HomeMy WebLinkAboutStaff Report 4581
City of Palo Alto (ID # 4581)
City Council Staff Report
Report Type: Consent Calendar Meeting Date: 4/21/2014
City of Palo Alto Page 1
Summary Title: SUMC Annual Report
Title: Approval of Stanford University Medical Center Annual Report and
Compliance with the Development Agreement
From: City Manager
Lead Department: Planning and Community Environment
Recommendation
Staff recommends that the City Council:
1. Find that the Stanford University Medical Center (SUMC) Parties (Stanford Hospitals &
Clinics, Lucile Packard Children’s Hospital, and Stanford University) has complied in good
faith with the terms and conditions of the Development Agree ment for the 2012-2013
reporting period; and
2. Find that the SUMC Parties are not in default with the terms and conditions of the
Agreement.
Executive Summary
The City Council is required to review the Development Agreement between the SUMC Parties
and the City of Palo Alto on an annual basis to ascertain compliance with the terms of the
agreement. The SUMC Parties have submitted the annual report for the 2012-2013 period that
summarizes the current construction activities and the actions taken to fulfill t he obligations of
the Agreement. Of particular note, the SUMC has achieved a 40.9% alternative transportation
mode split. As described in the supplement to the annual report, the SUMC Parties have paid
approximately $32.5 million in public benefit fees to the City. The City Council has established a
process for the review of projects that would ut ilize SUMC public benefit funds.
Background
On June 6, 2011, the City Council approved Comprehensive Plan amendments, zoning changes,
a conditional use permit, annexation and design applications for the Stanford University
medical Center Facilities Renewal and Replacement Project (the “Projects”). The Projects
include the construction of a new Stanford Hospital and clinics buildings, an expansion of the
City of Palo Alto Page 2
Lucile Packard Children’s Hospital, construction of new School of Medicine buildings,
renovation of the existing Hoover Pavilion, construction of a new medical office building and
parking garage at Hoover Pavilion, roadway improvements along Welch Road and Durand Way ,
and SUMC design guidelines. A Development Agreement (the “Agreement”) vesting these
approvals was entered into between the SUMC Parties and the City and was effective on June
6, 2011 and continued for thirty (30) years from the effective date. The Agreement requires
annual City Council review of the SUMC Parties compliance. This report covers the SUMC
Parties activities during 2012-2013, the second year of the Agreement.
Discussion
As described in Section 12, “Periodic Review of Compliance”, the City Council is to review the
Agreement annually to ascertain the SUMC’s Parties compliance with the terms of the
Agreement. Section 12 also includes the reporting requirement for the SUMC Parties and the
City to demonstrate good faith compliance with the Agreement. The attached 2011-12 Annual
Report (Annual Report) dated July 3, 2013 (Attachment A) from SUMC describes the SUMC
Parties’ activities related to implementation of the Agreement.
Construction Activities
Construction activities during this period include:
Hoover Pavilion Renovation- Site work and renovation of the exterior and interior features
of the building have been completed and in December 2012, Hoover Pavilion re -opened
providing modern medical office and clinics to the SUMC community. The renov ation
project is considered to be complete.
Hoover Pavilion Parking Garage- Site work and construction for the new 1,084-stall parking
garage was substantially complete as of June 2013. The garage opened for use in late
summer 2013. Parking stalls in the garage are intended for use by patients and staff.
Hoover Medical Office Building- Construction is underway for the construction of the
medical office building, to be located adjacent to Quarry Road and the existing City of Palo
Alto electrical sub-station.
Welch Road Utilities Project- This project involves the replacement and installation of
utilities to support the New Stanford Hospital and the Lucille Packard Children’s Hospital
expansion. The project was considered to be complete in 2013. Two -way automobile traffic
currently operated on Welch Road.
Lucile Packard Children’s Hospital- Site preparation efforts at LPCH have been completed
during the reporting period including mass excavation, installation of shoring walls, and
utility line relocation. Construction of the hospital expansion is underway.
New Stanford Hospital- Site preparation and excavation activities have commenced at the
area surrounding the site of the New Stanford Hospital (NSH). Work included protected tree
relocation, the completion of the Kaplan lawn driveway, and foundation work for the new
City of Palo Alto Page 3
hospital and adjacent parking structure. Significant construction activities are currently
underway at the site.
No new square footage has been constructed during this reporting period. Approximate ly
134,000 square feet of floor area has been demolished on the main and children’s hospital
sites, as well as the Hoover Pavilion site.
