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TABLE OF CONTENTS
PROJECT DESCRIPTION / NARRATIVE
•
General Overview
•
Entitlements (Pg.1)
•
Housing Impact (Pg. 2)
•
Waivers Requested (Pg.2)
•
Hospital, Central & South Tower (Pg.3)
•
MOB, North Tower (Pg.3)
•
Hours of Operation (Pg.4)
•
Use Overview & Allocation (Pg.5)
•
Project Area Recap (Pg.6)
•
Project Statistics (Pg.7)
•
Parking (Pg.7)
•
Site Design (Pg.8)
•
Building Design (Pg.9)
•
Fire Department Considerations (Pg.10)
•
Landscaping (Pg.11)
•
Signage (Pg.12)
•
Civil (Pg.13)
•
Recap (Pg.14)
•
Legal Description
DRAWINGS
M1
Aerial Site Map
M2
Site Proximity Plan
M3
Presentation Site Plan
S1
Overall Site Plan
S2
Conceptual Utility Plan
S3
Concept Grading Plan
L1
Concept Landscape Layout
L2
Tree Planting
L3
Landscape Palette
SITE DETAILS
D9
Monument Sign Plan
D10
Monument Sign Elevation
D11
Parking Screen Wall
D12
Tree Planting Detail
D13
Marker Obelisk Plan
D14
Marker Obelisk Elevation
PERSPECTIVES
R1
Entry
R2
West
R3
Aerial View
RENDERED ELEVATIONS
R4
East
R5
South
R6
West
R7
North
CAD EXTERIOR ELEVATIONS
E1
South & Central Tower
E2
South & Central Tower
E3
South & Central tower
E4
North Tower
E5
North Tower
ARCHITECTURAL EXTERIOR DETAILS
D1
Tower Cornice
D2
Portal Window
D3
Patient Drop-off Canopy
D4
Metal Wall Panel
D5
Metal Reveal
D6
Storefront at Stone
D7
Balcony
D8
Storefront Corner
B1
Material Board
BUILDING FLOOR PLATES
Central & South Tower
A1
Ground Floor
A2
Second Floor
A3
Third Floor
A4
Fourth Floor
North Tower
A5
Ground Floor
A6
Second Floor
A7
Third Floor
Subterranean Parking
A8
Typical Level (1 of 4)
A9
Parking Section
Roof Plans
A10
South & Central Tower
A11
North Tower
SUPPORT DOCUMENTS
X1
Approved Master Site Plan 2006
6809
ALTA Sheets 1-3
6809
Topographic Plan Sheets 1-4
Project PLH23-0053
Cambridge Medical Facility
2300 S. Gilbert Road, Chandler, AZ 85286
PROJECT NARRATIVE
General Overview
This medical complex is composed of two buildings configured in three towers. The
central and south tower structures are four story structures developed under the
hospital classification as defined by the city’s zoning code. The north tower is a three
story medical office use. This is a focused medical facility expanding medical
options for the patients served.
Entitlement
The project uses are in keeping with the site’s current PAD permitting all Regional
Commercial (C-3) zoning uses. This application is to expand the mid-rise overlay.
This is to allow building up to 75' in height, which includes the integrated mechanical
screens that conceal all mechanical equipment. This overlay already exists on a third
of the site and on the parcel immediately west of this project. This increase in
allowed height is critical to allow for the higher floor to floor heights needed in
medical structures, and to screen the large mechanical systems needed by this
comprehensive medical development. This is not a general lease space project.
The development is designed to the needed services. Without the mid-rise overlay
expansion, this project will need to be relocated to another larger site.
As background, the 2006 40 acre master plan (DVR 06-008) included two four story
buildings with the mid-rise overlay needed for these buildings. (Sheet X1) This
parcel was developed as single story buildings.
We are developing the last parcel of this larger master plan. In this, we have
relocated these previously expected mid-rise height buildings east of the original
location to our parcel, as a four and a three story structure. Our request for
expansion of the mid-rise overlay on this parcel is in keeping with the original master
plan. This is a normal implementation adjustment needed as a master planned
project is developed.
