Nicole Russell, senior planner, presented a design-review application for the Banner Gilbert expansion (DR25166), saying the site at the southwest corner of Warner Road and Civic Center Drive encompasses about 11.5 acres and was previously part of a larger town-center plan before a 2012 redesign and medical facility approval.

Russell told the commission the application requests design review of the site plan, landscaping, grading and drainage, elevations and floor plans, lighting, and colors and materials. She said the applicant is requesting "CDs at risk," and staff sought the commission's direction on whether the applicant may pursue that option. "The applicant is requesting CDs at risk, which is why I'm bringing this before the commission to make sure that we have the commission's approval before they can go forward with that," Russell said.

Russell also described project history and scope: Phase 1 of the originally approved development has been built; the remaining Phase 2 will be reconfigured under this review, and the new site plan includes a proposed 19,000-square-foot addition to the existing clinic, with space allowed for a future addition. She showed renderings that, in staff's view, integrate the addition visually with the existing building and said the submittal is currently "out for correction" with only minor changes anticipated.

Commission members offered no substantive objections; the chair indicated support for allowing the applicant to apply for CDs at risk and Russell confirmed the project will come back before the planning commission in the coming months for formal action. No public testimony was offered during the study-session discussion.

The planning commission did not take a formal vote on the design review at this meeting; staff will continue technical corrections and return the item to the commission for final review and any required action.