triple occupancy rooms. In contrast, the New Patient Wing would provide all single-occupancy rooms. The New Patient Wing would have a total of 190 acute care inpatient beds. Together with the 33 beds in the Women’s

Pavilion and 21 beds in the NICU located in the Main Building of the Hospital, the Project would result in a slight decrease in the number of acute care inpatient beds from 249 beds to 244 beds at the Hospital. As part of the Project, the New Patient Wing would also include a new, expanded Emergency Department, imaging and pediatrics facilities, and the inpatient pharmacy. The increase in square footage for the new buildings within the Medical Center is due to modern standard of care and current code requirements for hospitals, including increased space and additional functions in nursing units, diagnostic and treatment areas, emergency room, and support services.

The New Patient Wing would comprise approximately 230,000 square feet plus the Emergency Department Walk-In Canopy comprising approximately 3,000 square feet and the ED Canopy comprising approximately 6,000 square feet. The New Patient Wing would be six stories with an approximate height of 120 feet.10 In the 1970s, when the Hospital was originally constructed, hospital floor-to-floor heights were required to be approximately 12 feet. California Building Code11 requirements include floor-to-floor heights of up to

10 The approximate height of 120 feet for the New Patient Wing includes mechanical equipment. Excluding mechanical equipment, the approximate height of the New Patient Wing is 100 feet 8 inches.

11 See Section 1224.4.10 of the California Building Code.



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17 feet. This floor-to-floor height increase is also required to accommodate advances in medical technology.12 During construction of the New Patient Wing, it is anticipated that certain uses and functions in the modular buildings and the MRI Center would be temporarily relocated to temporary on-site locations and/or off-site locations as the buildings would need to be removed to accommodate construction of the New Patient Wing.

Upon completion of the New Patient Wing and relocation of the patients from the Existing Patient Building to the New Patient Wing, the Existing Patient Building would be converted to Ancillary & Support Space for the Hospital. The Ancillary & Support Space would consist of other medical center uses, but would not be used to house acute care inpatient beds. The uses and functions in Modular Buildings A–G and the Foundation Building are anticipated to be relocated into the Ancillary & Support Space or elsewhere in the Hospital.

The new central utility plant would be constructed in the basement of the New Patient Wing and would total approximately 18,000 square feet. The remainder of the New Patient Wing basement is allocated for the inpatient pharmacy, pharmacy storage, and janitorial supply storage.

As illustrated in Figure II-5 on page II-15, the Project also includes the construction of a new six-level above-grade parking structure that would provide approximately 557 parking spaces. The New Parking Structure would comprise approximately 230,000 square feet and would have an approximate height of 60 feet.

As part of the Project, the Project Applicant would subdivide the Project Site into three legal lots to account for current and future use. A Vesting Tentative Tract Map includes the merger and resubdivision of the Project Site from seven legal lots into three legal lots. Proposed Lot 1 would contain the Hospital, the Existing Parking Structure, the New Parking Structure, and various surface parking spaces. Proposed Lot 2 would contain the Tarzana Garden Plaza and surrounding surface parking spaces. Proposed Lot 3 would

12 As discussed in Section 1224.4.10.1 of the California Building Code, the minimum height of ceilings shall be 8 feet. In addition, Section 1224.4.10.2 of the California Building Code states operating rooms, emergency rooms, delivery rooms, radiographic rooms and other rooms containing ceiling-mounted, major fixed equipment, or ceiling-mounted, major fixed equipment or ceiling-mounted surgical light fixtures shall have ceiling heights to accommodate the equipment or fixtures and their normal movement. Suspended tracks, rails, and pipes located in the traffic path for patients in beds and/or on stretchers, including those in inpatient service areas, shall be not less than 7 feet above the floor. Additionally the air-change requirements necessitate larger ductwork, and the structural codes require deeper supporting beams. These requirements in aggregate, along with equipment clearance requirements and the necessary structural support for it, demand a greater floor-to-floor height.



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contain the Cube Medical Office Building and surrounding surface parking spaces. The existing internal lot lines for seven lots on the Project Site are outdated, reflecting various subdivisions processed decades ago, but bearing no relation to the current and future use of the Project Site.