Compliance with Development Agreement Obligations
In addition to the construction summary and the summary of net new s quare footage added
within the past year, the Annual Report also summarizes the SUMC Parties’ progress in meeting
the terms described in Section 5 of the Agreement, “SUMC Parties’ Promises”. This section of
the Annual Report describes the SUMC Parties’ obligations with respect to the following items:
Health Care Benefits;
Fiscal Benefits;
Traffic Mitigation and Reduced Vehicle Trips;
Pedestrian, Bicycle and Automobile Linkages;
Infrastructure, Sustainable Neighborhoods & Communities, Affordable Housing, and
Climate Change.
The Annual Report summarizes the activities within the reporting year. The obligations are
further summarized in Table 1: Development Agreement, Section 5 – SUMC Parties’ Promises
(Attachment B). City staff has reviewed the information within the Annual Report and has
determined that it is complete and correct.
Traffic Mitigation and Reduced Vehicle Trips
The SUMC Parties have made substantial progress in meeting the traffic and alternative
transportation obligations of the Agreement. Specifically, they have accomplished the
following:
Purchased annual CalTrain Go Passes for all eligible employees as of January 1, 2012, three
years ahead of the September 1, 2015 requirement as stated in the Agreement;
Purchased two additional shuttle busses for the Marguerite Shuttle service;
City of Palo Alto Page 4
Hired a Transportation Demand Management (TDM) coordinator, three years ahead of the
September 1, 2015 requirement as stated in the Agreement, and
Achieved a 40.9% alternative transportation mode split during the rep orting year for the
hospital employees, meaning 40.9% of employees are using alternatives modes to get to
work rather than driving alone.
The SUMC Parties and City staff will continue to monitor the TDM program throughout the
term of the Agreement and will report annually to the Council.
Supplement to the Annual Report
In addition to the SUMC Parties’ submittal of the Annual Report, City staff is to prepare a
supplement to the Annual Report (the “Supplement”), as described in Section 12(d) of the
Agreement. The supplement is to include an accounting of the funds received from the SUMC
Parties to satisfy the obligation outlined in Section 5 of the Agreement, a description of the
account balances, and a summary and description of expenditures from the funds. The
Supplement is contained in Attachment C.
In summary, the SUMC Parties have contributed $32,533,666 in public benefit funds as of June
30, 2013. Interest income during the reporting period was $634,000. The SUMC Parties will pay
an additional $11.7M upon issuance of the first hospital occupancy permit, expected in 2016.
During the reporting period, the City has committed funds for the following:
A loan of $1,000,000 to Stevenson House for rehabilitation projects (Staff Report #3176,
Ord. 5170);
Appropriations to the Arts & Innovation District study of $136,000 from the SUMC
Intermodal Transit Fund and $150,000 from the SUMC Infrastructure, Sustainable
neighborhoods and Communities, and Affordable Housing fund (Staff Report #306 4, Ord.
5165). Of the $286,000 total, $280,000 was spent in FY2013 on the contract services for
which it was appropriated. The balance remains in the SUMC fund , and
$228,000 for Project Safety Net, as included in the FY 2013 Adopted Operating Budget.
General Fund sales and use tax revenues in calendar year 2012 resulting from construction-
related activities were approximately $57,200. Figures for 2013 will be received in late June
2014.
City of Palo Alto Page 5
Future Use of Development Agreement Funds
On September 9, 2013, City Council approved a reco mmendation from the Policy and Services
Committee to establish a process for allocating the SUMC funds to future projects. Once the
City Council is in receipt of the Infrastructure Committee report, the Council will develop a
ranked master list of projects to guide the allocation of the use of the SUMC funds (excluding
the Health and Safety Category), and each year thereafter as part of the budget process. The
Finance Committee and Council will review the status of SUMC funds and projects on the
master list for possible revisions, until such time that the funds are exhausted.
In a parallel process, the Policy and Services Committee will review the allocation of restricted
funds under the category of Community Health and Safety of the SUMC funds and make
recommendations to the Council until such time that the funds are exhausted.
The Policy and Services Committee expressed interest in spending the majority of SUMC funds
within the next 10 years. This would ensure that the funds would be used in a near -term
impactful way rather than reserved for the future. The Committee also considered the relative
value of spending money in the near term versus the declining value of money in the future.
The Committee agreed that by spending the SUMC funds on projects in t he near term the City
would get more projects completed.
