Planning & Zoning Commission - Regular Meeting

It's six o'clock right now. Um, so we're ready to start. Uhu. Okay. We're going to assume Danny's got us turned on at six o'clock. We're ready to call the meeting to order. Can you please do roll call for us, Shel? Yes. Thank you, Madam Chair. Uh, Tracy Quick here. Mary Lowry here. Commissioner Debbie Cox present. Commissioner Art Warren is excused and Commissioner Justin Acavto is excused. But we do have a quorum. Madam Chair.

Excellent. Thank you very much. All right. The first order of business is consideration to approve the November 12th, 2025 meeting minutes. Does anyone have any questions, concerns with the minutes? And if not, can I have a motion? Motion to approve as written. Second. I have a motion to approve and a second. So, all those in favor say I. I. I. Any opposed? Nay. Approve. Thank you.

Okay, moving on. We're going to B public hearing in consideration of a request to apply a planned area development pad zoning overlay to increase the allowed building height from 30 ft C2 intermediate commercial zone to maximum height of 65 ft and approve the site plan as described in the Cobra Valley Regional Medical Center pad application for plus or minus 22 acres of land located at 5880 South Hospital Drive APN 206-07-005D. Case number Z-25-01. Dana,

thank you very much, Madame Chair and Commissioners. Appreciate you hearing this item tonight and convening. Um we're fortunate to have a uh new office medical office development proposal uh come before the city and uh it requires height uh exceptions and that's the purpose of uh this zoning uh ordinance and public hearing today. Um so yeah just to back up a step again as you me as you read in the uh agenda item uh this is a public hearing uh after and as we customarily uh process these types of uh meetings we initially hear a staff report staff recommendation open up to discussion hear from the applicant if the applicant's available wishes to make a presentation and then uh open up Seattle to open up a public hearing hear from members of the public and then um gs close and then convene your discussion uh discuss making your recommendation or motion. So with that, uh, I have in your staff reports the proposed narrative that kind of explains what's involved with this particular office development project and some other B, but I'll just quickly take you through the share screen, get you oriented. There we are. Uh so what you're seeing right now is all the flood plane down in this area. That is one item that we do have identified and and explained in in our review uh that uh any future development that impacts uh the AE which would be the 100year flood plane if you will um

require a flood certificate for elevation. Uh the particular property that we're looking at is or area for new development is located right here uh where this building would be demoed and replaced with a a three-story office building. Um so that's a big issue. And just for your sake of uh flood plane knowledge, this blue area I'm in the zoning uh the online interactive zoning map that uh the city has and it includes flood plane. Uh so this bluer area, the AE area is actually the flood way and that's where water actually flows. Uh and there's definitely different regulations uh that apply to that particular area. So, I'll shut that off. Here it is. Uh, back in the 90s, as I explained, late 80s, 90s was contemplated with annexation of all of this high 60 highway frontage. Uh, and then down uh portion of Russell Road to get down to Hospital Drive and ultimately the hospital. Uh, that pink area is all zone C2. Everything shown here just in the aerial without color is county jurisdiction. The K Valley Medical Center as you're all probably well aware is here at the terminus of uh hospital drive and then it fingers off into Ves Boulevard which provides access direct access to the uh Hila County public works facility yard. Uh and then you know we have seal trucking back here along the wash and various industrial uses. And then across on the west side that's uh Miami Gardens residential older historic type residential area. Uh and then ultimately Miami High School over the uh ridge uh

that separates uh this area. So as I mentioned uh this proposal has uh three components. First uh there is a existing helellipad on the property and that's located right here. Uh just to get you more familiar um you don't really see the cut in for the roundabout that currently exists here but this is the bypass road that was utilized for a period. Let me go over here. You can tell and you can't see it at all there either. I'll try Google Earth and in Google Earth you can you can generally see that roundabout configuration. Anyway, uh there would be the helellipad as I mentioned. This is the location of the proposed development of a new office building, threetory office building. Um as I mentioned, the current building height in C2 is 30 ft. Um this I think the existing Cooper Valley twotory portion of the Cobra Valley Medical Center is probably just a little bit taller than that. Uh over here, not too sure how those approvals went back when they built it, but in the 80s uh and and 90s. Um uh but anyway uh C2 was that was prior to the annation occurred in like 92 or 93 and then um yeah we've we're now seeing this development proposal proposal uh for building height uh the office building ultimately with uh articulated elements gets up around 50 ft just taller than 50 ft. Uh also the I was brought to my attention that when the hospital was initially designed uh it was designed for four stories or portions of it were designed for four stories. So they only built two. They know the apparently the structural

designs there big picture the as it was explained to me by Neil Jensen with CO Valley Regional Medical Center that they anticipate building the new medical office building. uh probably not finishing the uh upper level of the third floor for a period and then moving existing offices from the hospital into that medical office building to provide the uh uh space and opportunity to renovate the existing hospital at that time. Now, that's not part of this request, but you're considering the zoning that allows for the height of the site plan that's currently uh being proposed. Um but this again this is just added information that that the uh hospital explained to me uh was the big plan. Uh so there will be some transitions and some additional remodel and then ultimately uh the request also includes up to a 65 foot height or four stories for portions of the existing um hospital building. You see that we have a list of traditional site plans that explain that. Okay, here we go. There we go. And that's a totality. Now, current county assessor maps um still don't show the ultimate recordation and replatting of Hospital

