Northwest Neurobehavioral Health Clinic A-2016-0349 REV 2/23Conditions Document
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Northwest Neurobehavioral Health Clinic - ALT, CZC, DES - A-
2016-0349
CERTIFICATE OF ZONING COMPLIANCE
REPORT
DATE:
December 21, 2016
REVISED 2/23/2017
TO:
Rob Thornton, Cty Studio PLLC
FROM:
Sonya Allen, Associate City Planner
SUBJECT:
Northwest Neurobehavioral Health Clinic - ALT, CZC, DES (A-2016-
0349)
OWNER:
Gramercy, LLC
DESCRIPTION OF APPLICANT'S REQUEST
The applicant, Rob Thornton, requests Certificate of Zoning Compliance (CZC) and Design
Review (DES) approval of an 18,500 square foot office for counseling services on 2.23 acres in
the C-G district.
Alternative Compliance (ALT) is also requested to UDC 11-3A-19A.2a, which prohibits
properties greater than 2 acres in size to have no more than 50% of the total off-street parking
area for the site located between building facades and abutting streets. The reason for the
request is that the clinic provides psychological counseling services for children and feels the
facility should be located as far from the street as possible because some of the children have a
strong flight tendency. Placing the building further back on the site allows parents and staff
enough time to catch up with them before any harm can come to them. The provision of the
majority of the parking in front of the building also allows as many eyes as possible on the
parking lot from the building. As an alternative to this standard, the applicant proposes to screen
the parking lot with a densely planted landscape buffer of crimson barberry, which will also
provide fewer exit points for children from the parking lot.
The site is located at 2463 E. Gala Street.
FINDINGS FOR ALTERNATIVE COMPLIANCE REQUEST TO UDC 11-3A-19.2A:
In order to grant approval for alternative compliance, the director shall determine the
following findings:
1. Strict adherence or application of the requirements is not feasible; OR
The Director finds that strict adherence to UDC 11-3A-19A.2a is feasible; however,
may not be in the best interest of the clients served by this business.
2. The alternative compliance provides an equal or superior means for meeting the
requirements; and
Because the abutting street is classified as a local street and will not carry a lot of
traffic, and the applicant proposes to provide densely-planted landscaping (a hedge of
crimson barberry plants) within the street buffer to screen the parking lot, the Director
finds the applicant’s alternative means for meeting the requirements of UDC 11-3A-
19A.2a as discussed above provides an equal means of compliance.
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3. The alternative means will not be materially detrimental to the public welfare or
impair the intended uses and character of the surrounding properties.
The Director finds that the proposed alternative will not be detrimental to the public
welfare or impair the intended use/character of the surrounding properties.
DECISION
The applicant's request for Certificate of Zoning Compliance, Design Review and Alternative
Compliance is approved with the conditions listed in this report.
Note: This is not a building permit. Please contact Building Services at (208) 887-2211 to
verify if you need a building permit and/or inspection. If you do need a building permit, you
must complete that process before you commence the use or construction. Please contact
Building Services for additional details about building permits and inspections.
General Conditions of Approval
1. 100 Watt and 250 Watt, high-pressure sodium street lights shall be required on all public
roadways per the City of Meridian Improvement Standards for Street Lighting. All
street lights shall be installed at developer’s expense. Final design shall be submitted as
part of the development plan set for approval. Applicant shall also include the location
of any existing street lights in the development plan set. Street lighting is required at
intersections, corners, cul-de-sacs, and at a spacing that does not exceed that outlined in
the Standards. The contractor’s work and materials shall conform to the ISPWC and the
City of Meridian Supplemental Specifications to the ISPWC.
Site Conditions of Approval
1. The applicant shall construct all proposed fencing and/or any fencing required by the
UDC, consistent with the standards as set forth in UDC 11-3A-7 and 11-3A-6B.
2. Business hours of operation within the C-G district shall be limited from 6 am to 11 pm
when the property abuts a residential use or district as set forth in UDC 11-2B-3A4.
Process Conditions of Approval
1. Per UDC 11-5B-5B2, the Director (at the applicant's request) approved alternative
compliance pertaining to the standard in UDC 11-3A-19A.2a.
2. No signs are approved with this application. Prior to installing any signs on the property,
the applicant shall submit a sign permit application consistent with the standards in
UDC Chapter 3 Article D and receive approval for such signs.
3. The applicant shall complete all improvements related to public life, safety, and health
as set forth in UDC 11-5C-3B. A surety agreement may be accepted for other
improvements in accord with UDC 11-5C-3C.