Resource Impact
As summarized above, the City has received approximately $33.6M in public benefit payments
and interest to the Stanford University Medical Center Fund, and approximately $67,830 in
construction sales taxes to the General Fund since the start of the project.
Policy Implications
This report does not represent any changes to existing City policies.
Environmental Review
Finding Stanford University’s compliance with the Terms of the Agreement is not a project
under the California Environmental Quality Act, and no environmental assessment for the
annual compliance review is required. An environmental impact report for the entire SUMC
project was prepared and certified by the City Council prior to approval of the Development
Agreement.
Attachments:
Attachment A: 2012-2013 SUMC Annual Report (PDF)
Attachment B: Table 1- Development Agreement, Section 5 (DOCX)
Attachment C: SUMC Annual Report Supplement FY2013 (PDF)
PREPARED FOR THE CITY OF PALO ALTO | JULY 3, 2013
2012-13 ANNUAL REPORT
CONTENTS
EXECUTIVE SUMMARY 1
BACKGROUND AND PURPOSE
2
2012-2013 SUMMARY OF PROGRESS 3
HOOVER PAVILION SITE 3
WELCH ROAD UTILITIES 4
LUCILE PACKARD CHILDREN'S HOSPITAL 5
NEW STANFORD HOSPITAL 6
SCHOOL OF MEDICINE 7
NET NEW SQUARE FOOTAGE 8
COMPLIANCE WITH DEVELOPMENT AGREEMENT OBLIGATIONS 9
HEALTH CARE BENEFITS 9
SECTION 5(a)(ii). FUND FOR HEALTHCARE SERVICES 9
SECTION 5(a)(iii). FUND FOR COMMUNITY HEALTH AND SAFETY PROGRAMS 9
PALO ALTO FISCAL BENEFITS 10
SECTIONS 5(b)(i) AND 5(b)(ii). PAYMENT OF SALES AND USE TAXES 10
SECTION 5(b)(iii). FUNDING OF OPERATING DEFICIT 11
SECTION 5(b)(iv). PAYMENT OF UTILITY USER TAX 11
SECTION 5(b)(v). SCHOOL FEES 11
TRAFFIC MITIGATION AND REDUCED VEHICLE TRIPS 12
SECTION 5(c)(ii). MENLO PARK TRAFFIC MITIGATION 12
SECTION 5(c)(iii). EAST PALO ALTO VOLUNTARY MITIGATION 12
SECTION 5(c)(iv). CONTRIBUTIONS TO AC TRANSIT 12
SECTION 5(c)(v). OPTICOM PAYMENTS 12
SECTION 5(c)(vi). CALTRAIN GO PASSES 13
SECTION 5(c)(vii). MARGUERITE SHUTTLE SERVICE 13
SECTION 5(c)(viii). TRANSPORTATION DEMAND MANAGEMENT COORDINATOR 13
SECTION 5(c)(ix). MONITORING OF TDM PROGRAMS 13
LINKAGES 14
SECTION 5(d)(i). INTERMODAL TRANSIT FUND 14
SECTION 5(d)(ii). QUARRY ROAD FUND 14
SECTION 5(d)(iii). STANFORD BARN CONNECTION 14
INFRASTRUCTURE, SUSTAINABLE NEIGHBORHOODS AND COMMUNITIES, AND AFFORDABLE HOUSING
SECTION 5(e).
CLIMATE CHANGE
SECTION 5(f). CLIMATE CHANGE FUND
SATISFACTION OF CONDITIONS OF APPROVAL
15
15
15
15
15
CONCLUSION 16
ANNUAL REPORT 2012-13 1
On June 6, 2011, the Stanford University Medical Center—comprised of Stanford Hospital and Clinics,
Lucile Packard Children’s Hospital, and Stanford University—entered into a Development Agreement
with the City of Palo Alto, committing to provide a range of community benefits in exchange for vested
development rights to develop and use the SUMC Project facilities in accordance with the approvals
granted by the City, and a streamlined process for obtaining subsequent project approvals. The SUMC
Renewal and Replacement Project (“Renewal Project”)—driven by a growing demand for healthcare
services, state-mandated seismic safety requirements, and the need to replace outmoded facilities with
modern, technologically advanced spaces—holds the potential to transform the way that healthcare is
delivered and research is conducted.
