HomeMy WebLinkAboutCielo Azul SHP-2026-0001 CITY OF MERIDIAN
FINDINGS OF FACT,CONCLUSIONS OF LAW
AND DECISION& ORDER
In the Matter of the Request for a short plat to condominiumize two(2)office buildings into eight
(8)separate office units for individual ownership within the L-O zoning district.,by Marcel Lopez.
Case No(s). SHP-2026-0001
For the City Council Hearing Date of: February 24',2026 (Findings on March 3rd, 2026)
A. Findings of Fact
1. Hearing Facts(see attached Staff Report for the hearing date of February 24t'',2026, incorporated
by reference)
2. Process Facts(see attached Staff Report for the hearing date of February 24t'', 2026, incorporated
by reference)
3. Application and Property Facts (see attached Staff Report for the hearing date of February 24',
2026, incorporated by reference)
4. Required Findings per the Unified Development Code(see attached Staff Report for the hearing
date of February 24t1i, 2026, incorporated by reference)
B. Conclusions of Law
1. The City of Meridian shall exercise the powers conferred upon it by the"Local Land Use
Planning Act of 1975,"codified at Chapter 65, Title 67, Idaho Code(I.C. §67-6503).
2. The Meridian City Council takes judicial notice of its Unified Development Code codified as
Title 11 Meridian City Code, and all current zoning maps thereof. The City of Meridian has,by
ordinance, established the Impact Area and the Comprehensive Plan of the City of Meridian,
which was adopted December 17,2019,Resolution No. 19-2179 and Maps.
3. The conditions shall be reviewable by the City Council pursuant to Meridian City Code § 11-5A.
4. Due consideration has been given to the comment(s)received from the governmental
subdivisions providing services in the City of Meridian planning jurisdiction.
5. It is found public facilities and services required by the proposed development will not impose
expense upon the public if the attached conditions of approval are imposed.
6. That the City has granted an order of approval in accordance with this Decision,which shall be
signed by the Mayor and City Clerk and then a copy served by the Clerk upon the applicant,the
Community Development Department,the Public Works Department and any affected party
requesting notice.
7. That this approval is subject to the Conditions of Approval all in the attached Staff Report for the
hearing date of February 24t1i,2026, incorporated by reference. The conditions are concluded to
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) - 1 -
be reasonable and the applicant shall meet such requirements as a condition of approval of the
application.
C. Decision and Order
Pursuant to the City Council's authority as provided in Meridian City Code § 11-5A and based upon
the above and foregoing Findings of Fact which are herein adopted,it is hereby ordered that:
1. The applicant's request for short plat is hereby approved per the conditions of approval in the
Staff Report for the hearing date of February 24',2026, attached as Exhibit A.
D. Notice of Applicable Time Limits
Notice of Preliminary Plat Duration
Please take notice that approval of a preliminary plat,combined preliminary and final plat, or
short plat shall become null and void if the applicant fails to obtain the city engineer's signature
on the final plat within two(2)years of the approval of the preliminary plat or the combined
preliminary and final plat or short plat(UDC 11-6B-7A).
In the event that the development of the preliminary plat is made in successive phases in an
orderly and reasonable manner,and conforms substantially to the approved preliminary plat,
such segments, if submitted within successive intervals of two(2)years,may be considered for
final approval without resubmission for preliminary plat approval(UDC 11-6B-7B).
Upon written request and filed by the applicant prior to the termination of the period in accord
with 11-613-7.A,the Director may authorize a single extension of time to obtain the City
Engineer's signature on the final plat not to exceed two(2)years.Additional time extensions up
to two(2)years as determined and approved by the City Council may be granted. With all
extensions,the Director or City Council may require the preliminary plat, combined
preliminary and final plat or short plat to comply with the current provisions of Meridian City
Code Title 11. If the above timetable is not met and the applicant does not receive a time
extension,the property shall be required to go through the platting procedure again(UDC 11-
6B-7C).
E. Judicial Review
Pursuant to Idaho Code § 67-652 1(1)(d), if this final decision concerns a matter enumerated in Idaho
Code § 67-6521(1)(a), an affected person aggrieved by this final decision may,within twenty-eight
(28)days after all remedies have been exhausted, including requesting reconsideration of this final
decision as provided by Meridian City Code § 1-7-10, seek judicial review of this final decision as
provided by chapter 52,title 67,Idaho Code. This notice is provided as a courtesy; the City of
Meridian does not admit by this notice that this decision is subject to judicial review under LLUPA.