Overall, as summarized in Table II-2 on page II-14, approximately 37,198 square feet of existing floor area would be removed within the Project Site. The Project would construct approximately 294,000 square feet of new floor area. Therefore, with implementation of the Project, approximately 256,802 square feet of net new floor area would be provided within the Project Site. At buildout, the Project Site would include approximately 579,744 square feet of floor area.

b. Project Design

With the addition of new components to the existing Medical Center, the design approach is intended to be complementary and appropriate to the scale and character of the existing Medical Center and surrounding community.

The additions to the Hospital, including the New Patient Wing, D&T Expansion, and Main Building Replacement would provide visual interest through horizontal and vertical articulation while maintaining consistency with the existing Hospital. An outdoor garden is planned between the Walk-In Canopy of the New Patient Wing and the existing Hospital. The proposed approximately 5,700-square-foot outdoor garden (referred to as the Healing Garden) would also offer patients, visitors, and staff an additional landscaped area within the Project Site.

The maximum building height would be approximately 120 feet above grade level, including rooftop penthouses and mechanical equipment and screens. Building materials could include concrete, stucco, aluminum, glass, concrete block, terracotta cladding, pre-finished wall panel, and prefinished metal. Building façades would include transparent glass and sunshades on the interior of the building. Additionally, most major utilities would be placed underground.

The New Parking Structure would be designed to substantially screen automobiles in the garage. The façade design would differ from the hospital and medical office buildings, but would be complementary with the aesthetics of the existing and proposed buildings within the Project Site. The New Parking Structure would include landscaping around the perimeter and would be designed to include trees, shrubs, and flowers.



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c. Access, Circulation, and Parking

As shown in Figure II-3 on page II-6, existing vehicular access to the Project Site is provided along Burbank Boulevard, Clark Street, and the western edge of the Project Site. The Project would either maintain, modify, or and enhance the existing vehicular access to the Project Site. Specifically, along Burbank Boulevard, the primary public (non-emergency) and public (emergency) access would continue to be provided from the western driveway. As part of the Project, this driveway would be modified to include a traffic signal control, which would allow for left turns from the Project Site onto westbound Burbank Boulevard. To facilitate this movement, an exclusive left-turn outbound lane would be installed within the Project Site for the left-turning vehicles onto Burbank Boulevard. Additionally, an eastbound through lane would be installed along the Project Site’s Burbank frontage providing right-turn access into the Project Site and leading to the US-101 Southbound on-ramp to the east. Furthermore, a pedestrian crosswalk would be installed across Burbank Boulevard on the west side of the driveway. The eastern driveway along Burbank Boulevard, which would continue to provide emergency access, would be modified to lead directly to the new Emergency Department on the northeastern edge of the Project Site. The central driveway along Clark Street, adjacent to the Existing Patient Building, would continue to provide primary public (non-emergency) and service access and would also provide public (emergency) access. The two western driveways located along Clark Street would continue to provide secondary public (non-emergency) and service access to the Tarzana Garden Plaza surface parking area and the Cube Medical Office Building surface parking area. In addition, the eastern driveway located along Clark Street, adjacent to the eastern portion of the Hospital, would continue to provide service access. The easternmost driveway located along Clark Street would no longer provide public (non-emergency and emergency) access, but would be modified to serve emergency vehicles only. Lastly, the driveway located on the western edge of the Project Site, which currently provides employee access, would be removed.

As previously described, the Project Site currently provides 1,259 parking spaces, including 596 parking spaces within the Existing Parking Structure and 663 parking spaces provided in various surface parking areas throughout the Project Site, as shown in Figure II-6 on page II-20. Some existing surface parking spaces would be removed to accommodate the new Project buildings. As part of the Project, additional parking would be provided in the New Parking Structure, which would be an above-grade parking structure within the western portion of the Project Site. The six-level New Parking Structure would provide 557 parking spaces, as shown in Figure II-7 on page II-21. The Project would comply with City requirements for providing electric vehicle charging capabilities and electric vehicle charging stations within the New Parking Structure. Specifically, within the New Parking Structure, 20 percent of parking spaces would be EV-ready charging stations and five percent of parking spaces would be equipped with EV charging stations. Once the Project is completed, 1,500 parking spaces would be provided on-site.

