PLANNING AND HOUSING COMMISSION STAFF REPORT
DATE: 02/12/2024
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:
Title
PP2023-0008: Precise Plan application to review the site plan, architecture, fencing and landscaping for 19 single family dwelling units proposed on 4.73 acres located on the northwest corner of Taylor Avenue and Citron Street in the R-1-8.4 Zone (Single Family Residential, 8,400 square feet minimum lot size). (Applicant: Bryan Bergeron, Foremost Pacific Group, 27271 Las Ramblas, Suite 100, Mission Viejo, CA 92691.)
End
RECOMMENDED ACTION:
Recommended action
That the Planning and Housing Commission adopt Resolution No. 2626 GRANTING PP2023-0008 based on the findings contained in the staff report and conditions of approval, and find the project exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the State Guidelines for Implementing CEQA.
Body
PROJECT SITE SUMMARY:
Area of Property: 4.73 acres
Existing Zoning: R-1-8.4 (Single Family Residential, minimum 8,400 square feet lot size)
Existing General Plan: LDR (Low Density Residential, 3-6 du/ac)
Existing Land Use: Undeveloped
Proposed Land Use: Single Family Residential
Surrounding Zoning/Land Uses:
N: R-1-8.4/Single Family Residences
E: R-1-8.4/Single Family Residences
S: R-1-8.4/ Single Family Residences
W: R-1-8.4/Single Family Residences
BACKGROUND
Precise Plan 2023-0008 (PP2023-0008) is for the review of the site plan, architecture, fencing and landscaping for 19 single family residential lots. The project site is a vacant in-fill parcel of 4.73 acres located on the northwest corner of Taylor Avenue and Citron Street, as shown on Exhibit 2.
On January 5, 2022, the City Council approved Tentative Tract Map 37980 (TTM 37980) to subdivide the 4.73-acre parcel into 19 lots for single family residential purposes. The subdivision was approved for Priem Properties.
On August 3, 2023, Foremost Pacific Group, (Applicant) submitted a Development Plan Review (DPR) application to pre-review the site plan and architectural design of the proposed residential project. The DPR Committee reviewed the preliminary proposal at its August 24, 2023 meeting, at which time comments were provided to the applicant. The applicant formally submitted the Precise Plan application (PP2023-0008) on October 12, 2023, which was reviewed by the Project & Environmental Review Committee on November 2, 2023. The precise plan application was deemed complete and scheduled for the February 12, 2024 Planning & Housing Commission meeting.
The applicant conducted community outreach by providing a project information mailer to the surrounding neighbors. A copy of the mailer is provided as Exhibit 8.
PROJECT DESCRIPTION
Site Plan
As shown on Exhibit 3, the site plan is consistent with the previously approved subdivision (TTM 37980) which consists of 19 residential lots and the extension of Lorraine Drive and Susanne Street. The project site is zoned R-1-8.4, which permits single family residential dwellings on a minimum lot size of 8,400 square feet. The lots, as approved under TTM 37980, range from 8,400 square feet to 14,033 square feet, and have an average lot size of 9,326 square feet.
The site plan demonstrates compliance with the minimum required front, side and rear yard setbacks as prescribed by the Corona Municipal Code (CMC) for the R-1-8.4 zone. Notably, the project provides front yard setbacks ranging from the minimum required setback of 25 feet to 30 feet. This variation in the front yard setback is recommended by the City’s Residential Development Design Guidelines and provides for a more attractive street scene.
The project adheres to the CMC’s maximum allowable lot coverage of 35% for single-story units and 40% for two-story units. Each lot is provided with a dedicated side yard area with a 10’ x 6’ concrete pad for the storage of waste receptables.
The Residential Development Design Guidelines requires at least 15% of the overall number of units be one-story. Of the 19 units proposed, seven (7) units are one-story plans. The remaining twelve (12) units are two-story plans. The proposed one-story units equate to 37% of the overall project.
The site plan depicts an accessory dwelling unit (ADU) on each lot. The ADUs are located behind the primary dwelling and will share the driveway that is provided for each lot. Each ADU has its own designated one-car garage that is either attached to the primary dwelling’s garage by a breezeway or shares a wall with the primary dwelling’s garage. It is important to note that although the applicant has chosen to include the ADU locations as part of this precise plan for informational purposes, under State law, ADUs are not subject to discretionary review (i.e., Planning & Housing Commission review). In accordance with State law mandate, the ADUs will be reviewed through the city’s ministerial building permit plan check process for conformance with the city’s ADU ordinance.