F. Notice of Right to Regulatory Takings Analysis
Pursuant to Idaho Code §§ 67-6521(1)(d) and 67-8003, an owner of private property that is the
subject of a final decision may submit a written request with the Meridian City Clerk for a regulatory
takings analysis.
G. Attached: Staff Report for the hearing date of February 24", 2026.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) -2-
By action of the City Council at its regular meeting held on the 3rd day of March
2026.
COUNCIL PRESIDENT JOHN OVERTON VOTED
COUNCIL VICE PRESIDENT ANNE LITTLE ROBERTS VOTED
COUNCIL MEMBER DOUG TAYLOR VOTED
COUNCIL MEMBER LUKE CAVENER VOTED
COUNCIL MEMBER LIZ STRADER VOTED
COUNCIL MEMBER BRIAN WHITLOCK VOTED
MAYOR ROBERT SIMISON VOTED
(TIE BREAKER)
Mayor Robert E. Simison 3-03-2026
Attest:
Chris Johnson 3-3-2026
City Clerk
Copy served upon Applicant, Community Development Department,Public Works Department and City
Attorney.
By: _ _Dated: 3-3-2026
City Clerk's Office
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) -3-
Exhibit A
DEPARTMENT REPORT E COMMUNITY
N --
COMMUNITY DEVELOPMENT DEPARTMENT A H O
HEARING 2/24/2026 Legend -
DATE: Project Location E, LUi9
TO: Mayor&City Council Area of impact
i= City Limits
FROM: Nick Napoli,Associate Planner O Analysis
208-884-5533 -
SUBJECT: SHP-2026-0001
Cielo Azul Condominiums s -r -
��
LOCATION: Project is located at 3512 E. Louise Drive '' E-
and 3526 E. Louise Drive in the SE '/4 of L
the SE '/4 of Section 4, T.3N.,R.2E.
i
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I. PROJECT DESCRIPTION
Short Plat request to condominiumize two(2) office buildings into eight(8) separate office units for
individual ownership within the L-O zoning district.
II. APPLICANT INFORMATION
A. Applicant:
Marcel Lopez, Conger Management Group—4824 W. Fairview Avenue,Boise ID, 83706
B. Owner:
Same as Applicant
C. Representative:
Same as Applicant
III. STAFF ANALYSIS
The proposed short plat depicts subdivision of air space within two (2) separate office buildings that
are currently under construction and located on separate properties near the southeast corner of Eagle
Road and Franklin Road. The proposed short plat aims to create eight(8) separate office
condominium units for future ownership purposes.
According to the Applicant,all of the previously approved project elements are remaining with no
anticipated changes;none are proposed with this application. The subject sites obtained CUP
approval for each property(H-2024-0045 and H-2024-0046)and CZC and DES approval for each
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) -4-
building in 2024 (Touchmark Office Buildings A and B A-2024-0090&A-2024-0091)with all
associated building permits being approved and currently under construction.
Staff has reviewed the proposed short plat for substantial compliance with the criteria set forth in
UDC 11-6B-5A.2 and deems the short plat to be in compliance with said requirements.
IV. DECISION
Staff:
Staff recommends approval of the proposed short plat with the conditions noted in Section VII of this
report and in accord with the findings in Section VIIT.
City Council:
The Meridian City Council heard these items on February 24th, 2026. At the public hearing.the
Council moved to approve the subject short plat request.
I. Summary of the City Council public hearing:
a. In favor: Marcel Lopez
b. In opposition:None
C. Commenting:None
d. Written testimony: None
e. Staff presenting application: Nick Napoli
f. Other Staff commenting on application:None
2. Key issue(s)of public testimony:
a. None
3. Key issue(s)of discussion by City Council:
a. None
4. City Council change(s)to Commission recommendation.
a. None
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) -5-
V. EXHIBITS
A. Short Plat(date: January 2"d,2026)
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) -6-
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) -7-
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) -8-
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FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) -9-
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B. Previously Approved Plans(A-2024-0090&0091)
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) - 10-
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VI. CITY/AGENCY COMMENTS & CONDITIONS
A. Planning Division
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) - 11 -
Site Specific Conditions:
1. Applicant shall comply with all previous conditions of approval associated with this
development: AZ-05-022, CUP-05-050, H-2024-0045, H-2024-0046, A-2024-0090,
and A-2024-0091.