Today, two years after the execution of the Development Agreement, SUMC Renewal Project activities
are steadily moving forward, and gaining momentum. Several key milestones have been reached in
the past year, including the reopening of the restored Hoover Pavilion, and the issuance of foundation
permits for both the Lucile Packard Children’s Hospital expansion and the New Stanford Hospital.
Meanwhile, the utilities upgrades and surface improvements on Welch and Quarry Roads are nearing
completion, and Welch Road is expected to reopen to two-way traffic in Summer 2013.
Against this backdrop, SUMC submits its second Annual Report in compliance with Section 12(c) of
the Development Agreement, and looks forward to continued collaboration with the City of Palo Alto in
advancing the goals of both the Stanford University Medical Center and the broader community.
2 ANNUAL REPORT 2012-13
The Palo Alto City Council’s unanimous approval of the entitlements for the Stanford University Medical
Center Renewal and Replacement Project in July 2011 has paved the way for a historic investment in
new and replacement facilities at SUMC. The project approvals—including new zoning for the Project
sites, a conditional use permit, architectural review approval, and the execution of a Development
Agreement—allows for the construction of approximately 1.3 million net new square feet of hospital
facilities, clinics, medical offices, and medical research spaces, and will enable the hospitals to optimize
the delivery of healthcare services to patients, and maintain their position as leading providers of world-
class healthcare.
In order to facilitate this important replacement and expansion work, SUMC entered into a Development
Agreement with the City of Palo, which includes a comprehensive package of community benefits and
voluntary mitigation measures. In exchange for these benefits, the City has vested for a period of 30
years SUMC’s rights to develop and use the property in accordance with the project approvals, and will
streamline the process for obtaining subsequent approvals.
The terms of the Development Agreement (Section 12(c)) provide for a periodic review of compliance,
and require that SUMC submit an Annual Report to the City of Palo Alto’s Director of Planning and
Community Environment each year within 30 days of the anniversary of the agreement effective date
(June 6, 2011). The Annual Report is to summarize the progress on the Renewal Project, including a list
of net new square footage for which a certificate of occupancy has been received, and a description of
the steps that SUMC has taken to comply with the obligations listed in the Development Agreement. With
this report, SUMC fulfills these requirements. Within 45 days of receipt of this Annual Report, the City
will prepare a Supplement to the Annual Report, to provide an accounting of the City’s expenditures from
each of the City Funds and how they were used.
ANNUAL REPORT 2012-13 3
The Renewal Project continues to steadily progress, with construction activities for both Hospitals now
underway. In the section to follow, SUMC provides an overview of central goals for the project elements
that presently are under construction or nearing construction, a synopsis of progress to date, as well as a
preview of near-term upcoming activities.
HOOVER PAVILION SITE
One of the first phases of the Renewal Project was the renovation of Hoover Pavilion to accommodate
modern medical offices and clinics. Renovation of the 1931 building began in Summer 2011, and
included structural improvements, the installation of modern mechanical and plumbing systems, and the
restoration of many of the building’s original historic architectural details, including the reconstruction of
the decorative finial that sits atop the Pavilion tower. In December 2012, the Hoover Pavilion reopened its
doors and now houses community physicians, Stanford Hospital clinics, and the Stanford Health Library.
Meanwhile, other construction activities continue apace on the Hoover Pavilion site. Construction of the
Hoover Garage has progressed swiftly, with the new structure scheduled for completion in late Summer
2013. The transformation of the Hoover landscape is also well underway; the site will soon include varied
landscaped spaces, including a lawn parterre, Redwood grove, and Oak grove. The groves will feature
fifteen mature trees which have been transplanted from other locations on the Hoover site, many of which
had been boxed and stored offsite during construction.
Plans are also under development for the construction of a new medical office and clinic building on
the Hoover site, on Quarry Road immediately west of the Hoover Pavilion, and northwest of the parking
garage currently under construction. Permit drawings for the new structure are expected to be submitted
to the City of Palo Alto in late 2013.
4 ANNUAL REPORT 2012-13
WELCH ROAD UTILITIES
The Welch Road Utilities Project (WRUP) has laid the groundwork for the New Stanford Hospital and the
Lucile Packard Children’s Hospital Expansion, and is a vital step in ensuring the underlying functionality
of the new medical facilities. Work has involved the replacement of existing underground utility services
along Welch and Quarry Roads—including water, gas, electrical, and telecommunications infrastructure—
as well as the construction of new utilities to serve the new hospital facilities once they are built. This
effort has also included the widening of Welch Road, one of the main arteries into the medical center
campus, and the construction of several roadway surface improvements such as sidewalks, crosswalks,
planted medians, street lighting, and two new signalized intersections.
