Item 25 - Public Hearing - Zoning Ordinance - Bella Terra Residential Community and Temple Project

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ZOA No. 2026-02, CUP No. 2026-03, and TTM No. 2026-01 — Bella Terra Residential Community and Temple at 4006, 4010, and 4018 West Hazard Avenue April 21, 2026 Page 7 The proposed SD-53 amendment establishes residential landscaping standards mirroring the City's Single-Family Residence (R1)zoning district requirements for front yard canopy shade-producing trees and shrubs; each residence includes rear yard private open space and will be required to comply with these front yard landscaping standards, with SD-53 prescribing timing for landscape plan approval and installation to accommodate individual owner design preferences post-sale. Circulation and Parking Vehicular access to the Project site is currently provided via two driveways along West Hazard Avenue. These will be replaced by a new two-way private street serving both temple and residential uses. The private street runs north-south through the site's center, connecting to West Hazard Avenue and terminating in a cul-de-sac with adequate fire truck turnaround per applicable fire codes. It measures 47 feet wide from Hazard Avenue to the end of the temple parking area, then tapers to 28 feet at its narrow end. Sidewalks will line West Hazard Avenue and the private street to facilitate pedestrian circulation. Although only the portion of Morse Drive abutting the temple is part of the Project site (secured via easement for vehicular access), the Applicant has agreed to repave the entire length of Morse Drive from Hazard Avenue south to the private street end at a 42- foot width. The Project provides 72 total vehicle parking spaces (19 for the temple, including four ADA-compliant and two EV-compliant; 53 for residences, including 24 garage, 24 driveway, and five on-street spaces). Sidewalks will line West Hazard Avenue and the private street to facilitate pedestrian circulation. To proactively address any neighborhood parking impacts that could result from the Project, the conditions of approval for the CUP and TTM include provisions requiring the following parking management practices to be incorporated into the final, recorded covenants, conditions, and restrictions (CC&Rs), and applicable throughout the life of the Project: • Requiring onsite parking permits (such as stickers or hang-tags) for any parking in the surface guest parking spaces; • Policies for maximum time vehicles may be parked in the surface guest spaces; • Policies for towing unauthorized vehicles; vehicles parked in unauthorized locations, such as fire lanes; vehicles parking in surface guest parking without a sticker, hang-tag, or other identifiers; and vehicles parked longer than any maximum guest parking timeframes allowed; and • Routine garage inspections to ensure garages are available for vehicle parking. Site Improvements The Project includes a covered trash enclosure and recycling storage area located at the temple's northeastern corner along the proposed private street. The enclosure will serve