Title
Appeal of the Downtown Review Board’s approval of a Form-Based Zone Development Plan for the ONE Vela Mixed Use Building on a 1.09 acre, FBZ-CEN (Form-Based Zone - Central Sector) zoned property located on the northeast corner of Sahwatch St. and W. Costilla St.
(Quasi-Judicial)
Related Files: NA
Located in Council District 3
Presenter:
Ryan Tefertiller, Planning Manager, Urban Planning Division
Kevin Walker, Director, Planning Department
Body
Summary:
Owner: 14 Costilla, LLC
Developer: ONE Vela
Representative: Hord Coplin Macht
Location: 14, 20, 22, and 30 W. Costilla St.
Record number FBZN-24-0016 is a Form-Based Zone Development Plan that was submitted in December of 2024 to allow construction of a 27-story Mixed Use building with 400 apartment units, roughly 8,300 square feet of street-level commercial use, and approximately 450 off-street parking stalls. The project was referred by Staff to the Downtown Review Board for a public hearing based on notable stakeholder interest. On February 4, 2025 the Downtown Review Board approved the development plan unanimously (8-0 with one member absent) based on their finding that the application meets the required development standards and design guidelines as set forth in Form-Based Code Sections 2 and 4. The Board’s approval included a number of technical modifications that Planning Staff must confirm are resolved before final approval.
Background:
Please see the attached Downtown Review Board Staff Report for a complete analysis of the proposed application. The appellant’s appeal statement provides their justification for overturning the Downtown Review Board decision.
Review Criteria:
Form-Based Zone Development Plans must comply with the quantifiable development standards found in Section 2 of the Form-Based Code. Significant discussion and analysis of those standards is included in the Downtown Review Board staff report.
The review criteria for an appeal as set forth in City Code Section 7.5.415.A.2.a. of the UDC are noted below.
a. The decision is contrary to the express language of this UDC;
b. The decision is erroneous; or
c. The decision is clearly contrary to law; and
d. The decision is not consistent with the criteria for the relevant application.
Staff finds that the appeal application does not meet the review criteria.
Previous Council Action:
City Council has had no previous action related to this specific application. However, City Council approved the One Vela Urban Renewal Designation for this same site at the December 10, 2024 Council meeting.
Financial Implications:
N/A
City Council Appointed Board/Commission/Committee Recommendation:
The Downtown Review Board voted 8-0 (member Mikulas absent) to approve the One Vela Form-Based Zone Development Plan at the February 4, 2025 meeting.
Recommended Action
Proposed Motions:
Should the City Council wish to approve the appeal, overturning the Downtown Review Board approval of the One Vela Form-Based Zone Development Plan application, the following motion is suggested:
Move to approve the appeal, overturning the Downtown Review Board approval of the One Vela Form-Based Zone Development Plan application, based on the findings that the appeal meets the appeal criteria found in Section 7.5.415.A.2.a. of the UDC.
Should the City Council wish to deny the appeal, upholding the Downtown Review Board approval of the One Vela Form-Based Zone Development Plan application, the following motion is suggested.
Move to deny the appeal, upholding the Downtown Review Board approval of the One Vela Form-Based Zone Development Plan application, based on the findings that the appeal does not meet the appeal criteria found in Section 7.5.415.A.2.a. of the UDC.
Summary of Ordinance Language
N/A