Figure II-6Existing Parking Plan

Source: Perkins & Will, 2017.

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Figure II-7Proposed Parking Plan

Source: Perkins & Will, 2017.

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The Project would also provide bicycle parking spaces, which would include both covered and non-covered bicycle parking, in compliance with the LAMC. Short-term bicycle parking spaces would be located near the pedestrian entrances to the Main Building Replacement and the Emergency Department Walk-In Canopy entrance of the New Patient Wing. Long term bicycle parking spaces would be located on the ground level of the New Parking Structure. A new landscaped paseo would provide a walkway to connect the New Parking Structure and Existing Parking Structure and Main Building Replacement and Hospital.

d. Landscaping and Open Space

The Project would provide new landscaping and trees throughout the Project Site to buffer hospital uses, enhance the overall patient experience, and enhance green space in the neighborhood. The Project would retain the existing landscaped buffer along Clark Street. In addition, the Project would add a landscaped buffer along Burbank Boulevard that would include Canary Pine trees. Landscaping and open space areas would be sustainable and water-efficient and would include a plant palette containing a mixture of California native and Mediterranean low water use plants. In addition, the Project Applicant would plant 116 new trees on the Project Site.13

Landscaping on the Project Site would include new courtyards in order to provide additional gathering areas for employees and patients and their visitors. The Healing Garden, which is planned between the Walk-In Canopy of the New Patient Wing and the existing Hospital, would also offer patients, visitors, and staff an additional landscaped area. The New Parking Structure would be designed to substantially screen automobiles in the garage from view by pedestrians and adjacent buildings. A new landscaped paseo would provide a walkway to connect the New Parking Structure and Existing Parking Structure to the Main Building Replacement and Hospital entrance.

e. Lighting and Signage

Lighting on the Project Site would include low-level interior lighting adjacent to buildings, parking structures, surface parking areas, and along pathways for security and wayfinding purposes. In addition low-level lighting to accent signage, architectural features, and landscaping elements would be installed throughout the Project Site. The proposed lighting sources would be similar to other lighting sources in the vicinity of the

13 As a note, there is a potential for three on-site olive trees to be removed during the required seismic upgrades, which would occur prior to and during construction of the Project. These trees would be relocated or replaced on a 1 to 1 basis.



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Project Site and would not generate artificial light levels that are out of character with the surrounding area. On-site exterior lighting would be shielded or directed toward the areas to be lit to limit light spillover onto off-site uses and would meet all applicable LAMC lighting standards.

Signage would be designed to be aesthetically compatible with the existing and proposed architecture of the Project Site. New signage would be architecturally integrated into the design of the buildings and would establish appropriate identification for the medical uses. Project signage would include monument signage, building, and general ground level and wayfinding pedestrian signage. Project signage would be illuminated by means of low-level external lighting, internal halo lighting, or ambient light. Exterior lights would be directed onto signs to minimize off-site glare. In accordance with the LAMC, illumination used for project signage would be limited in light intensity to avoid negative lighting impacts to the nearest residentially zoned property.

f. Security Features

As part of the operation of the Providence Tarzana Medical Center, the Project Applicant has developed and currently implements safety standards and procedures for patients, visitors, employees, volunteers, and medical staff. These standards provide for the implementation of a variety of programs for the safety of those who enter the Project Site, including quarterly inspections of all areas, ongoing staff training, and monthly employee Safety and Disaster Newsletters. The Project Applicant also maintains 24-hour security operations and patrol using contract and in-house staff, provides an excess of 60 security cameras monitoring grounds and interior hospital space, and implements disaster drills and hospital lock downs at least once a year for staff training. The Project Applicant has also developed written plans for hazardous materials and waste management, fire safety, medical equipment, and utility systems. The Project Applicant’s existing safety standards and procedures would continue to be implemented with construction of the Project and updated as needed.