1
Housing Impact
Approving this application has no affect or impact on the city’s housing market, as
this parcel is not zoned for residential use. The hospital and medical office buildings
are expected and allowed zoning uses. This is not a rezone for use, it is for the
unique needs of this medical facility.
The unique construction materials and construction trades are not typically used in
residential projects and are not financially compatible with residential development.
Waivers Requested
Our development has two unique approaches that are also a part of this review. The
integrated landscape and parking design is based on all parking areas to include
fully landscaped planters between all the parking isles. This allows for a uniform
visual barrier between parking isles and for a more complete tree canopy. This
alternate approach differs from the standard of a planting island for every 12 stalls
per 35-1903.6(C(4)). This island approach to landscaping is in conflict with the
required fire lane access of 15' height in the drive lane areas. Our alternate design
allows for a full tree canopy respecting fire truck access needs. Our solution
provides more landscaping (per Drawing D12). We are asking for a waiver for this
needed alternate design approach.
Along the north property line, which is an existing 20' landscape area, we are
proposing a 10' to curb landscape area, adding to the existing landscaping buffer.
Technically this has the 2'-6" parking encroaching on the normally 10' landscape
setback. This north parcel property owner continues to own the adjacent north
property. It is our intent to provide a comprehensive landscape design across the 10'
within our property and then add 20' on the north side to give a more unified
landscaping approach. We need a waiver to encroach 2'-6" into the 10' landscaped
area within our property.
This development needs to have the above mid-rise overlay onsite expansion and
the two minor landscape development approaches.
2
Hospital, Central & South Towers
This hospital function consists of inpatient and outpatient services, along with
support and administration functions located within the dual four story towers. All
uses/functions are as expected within the zoning classification of a hospital. Hospital
transport to and from the medical center is not expected to be on an emergency
basis, as common for other hospital facility trauma services. Ambulance service,
when used, is expected to primarily be used for non-emergency transport. The
facility provides a specialized service line focused on extended services not always
available in a typical hospital. The national average hospital stay is less than five
days. Our patient mix will include these short stay patients, but is focused on long
stay patients to allow for extended treatment services. This is a hospital by zoning
and licensing determination and our services provided are within expected hospital
services. This will complement the existing area’s service providers and provide the
Chandler area with additional in-depth and extended service lines. The functions
within include inpatient beds, with a mix of standard acuity and sub-acute beds.
This is currently designed to be 99 beds of all classifications, or less. Surgery facility
functions are provided for both in and outpatient services. An Urgent
Care/ED(HOPD) function is part of the facility but will serve a targeted patient
population and not be a typical walk-in hospital unit. An advanced diagnostic
imaging unit is included.
MOB - North Tower
This is a medical office function, housing the medical offices of specialty
practitioners. No patient rooms are within the north tower. The ground floor is
targeted to the physical therapy unit with a ‘hot office’. The hot office is a term for an
office which visiting physicians can use the suite on a day by day basis. This allows
us to bring specialists into the area when the patient volume would not normally
allow the service to have a full time office in this medical service area. It allows us to
extend the quality of care provided. Education and outreach is the cornerstone of
effective medical services. The individual practices are encouraged to provide
patient education, including in small groups, within the practice space. The central
tower administration floor does have a conference room for larger meetings,
including public education on such topics as cancer. This will be community driven,
sporadic and typically after hours, such as 6:00 p.m.
3
The north tower, north side provides the entry point for the four level subterranean
automated parking system (see Sheet A5). This is required because the site is
undersized for our needed uses. It also provides secure parking for patients and
staff, in a climate dampened structure. We have designed this to have robotic EV
charging for vehicles while they are in the storage structure. These will be added
if/as the need is defined by the facility users. The automated parking is available to
patients as well as staff. A concierge assistant is expected to be available to
facilitate use during normal business hours. The parking system provides 283 stalls
of the total parking provided. Site signage will identify this parking option for the
patients. The automated garage system will be controlled by an established guest’s
cell phone, or a visiting guest using the check-in kiosk in the interior reception
corridor/entry portal. A person drives into the vault receiving room, then exits this
area into the adjacent corridor. The vehicle is scanned for drop-off compliance. The
visitor obtains their cars recovery information on cell or the kiosk.