The WRUP work at Welch and Quarry Roads began in Fall 2011, and is now nearly complete.
Underground utilities have been replaced and rerouted, and roadway surface improvements are nearly
complete, with fi nal inspections with the City scheduled shortly. New plantings of trees, grasses, and
groundcovers in sidewalk planting strips and in medians offer the beginnings of a vibrant corridor that will
grow and mature with time.
Also included in the WRUP project scope was
the re-working of the Blake-Wilbur parking lot—
this included construction of a new entrance
to the Advanced Medicine Center with utilities
below, construction of a new Ambulance Drive
at the southern edge of the existing lot, and the
installation of new storm and electrical utilities.
The parking lot itself was also reconfi gured, and
included the planting of eight redwoods and oaks
taken from other areas of the SUMC sites, six of
which are protected-status trees. This work was
completed in Fall 2012, and the parking area
reopened to patients and visitors.
One of the fi nal elements of the WRUP project
is the replacement of the water line beneath
Arboretum Road, between Sand Hill and Quarry
Roads. This work commenced in Spring 2013,
with work proceeding at night so as to minimize
disruption to traffi c, and is expected to complete
in Summer 2013.
To enable completion of WRUP work under
existing roadways, signifi cant traffi c changes
were implemented. For nearly two years, Welch
Road has operated as a one-lane, one-way road
going west from Quarry Road to Pasteur Drive.
The road will be returned to two-way traffi c in
Summer 2013. Meanwhile, North Pasteur Drive
remains closed to traffi c, and South Pasteur
continues to function as a two-way road to
accommodate traffi c in and out of Stanford
Hospital.
ANNUAL REPORT 2012-13 5
LUCILE PACKARD CHILDREN’S HOSPITAL
In response to growing community needs for specialized pediatric and obstetric care, Lucile Packard
Children’s Hospital is opening an expanded facility. The new hospital, to be located adjacent to the cur-
rent Packard Children’s Hospital, will provide patients and doctors with the most modern clinical advance-
ments and technology, while also creating a more patient- and family-centered environment of care, with
additional single-patient rooms and more spaces for families to be with their child during treatment and
recovery.
The Packard Children’s expansion will feature a new entrance lobby, public concourse with dining, three
floors of nursing units, and new patient rooms. Spaces have been designed with an attention to natural
light and views, and the exterior grounds—more than 3.5 acres of outdoor areas and gardens—will pro-
vide a park-like setting for patients, families, and visitors.
The Packard expansion completed its major site clearing activities in 2011 and 2012, and has continued
to reach key milestones in the past year, including the issuance of the foundation permit by the Office of
Statewide Health Planning and Development (OSHPD) in November 2012. Mass excavation, shoring,
and tieback work is currently underway on the expansion site, as well as preparation work for the delivery
of a tower crane to the site.
6 ANNUAL REPORT 2012-13
NEW STANFORD HOSPITAL
Stanford Hospital and Clinics is constructing new and replacement hospital facilities that will usher in a
new era of advanced patient care. Growth in patient volumes and rapidly changing medical technology
have rendered much of the existing midcentury hospital infrastructure inadequate, while new seismic
safety requirements have accelerated the need to construct replacement facilities.
The New Stanford Hospital will substantially increase capacity, and will also address a rapidly advancing
medical landscape. High-tech spaces such as Surgery, Radiology, and Intensive Care will be replaced
to accommodate the latest advances in medical technology, while still retaining the flexibility to adapt
to future innovations. Facilities will feature new patient rooms, an enlarged Level-1 trauma center
and Emergency Department, and new surgical, diagnostic, and treatment rooms. And foremost, the
new facility will create a healing environment responsive to the needs of patients, visitors, and staff.
Upper-level pavilions will feature light-filled patient rooms, and a mid-level garden floor will offer dining,
conference, and educational facilities, as well as social and spiritual support spaces.
Preparation work for the New Stanford Hospital has been underway since late 2011, and many
significant project-enabling activities are now complete. Site clearing activities began in November
2012 and continued into February 2013, first with the demolition of PS-3, the existing Hospital’s patient
and visitor parking structure, followed by the demolition of the medical office buildings at 1101 Welch.
Patient and visitor parking has been relocated to the PS-4 underground structure during this time, and a
temporary valet parking lot has been constructed near the Hospital entrance.