Floor Plan:
The project provides six different floor plans, in various sizes as summarized below:
One-story units:
• Plans 1A and 1C - living area 1,475 square feet, 3 bedrooms/2 baths
Two-story units:
• Plans 2B and 2D - living area 1,592 square feet, 3 bedrooms/2.5 baths
• Plans 3A and 3C - living area 1,798 square feet, 3 bedrooms/3 baths
The one-story units are designed with the bedrooms toward the front of the unit and with the common living areas such as kitchen and dining room adjacent to the rear yards. The two-story products utilize the traditional floor plan layout with common living area on the ground floor and private sleeping areas on the second floor. Each unit is provided with an attached two-car garage as required by the CMC. The floor plans are attached as Exhibit 5.
Architecture
The project is proposing four (4) different architectural styles: French Country, Tuscany, Spanish, and Craftsman. These four styles are intermixed within the development to provide visual interests and avoid identical homes side-by-side. Prominent architectural features of each style are provided on all homes, including earth tone colored exterior stucco walls with a variety of decorative stone veneers, brick, corbels, gable ends, and shutters. Street elevations are particularly enhanced with the above-mentioned decorative elements and each home features a recessed entry alcove or porch. As proposed, the architectural styles meet the Residential Development Design Guidelines.
The one-story units range in height from 17’-10” and 18’-5” and the two-story units are 24’-1” and 25’-8”. The building heights are within the zoning’s maximum allowable height limits of 25 feet for one-story homes and 30 feet for two-story homes. The proposed styles, building massing, and height are generally compatible with the existing homes within the surrounding neighborhoods in the vicinity. Elevations are provided in Exhibit 6.
Landscaping
The conceptual landscape plan provided as Exhibit 7 shows landscaping within the front yards of the homes, including two 24-inch box trees and a variety of shrubs and groundcovers on each lot. Additionally, wood mulch and synthetic turf will be provided in the rear yards of each lot.
The project includes parkway landscaping by providing one tree per lot. Several existing palm trees within the public right-of-way along Taylor Avenue will be removed in order to accommodate new driveways to access Lots 10 to 14. The project is conditioned to coordinate with the Community Services Department prior to tree removal in the public right-of-way and that any tree removed shall be replaced at a ratio of 2 to 1.
Walls and Fencing
The project provides decorative split-face block walls around the perimeters of the project and the interior walls of each lot. Vinyl fencing will be used to separate the primary dwelling from the ADU within each lot to create private yards for each unit within each lot. Retaining walls varying in height from 2.5 feet to 5 feet will be constructed along the project’s west and north perimeters, between the existing residence and Lots 1,2, 9, and 10. To enhance the streetscape and reduce the intrusive massing of a solid block at the northwest corner of Taylor Avenue and Citron Street, Lot 15 will be improved with a 6-foot high freestanding decorative split-face block wall approximately 20 feet from the side (Taylor Avenue) property line and a sloped landscape area will be located adjacent to the sidewalk.
Easement
A 20-foot-wide public drainage easement will be established along the northerly property line of Lots 9 and 10. The easement will provide the needed areas for underground pipes to allow stormwater to drain from Lorraine Drive to Taylor Street.
Access and Circulation
Vehicular access from Lots 10 through 19 will be provided from Taylor Avenue and Citron Street. Interior lots, Lots 1 through 9, will take vehicular access from the newly extended Lorraine Drive and Susanne Street which both currently dead-end into the project site from the north and west. Both streets will be extended to accommodate the project and provide an overall right-of-way width of 60 feet with curbs, gutters, landscape parkways and sidewalks improvements.
ENVIRONMENTAL ANALYSIS
Per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.28 of the City’s Local CEQA Guidelines, a Notice of Exemption has been prepared for the project because the project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption. The project is consistent with the site’s General Plan and Zoning designations and applicable plan policies; is less than five (5) acres in size; is surrounded by urban uses; has no habitat for endangered, rare or threatened species; the project would not result in significant traffic, noise, air quality or water quality effects; and the site is adequately served by utilities and public services. The Notice of Exemption is attached as Exhibit 10.