Hours of Operation
The hospital facility functions are 24 hour, 7 days a week. The after hours, after
10:00 p.m. and before 6:00 a.m. have limited use. This facility has limited after
hours admitting.
The medical office is a standard medical use with normal hours of operation, from
6:00 a.m. to 8:00 p.m. Monday through Friday. Some after hours and weekend use
is expected to support the hospital, but this is limited and will generally not involve
outside patients.
The project onsite staffing is not known at this time. It is in keeping with industry
standards for the defined uses.
4
Use Overview & Allocation
Ground Floor (shared with Central & South Towers)
•
ASC/HOPD Surgical Unit
•
Urgent Care/Emergency Department
•
Diagnostic Imaging
•
Services: Kitchen, Materials Management, etc.
•
Clinical Services
Central Tower
Second Floor
•
19 Patient Beds
•
Surgical Unit
Third Floor
•
26 Patient Beds
Fourth Floor
•
Administration
South Tower
Second Floor
•
18 Patient Beds
Third Floor
•
18 Patient Beds
Fourth Floor
•
16 Patient Beds
North Tower
Subterranean
•
283 Automated Parking Bays
Ground Floor
•
3 Automated Parking Receiving Ports
•
Physical Therapy
•
Hot Office (Multi-Medical Tenants)
Second Floor
•
Medical Lease Space
Third Floor
•
Medical Lease Space
5
Project Area Recap
Site Area
353,098 SF
8.21 acres
Hospital
Central and South Tower Building
Ground Floor (shared)
49,000 SF
Second Floor
42,000 SF
Third Floor
38,000 SF
Fourth Floor
27,000 SF
Subtotal:
156,000 SF
156,000 SF
North Tower (with auto parking)
Medical Office Building
Ground Floor, Leaseable
(Parking Receiving Bays 1,700 SF)
16,200 SF
Second Floor
17,000 SF
Third Floor
17,000 SF
Subtotal:
50,200 SF
50,200 SF
Project Total:
206,200 SF
Site Yield:
58.4%
Lot Coverage
Site Area:
353,263 SF
Building Area:
66,200 SF
18%
Paving Area:
227,329 SF
64%
Landscaping:
59,737 sf
18%
This is a mixed medical use facility with time of use considerations.
6
Bed Allocation, South & Central Towers
South
Tower
Central
Tower
North
Tower
Total
Ground Floor
--
--
--
0
Second Floor
18
19
--
37
Third Floor
18
26
--
44
Fourth Floor
18
--
18
Total:
54
45
0
99
Project Statistics
South & Central Towers, Hospital
Up to 99 Beds
156,000 SF / Four Stories
North Tower, Medical Offices
50,200 SF Plus Subterranean
Parking Structure, non-occupiable
Parking Required
Hospital, 99 bds at 3 stalls per bed
297 stalls
Medical Office, 50,200 SF @ 150 SF
335 stalls
632 stalls
Parking Provided
Surface
Standard
Handicapped
Standard
Van
Total:
344 stalls
18 stalls
4 stalls
366 stalls
Subterranean/Automated
(all handicapped accessible)
283 stalls
Total Project:
649 stalls
Delivery Loading Zones
4 stalls
Drop off/Pick up Loading
7 stalls
7
Site Design
This is a comprehensive design which incorporates and supports the existing and
established area access and needs.
The parcel is developed within a larger previously adopted master plan and is the
last large parcel. The site area is comprised of two parcels, APN 303-31-382 A&B.
Our design is based on two buildings, maintaining two parcels, adjusting the existing
internal parcel lot lines to match our needs, as shown on the site development plan.