4. Upon installation of the landscaping and prior to inspection by Planning Division staff,
the applicant shall provide a written certificate of completion as set forth in UDC 11-
3B-14A.
5. The site plan prepared by Carver-Thornton-Young Architecture-Planning-Design-Art on
November 4, 2016, labeled Sheet A1.0, is approved by the City of Meridian Planning
Division as shown in Exhibit B.
6. The landscape plan prepared by Breckon Land Design on November 1, 2016, labeled
Sheet L1.1, is approved by the City of Meridian Planning Division as shown in Exhibit
C.
7. The elevations prepared by Carver-Thornton-Young Architecture-Planning-Design-Art
on November 4, 2016 12/9/2016, labeled Sheet A3.0 are approved by the City of
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Meridian Planning Division as shown in Exhibit D.
8. The approved site plan, landscape plan and/or elevations may not be altered without
prior written approval of the City of Meridian Planning Division.
9. The applicant shall pay any applicable impact fees prior to the issuance of a building
permit.
10. If any changes must be made to the site plan to accommodate ACHD requirements, the
applicant shall submit a new site plan to the City of Meridian Planning Division for
approval prior to issuance of the building permit.
11. The applicant shall complete all required improvements prior to issuance of a Certificate
of Occupancy. It is unlawful to use or occupy any building or structure until the
Building Official has issued a Certificate of Occupancy.
12. The City of Meridian requires that the owner enter into a Warranty Surety Agreement
and post a Warranty Surety in the amount of 20% of the total construction cost for all
completed public sewer and water infrastructure for a duration of two years. This surety
amount will be verified by a line item final cost invoicing provided by the owner to the
City. The surety can be posted in the form of an irrevocable letter of credit, cash deposit
or bond, and must be in place prior to Certificate of Occupancy. Applicant must file an
application for surety, which can be found on the Community Development Department
website. Please contact Land Development Services for more information at 208-887-
2211.
Ongoing Conditions of Approval
1. The applicant and/or assigns shall have the continuing obligation to provide irrigation
that meets the standards as set forth in UDC 11-3B-6 and to install and maintain all
landscaping as set forth in UDC 11-3B-5, UDC 11-3B-13 and UDC 11-3B-14.
2. The applicant shall comply with the outdoor storage as an accessory use standards as set
forth in UDC 11-3A-14.
3. The project is subject to all current City of Meridian ordinances and previous conditions
of approval associated with this site (AZ-06-021, Development Agreement #106141056;
PP-06-019; FP-06-048).
4. The issuance of this CZC does not release the applicant from any previous requirements
of the other permits issued for the site.
5. The applicant and/or property owner shall have an ongoing obligation to prune all trees
to a minimum height of six feet above the ground or sidewalk surface to afford greater
visibility of the area.
6. The applicant shall have an ongoing obligation to maintain all pathways.
7. The applicant has a continuing obligation to comply with the outdoor lighting provisions
as set forth in UDC 11-3A-11.
8. The applicant and/or property owner shall have an ongoing obligation to maintain all
landscaping and constructed features within the clear vision triangle consistent with the
standards in UDC 11-3A-3.
CITY COUNCIL REVIEW
The applicant or a party of record may request City Council review of a decision of the
Director. All requests for review shall be filed in writing with the Planning Division on or
before January 5, 2017, within fifteen (15) days after the written decision is issued, and contain
the information listed in UDC 11-5A-6B.
If City Council review of the decision is not requested, the action of the Director represents a
final decision on a land use application. You have the right to request a regulatory taking
analysis under Idaho Code 67-8003.
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EXPIRATION
The Certificate of Zoning Compliance shall expire if the construction, alteration or the use has
not commenced within one year of the date of issuance of the Certificate of Zoning
Compliance.
In accord with the above provisions, the subject Certificate of Zoning Compliance is valid until
December 20, 2017.
EXHIBITS
A: Vicinity Map
B: Site Plan (dated: November 4, 2016)
C: Landscape Plan (dated: November 1, 2016)
D: Elevations (dated: November 4, 2016 12/9/2016)
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Exhibit A: Vicinity Map
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COPPERPOINT
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Exhibit B: Site Plan (dated: November 4, 2016)
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Exhibit C: Landscape Plan (dated: November 1, 2016)
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Exhibit D: Elevations (dated: November 4, 2016 12/9/2016)
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