Drive. We've widened it. BHP gave us an additional 10 ft uh from Rank uh from Ragnus Road all the way down to uh the hospital. So ultimately we could widen that roadway and then they also cleaned up uh with that plat a lot lines right away to find the rightway um and dedicated to the city uh to really clean up. We had some other goofy things going on with title jurisdictions right away, PHP alignments and stuff like that. So, that was cleaned up. This doesn't accurately reflect the totality. Still waiting. I I do have the, you know, the plat has been recorded. Um, but also we'll see those those boundaries cleaned up, which should be helpful to understand what's going on here. But, as you can see, the parcel extends to the north here. Nothing's planned. This is for the most part was developed in right through here. Uh, this area was developed with drainage. They handle a lot of the roadway drainage that comes through here in the large flood plane that you see. They're starting to channelize that water and concentrate it uh into areas that are designed for for to accept that flow. Um you can see the large BM. This is an existing uh garden uh owned by uh the CEO of uh the hospital Neil Jensen and his home. And that would be the closest residence. Next to that, this would be I guess the second closest residence. It's about 550 ft away from uh the nearest portion of any of the uh hospital. Just to uh have some protection to know that 65 ft structures couldn't be built um closer than the existing buildings on the site. Uh we included a stipulation uh recommending a condition of approval

that it should uh proposal come forward in the future requesting a 65t height any closer than existing uh buildings to residential those residential areas. Uh they would amend the site plan likely come back for uh amendment to the PA to expand that. However, as you can see, that's the entrance. Newly constructed parking, which is very convenient right at the entrance. Obviously, wouldn't anticipate anything, but just to again make sure that uh we have some some controls on where buildings are going to potentially occur in the future. Uh then that's the new office building and redeveloping the helipad moving the helipad first to south of the uh existing facilities at this location kind of at the base of these foothills. Um that does move the helipad further away from the existing residence. Um, honestly, I wasn't fully aware that that was the location of a helipad or or been aware as I don't hear I haven't heard complaints or or any interest from the public in this area about helicopters flying through here. um that's normally how I end up with, you know, some sort of nuisance type of uh complaint or something like that. But um I haven't heard any uh feedback uh since that location uh started being utilized and now obviously we were behind the hospital behind us proposed threetory building which would definitely provide additional added level of buffering from the existing residential. Um in looking at the parking calculations for this uh the the totality of the property of the medical campus uh we recognize there is a need for increased parking uh to beat our minimum parking requirements. So future phase

of overflow parking is being contemplated in this area with uh conversations with BHP. This is BHP land. uh BHB donated most of this land to the hospital uh the hospital proper roadway to the hospital and everything. So they've had a ongoing relationship uh for some time and um that is discussed in one of the other conditions. We very much expanded kind of that understanding of um should this building be built uh we want to ensure that necessary parking is in place as of the certificate of occupancy being issued for the properties. And again, that's to uh assure that we don't have parking issues down the road affecting some of the surrounding parcels and lots. Um, so that is the totality of this request. I'll take you through the elevation. Now, there's another overall site plan. more color. Um I guess the existing uh parking lot is where they would be locating the um displacing those parking spaces. 21 parking spaces for that helport or helipad. And there's the overall uh proposed final design. You see the additional area of the campus in the west there and our parking calculations been reviewed. And then here's the building elevation and that would be the front facing north. And again those architectural elements and mechanical uh roof mounted mechanical screen equipment wall uh is located uh would be that highest point making that additional articulation of that elevation. And then this would be

the view from the east or from coming walking out of the existing hospital looking west. And then that's uh from the top and that's the west elevation facing that uh hillside. So the city, all cities are required to hold a neighborhood meeting to discuss reszonings and give the public the opportunity to come out and express their learn about a project and express uh any concerns. Uh that meeting was held on November 24th. um typical notification requirements, sending mailers to the residents within 300 ft of the parcel uh was accomplished. And uh we had a uh I think you've got a signing sheet included with your u staff report. At that meeting, the only concern raised was uh any construction or construction up into this area, up into that uh area that I noted previously here, something closer to the uh residence. Uh two things. So, we have that condition of approval stipulated uh on staff's recommendation to ensure anything closer to the residence than existing footprints um would require to come back uh to the to the city for review. Um but also obviously all uh de recently developed for or traffic control. So we don't anticipate uh any future growth there and nothing's been presented but that's the only uh concern that was mentioned. Um so with that staff is uh did send you