This will also allow for separate financing of the buildings, and allow phasing of
construction for the two buildings, if needed.
The overall project layout is based on providing a unified campus, with direct
public/patient access which is immediately perceivable. This includes a developed
pedestrian access system from which all services can be accessed. As shown, this
pedestrian access continues through the site and ties into the north and south
project circulation systems. To complete this public use and access, the
patient/public parking field is in the southeast area, while staff parking is in the
northwest area. This provides a natural separation and allows for shorter access
without competition for parking. The north building has automated subterranean
parking below building.
This layout maintains the primary entry drive from the southeast Watermark drive
entry and traffic circle, and the Gilbert Road existing right in, right out, driveway.
Both are marked with a stone clad marker obelisk, in keeping with the overall
Watermark improvements. The onsite tie to the north drive is maintained in its
current location. This Gilbert Road access will be shared with the adjacent school
facility as originally planned. This second Gilbert Road access point will serve the
project and adjacent facilities. There is an existing cross parcel access roadway that
is maintained in a relocated configuration.
The SES (Service Entrance Section) is located on the staff and service side, west
side of the central and south towers. It is supported by staff parking, loading zones,
and delivery stalls. It is architecturally integrated in the building design. The north
tower is an MOB, with limited direct service. For incidental deliveries, a delivery stall
is provided using the direct access corridor for the automated parking system. If
larger deliveries are needed, these would be delivered to the facility material
management system in the north/south tower SES.
8
The site setbacks are in keeping with both the building setback and parking
setbacks, including the Gilbert Road 20' parking setback. The needed landscape
areas are provided. Proximity to the residential development across Gilbert Road
has focused the overall building design and layout. The buildings are “tilted” using
the three story north tower as a screening structure. See Site Proximity Plan
Sheet M2.
The north tower is a medical office building with normal day use medical office
functions. No patient use. The fourth floor of the central tower is administrative use.
Both buildings have been moved away from Gilbert Road to give greater separation.
See the provided area map showing the distance to the residential units.
Building Design
To complete this project, and its 2006 40 acre master plan, great care has been
taken to respect each adjacent function, to provide a bridge between the completed
architecture. In this, these dissimilar uses with their unique function driven
architectural statements have been incorporated with architectural articulation
needed for this unique major medical function.
The project’s design intentionally bridges between the south Watermark commercial
development and the north educational facility. As the provided design documents
demonstrate, the layout reflects the warmth and massing articulation of the south
Watermark development and specifically keys off the unique articulation of this
development, including the square window patterns and the introduction of surface
articulation, common in the Watermark project. The exterior design reflects the
medical use and updates the Watermark design, while adding the unique design
needs of this intense medical use. The adjacent Lincoln Preparatory Academy is
respected and transitions with the use of the interactive facade planes prevalent in
this facility. The use of simple yet staggered vertical planes reflected the Academy’s
design approach. This bridge of the existing architectural vocabulary is updated to
reflect today’s architectural needs and expressed in the unique needs of this medical
facility.
In this design we are using area specific materials with a focus on three colors of
sandstone/flagstone. Natural materials and colors known and unique to the larger
natural area. This is mixed with the white cement plaster specifically picking up the
Watermark articulation approach. The glazing is a solar grey product, without a
reflective surface, as needed for the air traffic in this unique location.
9
As defined in the city’s design guidelines, the building has a layered stepping effect
combined with the material change modular massing, and intentionally uses a
progression of colors and textures, with the Flagstone red being part of the entry
articulation. Entry canopies are at the public entries. The primary tower entry has an
extensive public drop-off / pickup canopy that ties the north and central tower’s
entry.
The overall project design respects the existing area’s established architecture and
blends between the differing design statements. It is articulated within today’s
needed medical vocabulary for a facility and function of this significant level of
investment.