g. Sustainability Features

The Project would integrate sustainable and green building techniques. Various standards and guidelines would be used to reduce resources and energy consumption, integrate renewable energy generation, enable rainwater capture, support walking and other healthful lifestyle activities, and support occupant and environmental health. The design, construction, and operation of the Project, as appropriate for a healthcare setting



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within the regulatory framework of the OSHPD and the Department of Public Health,14 would focus on the following areas:

(1) Reduce Energy Demand

Systems designed to reduce energy demand to achieve an Energy Use Index below the regional average for hospitals. Examples of design methods and technologies that could be implemented may include centralized chiller plant with rooftop heat rejection; insulating glass that is non-reflective, treated with a non-reflective coating or applied film, or consist of back-painted, spandrel glass; appropriately oriented shading devices; high-efficiency HVAC systems and boilers; LED lighting systems; enhanced insulation to minimize solar and thermal gain; and cool roofing.

Where Leadership in Energy and Efficiency and Design (LEED®) standards for Healthcare are applicable, the design of new buildings would include features so as to be capable of achieving LEED Silver certification equivalency. The energy savings would be 15 percent over Title 24 baseline model for hospitals.

(2) Renewable Energy Sources

The roof area of the New Parking Structure would include wiring conduits for potential future electrical solar systems.

(3) System Performance

Commissioning of building energy systems to verify that the Project’s buildings’ energy systems are properly installed and calibrated, and perform to the Project’s energy requirements.15

14 OSHPD issues Code Application Notices to interpret specific sections of the California Building Standards Code. Specifically, OSHPD enforces the California Administrative Code, the California Building Code, the California Electrical Code, the California Mechanical Code, the California Plumbing Code, and the California Fire Code. See www.oshpd.ca.gov/fdd/regulations/cans/2016/index.html for further detail.

15 Building commissioning is an intensive quality assurance process to ensure that a new building operates per the owner’s intent and that building staff are prepared to operate and maintain its systems and equipment. Per the Code Application Notice (CAN 1.0) the electrical standard is the California Electrical Code and the mechanical standard is the California Mechanical Code.



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(4) Water

Reduction of total water consumption for the Project through the use of high-efficiency fixtures and equipment. A 40 percent indoor water use reduction is anticipated.

Comply with the requirements of the City’s Standard Urban Stormwater Mitigation Plan and rainwater Low Impact Development strategies. For example, filtering and percolating all stormwater in 85 percent of storms.

During construction, comply with the Stormwater Pollution Prevention Plan approved for the Project to control stormwater runoff and minimize pollutant loading and erosion effects.

Use of low- or no-irrigation plants with an estimated irrigation savings of 40 percent.

(5) Waste Minimization

At least 75 percent of construction and demolition debris from project construction would be diverted from landfills.

(6) Material Health and Sourcing

The Project design would prioritize chemically optimized products and avoid building products that are harmful to humans, animals, and the environment when healthier alternatives are available. Strategies include reducing or eliminating the use of Polybutylene Terephthalate (a thermoplastic polymer used as an insulator) sources, mercury, lead, cadmium, copper, dioxins, halogenated compounds, halogenated flame retardants and phthalates.

The Project would prioritize local and regional materials made from sustainably sourced, recycled, and recyclable or rapidly renewable feedstocks. Examples may include fly ash16 in concrete, materials extracted and manufactured within 500 miles of the site, and materials with high values of recycled content with a prioritization on post-consumer recycled content.

16 Fly ash is a byproduct of burning pulverized coal in the operation of power plants. Its properties are similar to that of Portland cement. When mixed with lime and water, it can be used to form concrete. Fly ash can improve the strength, segregation of concrete, and ease of pumping.



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h. Infrastructure Improvements

As described above, as part of the Project, the existing central utility plant, located east of the Hospital, would be removed and replaced with a new central plant that would be located in the basement of the New Patient Wing. Certain service buildings and facilities on the Project Site would also be removed. In addition, the existing above-grade emergency generators would be consolidated in one area east of the proposed D&T Expansion. This area would be fully screened around the perimeter.