an update. Unfortunately, we wrapped up the staff report while um two people were on vacation last week and did not have a complete legal review. So, I did get a complete legal review and have some uh less substantial or significant um tweaks to the language that's in staff's recommendation. Uh the staff is recommending approval of this resone uh overlay to be placed over the Copa Valley Regional Medical Center uh campus parcel um with these conditions uh basically and again to allow that additional height of 65 ft and the office building as it's elevated in this uh narrative uh the P narrative that's included with your report. Um so you'll just We I just email this to you. I'll be happy to review. Um item number three, it was just we we've had similar language in prior projects. So, we just wanted to reiterate that same expiration period. Um so, the city started to you've seen the last few years uh insert expiration should an applicant not um pursue or move forward after their hearings or approvals. Um and so we don't want those lingering uh approvals out there for 20 years, 25 years. Uh this became a a big u common procedure for cities after the big downturn and all the master plans throughout the valley and other areas throughout the state. Uh just ended up getting mothballled and and never built and then came back to fruition, you know, 20 25 years later where things had

changed so substantially. patterns, growth, city vision, goals, um market changes. Um so we like to make sure that you know uh if something's not going to move forward within a set period of time. Here it's stipulated in 3 years uh that it wouldn't uh that if it uh council would have to reconsider the item and then withdraw it. And in that situation, the applicant property owner is notified of that and have an opportunity to come out and explain do they have a change uh in plans or are they still moving forward with their plans and so forth and have that conversation at that time. So that's it and then again just some additional uh minor cleanups uh as discussed with our city attorney. So with that staff is recommending approval. Happy to respond to any questions that you have. Um and again after our discussion a public hearing will be open. Um so I see our applicant or representative uh with the design firm Ruth is on uh the line as well if you have any questions for the applicant.

Thank you Dana. First I need to say that's the best I've ever heard you over over your uh system there. Can hear you loud and clear for the first time ever. It's awesome. Anybody have any questions or concerns? Yeah. Well, I have a question. So, taking it from 30 feet up to the 60 plus feet, how many offices out of this 83 for the exam rooms and related function rooms are there? Is that encompassing? So, what is it adding in addition to what would already be there if it was at the standard height that's approved now for the C2 height restrictions?

That one additional floor on the office building. Is that your question? Correct. And there's slightly taller floors. Uh today, you know, the size of a building, um the floors would be likely 10 15 ft tall. So in itself with mechanical on top um would tend to go above uh 20 ft or 30 ft as well. Uh at two stories. Uh so here we have uh we just have the areas they're 21,000 square ft per area in terms of uh office space if that was your question.

Yeah the deferred for getting the the next level for the flooring of what they're talking about for the next uh addition to this. So how many offices for what they want to do is that encompassing? I mean what are they adding in addition to for that height requirement? How many offices on the top floor

by my phone but um and I'm not sure if Brian Fish is in person there but um half of the third floor will have an office space will be like open office area and an IT um space. Um, and I'm not sure Dana if on the right it lists um how many exams it is 14T 4 to four. Um, yeah, if you still in there by chance it's hard it's hard to answer that question exactly. Um, I am just saying let's see here. Maybe it's part of the patient.

Hey Dana, we actually have Brian Fish with us and he's ready to speak. Is that okay? Please.

So the it's it's it's hard to put a number to that because half of the upper floor is office versus versus uh business office versus medical office. So those exam those exam all the exam rooms are are separated out on the first floor and the second floor and half of the third floor and the other half of the third floor is planned to be business office. So I'm not quite sure exactly how to answer your question. So, with what we current have for occupancy over there with the regards to the doctor's offices that are over there and I'm supposed to be going through you know um so the benefit I understand that we can use something larger and have more offices and have potentially more doctors and stuff like that. Is that what the plan is on those floors to add that extra height? Is that it's not what we currently have, but that we're planning on bringing in new specialists, new servicing for equipment that can be used for patients? I mean, or is it just that we have an open space that it can hang out in, I guess, is kind of what I'm asking.