Four protected-status trees have been relocated from the future Hospital site, and are being stored for
use in the final Hospital landscape; dozens of additional trees from the project site were boxed and
salvaged by Stanford University for future use. And Kaplan Lawn has now been transformed to include
a new roadway—this road, framed by the lawn’s existing heritage oaks, will eventually serve as the
main entrance to the new hospital.
The foundation permit for the New Stanford Hospital was issued by OSHPD in January 2013. For the
new Hospital Garage, City of Palo Alto grading and excavation permits were issued in March 2013,
followed by building permit issuance in May 2013. Excavation and shoring activities are now underway
on both the Hospital and the Garage sites.
ANNUAL REPORT 2012-13 7
SCHOOL OF MEDICINE
The Stanford University School of Medicine will replace its outmoded research buildings with new
state-of-the-art facilities designed to support contemporary translational research. The new facilities
will accommodate 21st century medical advancements and enable the development of new medical
innovations. The new buildings will feature integrated laboratory suites, with easier access between
labs and support facilities, enabling transparency, flexibility, and collaboration. The new facilities will be
surrounded by landscaped areas and tree-lined walkways.
The School of Medicine development is not yet underway. In the interim, part of the site that will ultimately
be developed is currently in use as a temporary valet parking area for Hospital patients and visitors.
8 ANNUAL REPORT 2012-13
NET NEW SQUARE FOOTAGE
The following table summarizes the net new square footage for which a certificate of occupancy has
been issued.
PROJECT COMPONENT GROSS SQUARE
FOOTAGE
NEW STANFORD HOSPITAL
1101 Welch demolished (40,100)
Total (40,100)
LUCILE PACKARD CHILDREN’S HOSPITAL EXPANSION
701 Welch demolished (56,300)
703 Welch demolished (23,500)
Total (79,800)
SCHOOL OF MEDICINE
None 0
HOOVER PAVILION
Misc. shops and storage demolished (13,831)
Total (13,831)
ANNUAL REPORT 2012-13 9
10 ANNUAL REPORT 2012-13
ANNUAL REPORT 2012-13 11
12 ANNUAL REPORT 2012-13
ANNUAL REPORT 2012-13 13
14 ANNUAL REPORT 2012-13
ANNUAL REPORT 2012-13 15
16 ANNUAL REPORT 2012-13
Table 1: Development Agreement, Section 5 - SUMC Parties’ Promises 2012-13
ATTACHMENT B
1 SUMC Development Agreement Compliance: 2011-2012
DA Section Description Summary Activity Complies?
Health Care Benefits
5(a)(ii) Fund for Healthcare Services Financial assistance for Palo Alto
residents
Establishment of $3M SUMC
fund
Yes
5(a)(iii) Fund for Community Health and
Safety Programs
$4M fund for selected
community health programs for
Palo Alto residents
Payment of $4M on 8/25/11 to
establish City fund
Yes
Fiscal Benefits
5(b)(i), (ii) Payment of Sales and Use Taxes
Activities to maximize sales and
use taxes paid to the City
General Fund sales and use tax
revenues in calendar year 2012
resulting from construction-
related activities were
approximately $57,200.
5(b)(iii) Funding of Operating Deficit $2.4M fund to address long-
term deficits
Payment of $2.4M on 8/25/11
to establish fund
Yes
5(b)(iv) Payment of Utility Users Tax 5% tax on all electricity, gas and
water charges on new
construction.
No new construction
completed; tax is not applicable
at this time
NA
5(b)(v) School Fees Payment of PAUDS fees for net
new square footage
$342,617 fee paid for LPCH and
NSH expansion.
Yes
Traffic Mitigation and reduced Vehicle Trips
5(c)(ii) Menlo Park Traffic Mitigation $3.7M payment for traffic
mitigation, infrastructure,
sustainable neighborhoods,
affordable housing
First of three $1.23M payments
made on 8/19/11. Second
payment of $1.23M made on
12/5/12.
Yes
Table 1: Development Agreement, Section 5 - SUMC Parties’ Promises 2012-13
ATTACHMENT B
2 SUMC Development Agreement Compliance: 2011-2012
DA Section Description Summary Activity Complies?
5(c)(iii) East Palo Alto Voluntary
Mitigation
$200K for Roadway and single
improvements on University
Ave.
$200K payment made on
8/19/12.