2. If the City Engineer's signature is not obtained within two (2) years of the City
Council's approval of the short plat, the short plat shall become null and void unless a
time extension is obtained, per UDC 11-6B-7.
3. Prior to submittal for the City Engineer's signature, obtain the signatures from the
Ada County Highway District and the Central District Health Department.
4. The short plat prepared by Sawtooth Land Surveying, LLC, prepared January 2, 2026,
by Jeff Beagley, included in Section VI.A shall be revised as follows:
a. Note#6: Include recorded instrument number.
5. Staff s failure to cite specific ordinance provisions or conditions from the previous
approvals noted above does not relieve the Applicant of responsibility for compliance.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) - 12-
B. Public Works
wartewater
• Distance In Sevier Sevier Avablsile at Site
Servias
• Sewer°
• EbimLmdPmjpdt See pplimtti n
Sewer ERV3
+ WRRf Oednig
fialarroc
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with%W fib
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+ tripadis/aon oenw +
See Public Worts Site Spmclx<<••dii1tipam
Wales
• Distance toWaler WalerAmHablcaLSite
Seri as
+ Pressurr2ane
• Lslimatod Project SLR applicalion
Water CRLrs
Water$vlity Mons
• Pmjext C+ sistmnt Ycs
with Wafer Master
Plan
• Im ctsJUnm-rm bloom
S]TIi SP[i{:II°I{:€:S3NDITIONS:
1. Each bmlding will be Pmrmd wally a single water melee.Illlhng irf mdivi+hd LmsLs rxssLs No he
arl&rxed in the I IOA€y'&R-
Z No pernummnt smichwe shall he allowed within a City utility euwerrrent iocludirg use%deep FcK*ed
shrubs,renoes,trash enclrnaaes,carpntsti slredw,bmlilmgs,e4-
CGNGRAI,CO DITION5:
1- Sin3Wryxewersenirrlathisdeve]rmnreni3savailublevuexLereminurexsslingmainsadj&wn1m
Lie deve]rilmaenl.Vk'atm se ke Mr lh is sate is availah]e via ertensicm ufeKmtin!�maim adpa t di
Lhe devel ipnenl.
a- All irnrmn�NFdateddrpoliclifesafayandheahlishallbecumlrleieL Tl wiumcLgsLrrcyuf
Ilre Ktnx7Lves-Where aplrroved by Ote Cily Iingmeer,m leaner may past a perFirrma w-x surely Rrr
such imrmnxnenls in mder Iwo+ibtarn€iLy lingirrerr signature un Lhe fma]plat asset RMh in l.'D('
3. urmm msw Win ur the lwxLwcapmg and lxarrr La mxpeelion by Tlarnmg BelrKutrsent sudf,the
alrplxary shall ltrumle a wumn ccruFicLrle urarmple800 as set Ruch in 1.DC 11 3H I-IA.
4. A letterofmdil crcash surely in the amuurAaf 1 I0%will be Tapnedforall ftwum dete 6ertcsr,&
landwuarngg,mrbmrires,lwesm i�d srrigaLxrn,prior 1kosk9mdu e t n the final TiLYL
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) - 13-
S. TYa{:ily4fMerxlianregWFusthattheiwrrterpLxsLwith the O'ityaperfwmuroesanitym the aimur,L
of 125%4f Lbe UYW ronxWctiun aLxsL for all imwnplew sewer,wa w mfmslmcuue pi-Nor In lnal
I&Lsignaeoe_This surely will be vmficlhy aline rrem LusteslimL6epmvrLlndhy the owner Lathe
Cily_ The applicant steal I be TeLpined Ni 4LteT oLtu a Derelup•nenL Shuety hgreemenl with the t'ily
of 6[aiLli2Ln.The suety canhe postedmthe furmrrfar inevocabde le lcr uFnedrL,Cash depoaLirr
had ApplxmL must file an appkatirn for surety,Which can he fbiaxL im the O'imumo&ity
Dr bpme A]krmunnmt webale_Please amucl Iaml Piexehlpr t Servioe f w more mfixmalion
aL 867 2211_
6. Tlx:City 4f MerkiaL Te3aGC LhaL the framer p iNL Let do[sly a warrardp sun.Ny or Lhe arrNxml cif
20%4rf Lbe Inlal cumKiruclnxt Lust for all aLmrphsiml sewer,and wa6Q orfrasbnxLLne fur a dLaatiurr
4riwo y s.This surly a KrnL will he verifidl by a Ime item Final roll inanirmg prrroriled by the
irrrrrer b Lbe City.The smmLy can he punbcd m the fum rlf an mrevrx:able leper uruedrk cash
depnmil 4r bard AMrlkant mn&xi File am applicalmn kv merely, whxh cm he fmml.4n the
{.munumky Derelarr L INTarmrmt wehsrre. Please CMIL LL 13Tx.3 Deaellrprnenl .`}ero>,x RLr
Tmae inNKnutiorLal837 2211.