6. Project Construction and Scheduling

Project construction is anticipated to be completed as early as 2022 to 2025. Construction of the Project would commence with removal of the existing buildings (i.e., eight modular buildings and MRI Center), followed by grading and excavations. Building foundations would then be laid, followed by building construction, paving/concrete installation, and landscape installation. The Project would require excavations up to 23 feet below ground surface. It is estimated that approximately 44,000 cubic yards of soil would be exported from the Project Site. Construction hours would occur Monday through Saturday in accordance with the LAMC. Construction hours could extend beyond these hours if required and specifically permitted by the City. There is the potential for some construction activities, such as concrete pours, to occur at night, including during the building construction stage for the New Parking Structure and during the foundation to street level stage for the New Patient Wing. Nighttime construction activities may also occur during seismic upgrades. The haul route to and from the Project Site is anticipated to be from the US-101 via Reseda Boulevard, Burbank Boulevard, and Clark Street. Inbound haul trucks would exit the US-101, head south on Reseda Boulevard, turn east on Burbank Boulevard, and enter the Project Site from the north. Outbound haul trucks would exit the Project Site to the south by turning west on Clark Street, then turn north on Reseda Boulevard, and either continue on Reseda Boulevard to enter the US-101 heading west or turn east on Burbank Boulevard to enter US-101 heading east.

During construction of the Project, certain portions of the Medical Center’s operations may be temporarily moved to a nearby off-site location to be identified by the Project Applicant. The majority of the Medical Center’s operations would be within a 0.5-mile radius of the Project Site in existing buildings that currently allow leasing.

7. Necessary Approvals

The City of Los Angeles has the principal responsibility for approving the Project. Approvals required for development of the Project include, but are not limited to, the following:



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Pursuant to California Government Code Section 65356 and LAMC Section 11.5.6, a General Plan Amendment to permit the Project as proposed by amending the General Plan Land Use Map, Encino–Tarzana Community Plan to add new footnote 19 to Community Commercial Land Use to permit Height District No. 1 at the Providence Tarzana Medical Center property subject to the conditions established in the ordinance implementing the Project approvals, CPC-2016-2248-GPA-VZC-HD-SP-CU, to permit the New Patient Wing height of six stories and 120 feet in lieu of the maximum height of 45 feet;

Pursuant to California Government Code Sections 65453 and 65356 and LAMC Section 11.5.7 G, a Specific Plan Amendment to the Ventura/Cahuenga Boulevard Corridor Specific Plan to amend the Specific Plan boundary in the Specific Plan at Plan Designations, Map 5—Tarzana Section and Pedestrian Oriented Areas, Exhibit B—Tarzana Section to exclude the Project Site;17

Pursuant to LAMC Sections 12.32 Q and 12.32 F, a Vesting Zone and Height District Change from [Q]C2-1L (Commercial Zone) P-1 (Parking Zone) to [T][Q]C2-1, subject to the conditions established in the ordinance implementing the Project approvals, CPC-2016-2248-GPA-VZC-HD-SP-CUto permit the New Patient Wing height of six stories and 120 feet and the New Parking Structure, which would have a height of six levels and approximately 60 feet;

Pursuant to LAMC Section 12.24.U.14, a Major Development Project Conditional Use Permit for a development that creates 100,000 square feet of floor area or more in the C2 zone;

Pursuant to LAMC Section 17.15.A, a Vesting Tentative Tract Map, including a haul route approval;

Pursuant to LAMC Section 12.37, a Street Dedication/Improvement Requirements Waiver for relief from dedication and improvement requirements;

Board of Police Commissioners permit for extended construction hours; and

Other discretionary and ministerial permits and approvals that will or may be required, including, but not limited to, temporary street closure permits, grading permits, excavation permits, foundation permits, building permits, and sign permits.

The City has the principal responsibility for issuing permits for the New Parking Structure portion of the Project. OSHPD has the principal responsibility for issuing permits

17 In lieu of amending the Specific Plan to exclude the Project from the Specific Plan, the City could elect to amend the Specific Plan to permit the Project.



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for the Hospital portion of the Project. OSHPD approvals required for development of the Hospital include, but are not limited to, building permits for the Hospital.

ii. project description - la city planningthe final modular building, the foundation building, which...

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