The 75' maximum height allows us to step the buildings massing for both aesthetic
and functional reasons. This stepping from two story to four story in the same
building is intentional. It is supported and driven by use, integrated with the design
intent. This also allows the significant roof mechanical fields to become an accent
by their associated mechanical roof screens that covers all equipment.
The roof areas of all buildings are designed to include solar cell panels, if and when
appropriate.
View angles and shading were an intentionally and inherent part of this design. The
angle of the project’s siting is based on the sun angle affects on the interior use.
The layout also respects the residential area across Gilbert Road. The layout
naturally provides distance and screening for the view angle, with all inpatient
services farthest away, and the day use north tower closest. The north tower will not
have inpatient rooms with the use being normal business hours, not 24 hours stays.
The floor plates with utilization layouts are provided to illustrate building shell design
and internal uses to illustrate the view and function within each area. Final space
plans are not yet available as the business plan driving these is still in flux.
Fire Department Considerations
The project consists of two different uses. The hospital occupancy, I-2 and the
medical office building, B occupancy with fire separated automated parking. The
hospital is a defend-in-place facility with separate smoke separation zones to allow
for patients and staff staging in a fire event. As the floor plates show, the exit stairs
are separated and more than code requires, to provide any exit/entry needs. The
area between the south and central tower is tied together with a service core which
10
has a fire separated area with a stairwell and a separately provided EM power
hospital elevator for fire use, as deemed necessary by the fire department during
any event.
The north tower MOB is a typical medical office with expected immediate evacuation
during an event. It is served by three stairs to ensure access. The subterranean
parking vault will have dual access ladders for fire personnel access with a
ventilation system able to be increased by fire staff if a fire does start. We will work
interactively with the Department in the final design of this unique area.
The hospital is expected to be a Type IIA, fire rated non-combustible building with an
I-2 occupancy. The medical office is a type IIB, non-rated, non-combustible
structure with a B occupancy use, with fire separation between the B occupancy and
automated parking ‘S’ occupancy. Both buildings have full fire sprinklers and smoke
detection systems. They also have a hazard communication system.
The site circulation has been designed to provide full fire vehicle access to all areas.
All drive isles are 26' wide and as shown on the site plan, and the needed turning
radius has been designed into all parking areas. The need for aerial fire apparatus
has been laid out, with the recommended truck staging areas shown on the site
plan. These are designed to gain multiple access to each roof surface. Additionally,
in the south and central tower building, there is an on-roof fire/service access stair
from the south tower for service and fire personnel. Once entering the third floor
roof and the fourth floor roof levels, all roof levels can be reached,
Both buildings have a fire control room with the fire needed information, control
panel, fire riser, and fire line booster pump.
The site is served from an existing fire line water stub on the south entry drive, with
an onsite looping system to a new POC in the north drive lane. This system serves
the fire hydrants and building fire suppression system. It is a separate dedicated line
with appropriate back flow device protection.
Landscape
The landscape design has been an integral part of the larger design of the project.
Creating landscape areas that allow for appropriate landscape density is a key part
of the larger design. As the site plan shows, parking field isles are intentionally
separated with 8' landscape planters allowing full tree planting between all drive
isles. We have included a detail showing the layout within this planting strip (per
Detail D12). The public parking field on the east Gilbert Road side is designed with
11
planting to allow visual access for the project. The west staff parking areas have a
heavier planting canopy.
There are a number of seating areas designed into the project. These are designed
to the medical user’s Healing Garden standards. These are personal seating areas
with hard scape and landscape integration. These will have a healing garden accent
tree. We are source larger Baobab trees for this focus. An accent tree location plan
shows the expected locations of palm trees (per Sheet S4). These have been
located to accent the entry areas of the project. This plan also shows the healing
garden access trees, Baobab.
The desert museum palo verde tree has been removed from our landscape palette
(per Sheet L3).
As discussed in our pre-design, we intend to work interactively with the city staff to
create this unique approach to this project’s landscape design. This will respect the
Watermark plant direction, yet add to it in medically appropriate ways. This initial
submission includes a concept site rendering and our proposed plant material pallet.