Yes
5(c)(iv) Contributions to AC Transit U-line capital improvements,
low load factor ratios, parking
spaces at Ardenwood Park &
Ride
No activity. Payments due at
hospital occupancy
NA
5(c)(v) Opticom Payments $11,200 payment for Opticom
traffic control system at 7
intersections
No activity. Payments due at
hospital occupancy
NA
5(c)(vi) CalTrain Go Passes SUMC purchase of passes for all
hospital employees working
>20hrs/week
Go Passes have been purchased
per DA
Yes
5(c)(vii) Marguerite Shuttle Service Purchase of additional shuttles
to meet demand
Two additional shuttles have
been purchased to meet current
demand
Yes
5(c)(viii) SUMC Transportation Demand
Management (TDM)
Coordinator
SUMC hires coordinator to
promote alternative
transportation options
TDM Coordinator has been
hired.
Yes
5(c)(ix) Monitoring of TDM Programs Yearly report regarding
alternative transit mode use
Report submitted. 40.9% of
SUMC employees using alt
modes.
Yes
Linkages
5(d)(i) Intermodal Transit Fund $2.25M payment to improve
pedestrian linkages to PA
Payment of $2.25M on 8/25/11
to establish City fund
Yes
Table 1: Development Agreement, Section 5 - SUMC Parties’ Promises 2012-13
ATTACHMENT B
3 SUMC Development Agreement Compliance: 2011-2012
DA Section Description Summary Activity Complies?
Intermodal Transit Center
5(d)(ii) Quarry Road Fund $400K payment to improve
pedestrian linkages along
Quarry Road
Payment of $400K on 8/25/11
to establish City fund
Yes
5(d)(iii) Stanford Barn Connection SUMC budgets up to $700K for
pedestrian connections in the
vicinity of barn
No activity. Improvements must
be made prior to first hospital
occupancy
NA
Infrastructure, Sustainable Neighborhoods and Communities, and Affordable Housing
5(e) Infrastructure, Sustainable
Neighborhoods and
Communities, and Affordable
Housing Fund
$23.2M payment for these uses
First of three $7.3M payments
made on 8/19/11. Second
payment of $7.3M made on
12/5/12
Yes
Climate Change
5(f) Climate Change Fund $12M payment for climate
change-related projects and
programs
First of three $4M payments
made on 8/19/11. Second
payment of $4M made on
12/5/12
Yes
2012-13 Annual Report Supplement
Prepared by the City of Palo Alto
April 7, 2014
Background and Purpose
On June 6, 2011, the City Council approved Comprehensive Plan amendments, zoning changes, a
conditional use permit, annexation and design applications for the Stanford University Medical Center
Facilities Renewal and Replacement Project (the “Projects”). The Projects include the construction of a
new Stanford Hospital and clinics buildings, an expansion of the Lucile Packard Children’s Hospital,
construction of new School of Medicine buildings, renovation of the existing Hoover Pavilion,
construction of a new medical office building and parking garage at Hoover Pavilion, roadway
improvements along Welch Road and Durand Way, and SUMC design guidelines. A Development
Agreement (the “Agreement”) vesting these approvals was entered into between the SUMC Parties and
the City and was effective on June 6, 2011 and continues for thirty (30) years from the effective date.
The Agreement requires an annual report, prepared by SUMC that outlines the activities of the
preceding year and the efforts to fulfill the obligations of the Agreement.
Per the requirements of sections 12(a) and 12(c) of the Agreement, The City of Palo Alto is to prepare a
supplement to the annual report that contains an accounting of the funds described in the Section 5 of
the Agreement (“SUMC Parties’ Promises”) including the fund balances and expenditures and the
purposes for which the expenditures were used.
This annual report supplement covers the period during the second year of the Agreement: June 6, 2012
through June 6, 2013. Accounting for the funds outlined in the attachment extends through the end of
the City’s Fiscal Year 2013, June 30, 2013.
Public Benefit Fund Accounting
Attachment A to this report contains a spreadsheet of the funds received and the use of those funds
pursuant to the Agreement as of June 30, 2013. In summary, SUMC made a payment of $11,733,333 on
December 5, 2012, to the following funds:
• Fund for Infrastructure, Sustainable Neighborhoods and Communities and Affordable Housing
(Section 5(e)), and
• Fund for Sustainable Programs Benefit (Section 5(f)(i))
The specific funding amounts as shown on the spreadsheet are consistent with Section 5 of the
Agreement. These funds have been assigned a unique cost center number for accounting purposes. The
spreadsheet also contains the investment earnings and the earnings allocation to the various cost
centers.