[n the even)that an appbcarl MWYOT irrnrr ramLot calopkLe nun life,nun saltily and nun health
impnovemenu,pmtr Nr O3ty Bigirma sipiaiue ire Lbe fmal plal arm bxr prim tcl Lxx upomcp,a surety
agm =Lmmy be appiomd as mil forth in1JFX'11•SCtiW.
R_ IL shal I he the MPINLsrMAY 4r Lbe applisMI Nr e0511Te 6rrL all deuelupmenl FeaLLuem comply with
Lhe AtiTnoicaaswrrh Ilhsandrlaes ALtard dye Fair IWx®rg hrL
+k Applicant shall be resprmsibk forappliryirroand can4liarce welh.my 1kcLxm-109 ParrriMng LhaL
Tony he mquim3 by the Army Crops 4r Iirigiineers.
10. Dn leper shall w H-dimw m FhuK Iuoauxm web Lbe Meridrm PixiL 011froe.
11. All gra agofllrsiteshallbeperf&amedmumfemaorewiB&IHt'C11 1413.
12.Ownpxulm Lest resulLs shall he sullrmltal Ni the Mend&m]3uihLmg rlepvi.ment Iiir all Ind ldigS
pads reoeivinS emgioeoed bmkFi11.whorL iixdine'AuWd su atop fill.TnaLeriaL.
13.Theapplxarti desalt;LmxiFou shall bempclnuhlc 16rinL.31LLLnm ul'al]rrriSatirm 011.14r drainage
facilily wrlhin th&MIjeL'I Lhil d4ni1L fall undo the Jun.idiun n afm irngptlun d&itn L't or Acria
The design engineer.ih„ILpmxi3eueri3Fcat:tin LhaL Lhu farrlrrie love hem msLdled m aoOlxT3an Lx
wrrh Lhe appmnv Ldeagn plans.Thiso bl-LaLnm wiLI be Telluired hefine a rtifirate urix:rulsusy
is issued for any s1ructi m within the pnr]eLL
14. Al Lhe Lim idw n or the pmjeci.Lim applirairrt"I he Tesp nimble lu n&mit record tbrdwelp per
Lhe nLy uF MerNLam ALMcCAfl KuuwW& Theme reconl drawirip must be received and aprutrred
pi:oiw W&he rsauanre of a ccslifrcauuii of VoCLpWILy fur any stri L S within Lhe rmgeoL
15. SL e l Fight plan nNuriiemmL%are listed m mew=6 7 iif ere i nll c era L Sidr.Lu&r4r SbeeL
[u Shung (bttprRwww.meriL]iari6tg.orgipubhc wiwLs-aspc?KI-272} All sheet IkShiN shall he
insblkdl aL&kvL:hg3cT%cxpcnsc. Firied dLmign shall be NuhmoLkcd ax pmt 4f Lbe desm34 ammi phn
s-1 fur appnrral,wbiLh nmist imcln k Lk ikwa&im or my existing suxot Iighi� Tbc c Lractui%
work and +tiiurals shall umfhm Lo the ISTINC mad The City of Meridian SLggrlanardl
.`3l 3frcati4ns Nr the[SPW('.f:umLwi the Oily 4f WriLlian TraFkspLwlatiLrr amL(JBlity{'4ordamNrr
aL1i41i55DBF4trmformabmonihelix:atirnxilfecmlingxbeeLli
16.The applicamLshallpnrrideeasenlrrLh[sJ for all PUhI1L wALITF ewermams outsv[e irfpuhliL righLilf
way(im1ude all wa&a services and hydxmiW. The eamernenl wxUhs shall be 20 feeL wide An a
single utility,tic-M feet wide for twll_The L;.Lgariwts sha]I 310L be&ALK led 472L Bye plal,but rather
dcdirakduwxidc Lhr piLa pnmxms using Lhc CSLy OrMcridia -.%:U=dzmLformx.The ea_seroentxhall
he pWrhically depicted m tare plat for mFererra purprd S ibusit ao executed Basemen&(uo the
rrrrm avAbb a fnm&Public Wodsx alega]&:ciplirm prepatedbym rdahrrLiLemed Pnrfessinoal
IaixLSSmrgu,wdliehn ioLcrude the area ofd1LG&x&9ncTLl(FnmLcdIiXIIII31TA)ax!mJiUrx
1 l-uup wi0&bLaiingx and dcaaLas(maAcd E-AErtl&Fr 11)FIX Tvricw.Both rxhibils mist Ix
waldl,s3ped and Sated by a Prirfemmmal Land kareyor.FX3 NOT REXIORD. Add a note L4 Bye
plaLreFnvLLmgLhisdmiureN. All eamsr its -Lbes IbinA4LLTesiewel,Wdappnn�dp&iorNo