Yeah, madame commissioner and members of the commission. Uh, great question. So what it does is it moves our business office, our medical records department, our IT departments um and all to the second floor. And by doing that, it lets us then go to the central corridor of the hospital, which is currently uh significantly crowded, and remodel our radi radiology department, our lab, and our patient care areas. And so basically we're just pulling those services out. And so half of that second floor really takes those business functions out of our most expensive square footage and opens it up for improved patient care. Uh the additional clinic space that it adds is we have 10 new providers coming on. We actually have four new providers right now and by next year in the middle of the summer we'll have 10. we have no space for those providers and so we're scrambling just to figure out how to to meet that need of coverage right away. But it will allow us to um bring those 10 additional providers into one location. So all clinic services, all specialists at the hospital that are hospitalowned and will now be consolidated into this one building. um other practices on the clinic in on the on the facility or campus will continue. Uh oncology will move up into our family practice building which is a private practice with Dr. May. Um and then uh Dr. uh Leighton will move over where Dr. Gustoson used to be in that other medical office building and that will be his office. So basically just a

big shakeup, but all our clinics will consolidate with the exception of the walk-in clinic which planning and zoning heard about two months ago uh out on the highway. Right. Okay. Thank you. Could you also I think for the record, could you just state your name at this point? I'm Neil Jensen. I'm the CEO of the hospital. I am

appreciate Mr. Jensen. Just for the record, it's nice to have the names on there. Thank you. Um, uh, so I have a couple of very small logistical questions. Uh, before I ask them, I just want to say that I'm really excited to see this. Uh, I love that we have such a beautiful facility in our town, that we have these resources. I love that we're investing in this. Um, and I'm I'm very glad to see the growth. I'm glad to hear that we have 10 new providers, more services. I love that you're consolidating your business groups. It makes it easier for them to collaborate and do what they need to do. super smart. Uh very glad to see this growth and as usual we just want to make sure that the growth is done in the right way. So um very supportive of that. Um this is more a couple of questions for Dana and the city. Uh I don't have any more questions for the applicant. You're welcome to stay there or sit down if you like. Whatever is comfortable for you, sir. Uh sir, um Dana, we mentioned or you mentioned that the actual motion language or the recommendation language had changed slightly after legal review. Um were those edits reviewed and agreed upon by the applicant?

And Mr. Jens good information. Good. Okay. Just making sure that's all. I know if they come in at the last hour, we just want to make sure we're all on the same page. And then um this is more for the city. Uh and and I guess it's more of a clarification question. When I was reading the packet, we're not going for 65 ft now. What we're doing is we're putting the language in here to go for 65 ft in the future. Is that right? Or are we going for 65 ft with this build right here? I don't I don't think we are correct. is the same as the elevation. So, it's stipulated to match the elevation. That's fine.

Perfect. Then the this won't be really like a question that has to be answered today, but Dana, if you could take this back to the city. We as a city need to be prepared to service that 65 ft building, which means I'm going to be asking about fire. I'm going to be asking about infrastructure. um you know different uh things like that that we as a city would need to be prepared. Uh what does what does servicing a 65 ft building look like? Do we need the fire trucks on order? Literally nice. Okay. We had that conversation about the thing out there and that was one of the major concerns that we had is I just didn't know what the timeline was.

It's on order and I know that they just got another donation I believe from uh Preour to go toward. Okay. Well, in water usage, increase of water usage, the pipes that are going to have to be there, what are we going to furnish, the cost, what is city of globe contributing, if anything, to that. But I didn't figure those are questions we were going to have. Nope. But and and again, that was why I just wanted to make sure that we are planning ahead for that so that it's not a surprise uh in the you know, future when they want to actually proceed with this. We want to be starting to do that work now as a city. Those are my two uh questions and my comment. Thank you. Cool. Do you have anything else, Steph? No, ma'am.

Nothing. Okay. Well, then I believe it would be time to open the public hearing. So, let's do that. Do we have anybody here that wishes to speak? Do we have any texts, any phone calls, any anything? So, is it really that fast? Okay. Closed. That doesn't happen very often. No, that does not happen very often. I'm going to go have a beer. Oh, there. Good. You brought the language up. All right. With that then, um, do we have any further discussion?

Do I have a motion? I motion to approve case Z-25-01 to apply a planned area development overlay zoning district subject to the conditions uh, as edited and seen on the screen here. Is that good enough, Shelly? Yes. Perfect. Does that work? Do I have a second? Second. I have a motion and a second. All those in favor say I. I. I. Anyone opposed? Motion approved. Right on. I might have two beers. Do we have any future agenda items? A third beer. Shel, do we have anything else going? Dana, if we got anything coming at us,

we've got some things brewing that didn't move forward. Your text amendment should be coming forward here I think by uh uh meetings may be held closer to Christmas or right after the new year. Okay. And that's for the the paving the parking lot business. Correct. The home occupation home occupation. That's right. And a couple other applications that we're waiting just for responses from applicants to make sure we've got proposals to bring forward. That's it right now. Okay. I'm going to be I I will be gone for a couple weeks in January. So, just to throw that out there. I don't have my exact dates yet, but it'll be somewhere around the 6th through the 20th or thereabouts.

So, you know, I'm running away from home. Very good. If there's nothing else, do I have a motion? Motion to adjurnn. Second. I'll get a motion in a second. All those in favor say I. I I opposed. The meeting is closed. I was wondering why I had a text message from Shel going, "Are you coming