Appeal of the Planning Commission’s
Approval of Site Plan Review No. 21-002
City Council
November 1, 2022
Planning Commission Appeal
• September 27, 2022
• Planning Commission Approved SPR No. 21-002 by vote of 6-1 (Ray – No)
• October 7, 2022
• Appeal filed by Adam Frankel of Lozeau Drury, LLP
• Triggers de novo public hearing
Planning Commission Appeal
• Basis for Appeal:
• A. Addendum EIR is inadequate
• Village at Bella Terra EIR approved maximum # of units, project exceeds • Commercial development comparatively greater impacts than residential • Project results in net decrease of environmental impacts • B. Village at Bella Terra EIR No. 07-03 and 2010 Addendum documents not publically available
• Project website links dead
• Links cited from obsolete 2010 project webpage
• All documents available through City’s Online Records Library • No requests to staff for assistance
Project Site
Site Plan Review No. 21-002
1. Demolition of 149,000 sq. ft. Burlington department store and 30,000 sq. ft. adjacent retail space
2. Construction of new 7-story mixed-use infill project 300 apartment units
25,000 sq. ft. ground floor retail and restaurant uses Above-ground three-level podium parking garage with 404 spaces Associated hardscape and landscape improvements.
Residential Portion:
Mix of Studio, 1 BR, 2 BR, 2 BR + den apartment options 15,000 total sq. ft. of amenities and leasing area
45 units (15%) offered as affordable
Conceptual Site Plan
Conceptual Elevations
Analysis - Parking
Analysis - Parking
Location
On-site
Podium
(3 levels): 404 spaces
Off-site
Shared
Parking: 351 spaces
Overall
Existing
Demand: 912 spaces
Proposed
Demand: 755 spaces
Net Reduction
Analysis – Pedestrian Circulation
• Separate and enhance
pedestrian entrances
• New paseo connection
between parking
structure and crescent
road
• New walkway connects
parking garage with
Edinger Plaza
• Passenger loading and
rideshare pickup/dropoff
area within garage
Analysis – Pedestrian Circulation
• Secondary pedestrian connections throughout
• New elevated pedestrian access between 1st floor of
residences and 3rd floor of retail parking structure
Staff Recommendation
• Addendum No. 2 to Village at Bella Terra EIR No. 07-03 is adequate and sufficient; and
• Deny Appeal and Approve Site Plan Review No. 21-002 for the Bella Terra Residential Project
Questions?
Height