apuua of the final plal by the City EnSjxi r_
17. Applicant shall he respix lhk for appi a ram and conmpdimn wi0&wd NPDEiS permilling that
Tmyhe requiredhy the Privmrnmenlal Nibmu m Agency.
1S.The Oily 4f Meridian requires Ma- prexiwirnd rrrigaLnm system he surlier by a yaar mural
sauce DF water(i.IX: 11 M 6.)_The appbLWA shicild be required ID Lese my a resting sufam or
well wary r4r Lim primary suraLe. rr a s&ufare rLr well me is Twat ararlahle,a singk poinL
awffw Ilio er n tit(be inch ary wat system shall he Tequired.IF a niggle poioL crnrxNANM rs Ldlkrn1
Lire developer will he wspumihle fur the layman itf&w&KsmFilx for Br rarmmm areas prmr ill
develcir�Lphnappnwal_
14. All migaLim dibolrcs, canals, Lwwrdk,4r Lhminsv CKLhusire iif mLLaaL watQwa}s, inteim Ling,
rnnssmg ILr Lryoyg adf¢mL arxL cmtiguuus lu Lhe area hemg mbdirided shall be addxe wd per LJrX'
1 13A 6_ rn perlbrnwing sLamb work,Lire applicant shall anrnply with Idaho{74de 12 120'and any
4Bler applxahk Law or regu]ablm.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) - 14-
VII. REQUIRED FINDINGS FROM THE UNIFIED DEVELOPMENT CODE
In consideration of a short plat,the decision-making body shall make the following findings:
A. The plat is in conformance with the Comprehensive Plan and is consistent with the
Unified Development Code;
The Comprehensive Plan designates the future land use of this property as Mixed-Use
Community and the current zoning district of the site is L-O. The City Council finds the
proposed short plat complies with the Comprehensive Plan and is being developed in accord
with UDC standards for the existing zoning district.
B. Public services are available or can be made available and are adequate to accommodate
the proposed development;
The City Council finds that public services will be provided to this property and are adequate
to serve the building sites currently under construction.
C. The plat is in conformance with scheduled public improvements in accord with the City's
capital improvements program;
The City Council finds that the development will not require the expenditure of capital
improvement funds. All required utilities were provided with the development of the property
at the developer's expense.
D. There is public financial capability of supporting services for the proposed development;
The City Council finds that the development will not require major expenditures for providing
supporting services as services are already being provided to the immediate area.
E. The development will not be detrimental to the public health, safety or general welfare;
and
The City Council finds the proposed short plat to condominiumize the existing or approved
structures will not be detrimental to the public health, safety or general welfare.
F. The development preserves significant natural,scenic or historic features.
The City Council is not aware of any significant natural, scenic or historic features associated
with short platting the structure on this site.
FINDINGS OF FACT,CONCLUSIONS OF LAW AND DECISION&ORDER
FOR(Cielo Azul—SHP-2026-0001) - 15-