We expect to work with the city to articulate the planting pallet, then generate the
specific layout designs.
This system will be irrigated from the existing reclaimed water system along Gilbert
Road.
Signage
The existing monument sign is being removed. See the site plan for the sign
location and the sign detail sheet set with the new monument sign design and
layout, Drawings D9 & D10. The yet to be finalized project name and logo is
included with possibly two tenants’ signage on the lower section of the monument
sign. The signage logo and lettering will be indirect lit.
The on-building signage is on the exterior elevations and is included with this
application. This will be the building name and project logo. This will be indirect lit.
Reference Sheets E1 & E4.
There are two marker obelisks at the entry points to reflect the Watermark obelisk.
These are stone clad with a log, no wording. See Site Plan S1 and Details D13 &
D14. The balance of signage, including directional signs and service signs are
within the current signage criteria and will be submitted as the project is permitted.
12
Civil
The overall site design provides a unifying design for this established area. This
includes the vehicular traffic and pedestrian access within and through the project.
This is in keeping with the established overall development standards and master
plan expectations.
The sewer system is based on two established POC’s for this system on the south
and the north of the project.
The domestic water system loops through the site, serving each building separately
with a booster pump in each building. These are serviced from existing street lines
and stubs.
Power is served from an existing easement on the west property line.
The power system feeds the corporation yard, which provide all the services for the
project. The electricity serves both buildings and has the project transformer west of
the building, immediately adjacent the electrical room. The corporation yard
includes an emergency generator with an above ground diesel tank.
There is an oxygen tank in this yard and a recycling trash compactor. Wet refuse is
in the adjacent trash enclosure. The medical office building north tower has a
separate recycling and trash bin enclosure located out of the sight lines backing up
on the landscape buffer. .
There is a parking screen wall along Gilbert Road. This serves to introduce the
project and provide a visual screen of the cars. See Detail D11 for this design which
is adapted from the Watermark designs.
The included grading plan establishes the drainage pattern. The specific elevations
are still in flux as we are attempting to limit the off-hall generated from the
subterranean parking basement. The shown flow patterns will remain. The final
elevations may be updated.
This system moves the storm runoff water to four dry well areas, each with a
retention area/basin..These will include a subterranean tank as an integrated part of
the design. The system will provide storm water retention for the defined 100 year,
2 hour storm event, including the defined runoff from Gilbert Road and the west
area. This in addition to our onsite generated water.
13
Recap
The medical functions provided in this major medical development are unique to the
Phoenix area. The development of services needed to bring this delivery system to
life has been years in formation. It is our desire to continue our interactive work with
the city to locate this facility here. The benefit for patients cannot be overstated.
This also brings specialty services to Chandler that are not, and would not, be
present without this larger facility. The payroll to support these services is extensive,
based on high paying positions directly benefiting the residential and business
services of Chandler.
It is our hope to continue our city relationship to bring this project to reality and to
Chandler. On the entitlement side, we need very little. Expand the existing mid-rise
overlay in keeping with the existing overall master plan, and approving two minor
landscape driven waivers. We can continue working together on implementation of
the architectural articulation and development. We look forward to working as a
team in the entitlement and permitting phases to bring this medical facility to
Chandler.
14
A8
File Name:
Description:
Project:
Revisions:
20230530 - V1
- FOR TENDER ONLY
- FOR EXPLANATORY
- FOR EXECUTION
Scale:
SECTION A
CHANDLER MEDICAL CENTER
NTS
Sheet:
03 of 03
Date:
05.30.23
CHANDLER, AZ
UTRON Parking
401 Hackensack Ave, Suite 505
Hackensack, NJ 07601
Tel: 201-592-1444
Fax: 201-592-1544
P-1
GROUND FLOOR - ENTRY
P-2
P-3
P-4
8'-2"
7'-1"
30'-4"
7'-2"
6'-3"
6'-0"
7'-2"
6'-3"
8'-0"
7'-1"
A9
A9
X1