Public Benefit Fund Expenditures
Expenditures during FY 13 through June 30, 2013, as shown on the spreadsheet, were made from the
following three funds:
Fund for Pedestrian and Bicycle Connections from Intermodal Transit Center to El Camino Real/Quarry
Road Intersection: $280,255.19 was utilized from this fund for staff review and analysis the project
known as 27 University Avenue. This project, proposed by John Arrillaga on behalf of Stanford University
(the property owner), involves the construction of office buildings, a performing arts center, public
transportation facilities, underground parking, and construction of various site improvements and
amenities. This project is located in the area between the Palo Alto Intermodal Transit Center PAITC)
and the El Camino Real/Quarry Road intersection, the area identified for improvements to enhance the
connections between the PAITC, the Stanford Shopping Center and the SUMC facilities. The 27
University Avenue project would include the enhancement of the connections specific identified as the
purpose of this fund. The use of the funds for the review and analysis of the 27 University project is
directly related to the intent of the fund. This project has been put on hold so that the City can complete
a Downtown Development Cap analysis, which is expected in late 2014.
Fund for Community Health and Safety, Project Safety Net: $161,544.67 was utilized for the Project
Safety Net program, which is specifically identified in the Agreement as a community health program
that would be appropriate program for the use of this fund. Funds spent during the reporting period
were allocated to salaries/benefits for Project Safety Net staff and other expenses relating to the
operation of the program.
Fund for Infrastructure, Sustainable Neighborhoods and Communities, and Affordable Housing: A loan
of $1,000,000 to Stevenson House for rehabilitation-related projects.
No other expenditures were made during the reporting period from the other funds as part of the
Agreement.
City of Palo Alto 4/15/2014
Stanford Medical Center Development Agreement (Fund 260)
FY 2013
Expansion Cost Intermodal Transit Quarry Road Infrastructure &Climate Change Community Total FY 2013 FY 2013
Mitigation Improvements Afford Housing & Sustainability Health & Safety Actuals Committed
cost centers 26000000 60260010 60260020 60260030 60260040 80260010
Beginning Balance 07/01/12 2,574,813.70 2,133,389.54 426,117.29 8,238,267.18 4,261,172.86 4,231,858.37 21,865,618.93
Revenues:
Revenues From Stanford (1)- - - 7,733,333.00 4,000,000.00 - 11,733,333.00
Investment Earnings (86,015.81) (86,015.81) -
Allocate to categories 86,015.81 86,015.81
Allocated Investment Earnings (7,045.05) (5,480.85) (1,165.92) (38,583.33) (22,603.72) (11,136.94) (86,015.81) -
Total Revenues (7,045.05) (5,480.85) (1,165.92) 7,694,749.67 3,977,396.28 (11,136.94) 11,647,317.19 -
Expenditures:
Temp Salaries/Benefits 94,319.21 94,319.21 118,000.00
Contract Services for 27 University 130,255.19 150,000.00 280,255.19 374,504.30
Contract Services 61,683.57 61,683.57 95,000.00
Other expenses 5,541.89 5,541.89 15,000.00
Transfer to HIL-Residential 1,720,220.00 1,720,220.00 3,600,000.00
Transfer to HIL-Commercial - - 720,220.00
Total Expenditures - 130,255.19 - 1,870,220.00 - 161,544.67 2,162,019.86 4,922,724.30
FY 2013 Revenues less Exp (7,045.05) (135,736.04) (1,165.92) 5,824,529.67 3,977,396.28 (172,681.61) 9,485,297.33 (4,922,724.30)
Net total 06/30/13 2,567,768.65 1,997,653.49 424,951.37 14,062,796.84 8,238,569.15 4,059,176.75 31,350,916.26
Less: Unrealized Gain/Loss 13,522.26 11,204.01 2,237.86 43,265.25 22,378.58 22,224.63 114,832.59
Net total available 06/30/13 2,554,246.40 1,986,449.48 422,713.51 14,019,531.59 8,216,190.56 4,036,952.13 31,236,083.67
Future Revenues from Stanford:
Estimated January 2018-1st hospital 7,733,333.00 4,000,000.00
occupancy permit
(1) A total of $17,127,228 was received on 12/05/12. An additional $5,393,895 in development impact fees is not included here.
S:\ASD\ACCT\General Fund Accounting\SUMC Dev Agreement\SUMC Dev Fund (260).xlsx