FISCAL IMPACT:
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE AND COMMENTS
A 10-day public notice was mailed to all property owners within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. As of the preparation of this report, staff received comments from a resident concerning the proposed walls separating the project from the properties fronting Shirley Drive, which is west of the project boundary.
STAFF ANALYSIS
Precise Plan 2023-0008 establishes a residential development that is consistent with the City’s General Plan, Zoning codes, and Residential Architectural Design Guidelines. The proposed homes provide varied setbacks, exterior materials and colors, and architectural features which contribute to the overall project’s compatibility with the existing residential homes in the vicinity. The project complies with the development standards prescribed in the R-1-8.4 zone, including building setback, height, lot coverage, and parking requirements. Additionally, the landscaping complies with City’s landscaping design guidelines for residential projects with the use of water conserving and non-invasive planting materials. Perimeter walls and interior walls separating each lot will be constructed of high-quality decorative split-face wall material with a cap on top of the wall. Furthermore, all missing public improvements are guaranteed with the development of the project.
The proposed project implements goals and policies in the adopted General Plan as stated in the Findings of Approval below. Therefore, the Planning and Development Department recommends approval of PP2023-0008 based on the findings below and conditions of approval shown in Exhibit 4.
FINDINGS OF APPROVAL FOR PP2023-0008
1. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91.070 of the Corona Municipal Code (CMC) exist in reference to PP2023-0008 for the following reasons:
a. The project is consistent with the Low Density Residential land use designation of the General Plan because this land use designation is intended to accommodate this type of low density single-family residential development. Additionally, the project yields a density of 4.01 dwelling units per acre which falls within the allowable density range of 3 to 6 dwelling units per acre under the General Plan.
b. The proposal complies with the R-1-8.4 (Single Family Residential) zone development standards and other applicable requirements of the Corona Municipal Code including off-street parking requirements.
c. The proposal has been reviewed in compliance with the California Environmental Quality Act (CEQA) and all applicable requirements and procedures of the act have been followed. The project qualifies as a Class 32 (In-Fill Development Projects) categorial exemption per Section 15332 of the State Guidelines for Implementing the CEQA and Section 3.28 of the City’s Local CEQA Guidelines. The project is consistent with the site’s General Plan and Zoning designations and applicable plan policies; is less than five (5) acres in size; is surrounded by urban uses; has no habitat for endangered, rare or threatened species; the project would not result in significant traffic, noise, air quality or water quality effects; and the site is adequately served by utilities and public services.
d. The site is of a sufficient size and configuration to accommodate the design and scale of the proposed single family residential development, including buildings and elevations, landscaping, on-site parking and other physical features of the proposal, as demonstrated and conditioned in Exhibit 4 of this report.
e. The design, scale and layout of the proposed development will not unreasonably interfere with the use and enjoyment of neighboring existing or future developments, will not create traffic or pedestrian hazards, and will not otherwise have a negative impact on the aesthetics, health, safety or welfare of neighboring uses because the proposal complies with the City’s development standards prescribed by the Corona Municipal Code for the R-1-8.4 zoned property.
f. The architectural design of the proposed development is compatible with the character of the surrounding neighborhood, will enhance the visual character of the neighborhood by improving the existing vacant undeveloped property, creating 19 new single-family homes with perimeter decorative walls, attractive landscaping and associated public right-of-way improvements. Additionally, the building massing and volume will provide for harmonious, orderly and attractive development of the site that seamlessly blends in with the existing residential neighborhood.
g. The design of the proposed development will provide a desirable environment for its occupants and visiting public as well as its neighbors through good aesthetic use of materials, textures, and colors that are aesthetically appealing and will retain a reasonably adequate level of maintenance. The design of the proposed development adheres to the Residential Development Design Guidelines and complies with applicable requirements in the Corona Municipal Code.
2. The proposal is consistent with the General Plan for the following reasons:
a. The project is consistent with the property’s General Plan land use designation of Low Density Residential and adheres to the land use and allowable density range of 3 to 6 dwelling units per acre.
b. Development of the project fulfills General Plan Policy LU-8.7 which requires that new single-family residential developments constructed in existing neighborhoods be designed to complement existing residential structures in their property setbacks, scale, building materials, and color palette, and exhibit a high quality of architectural design.
c. The project is consistent with General Plan Goal LU-9 which encourages the development of new residential neighborhoods that complement existing neighborhoods and assure a high level of livability for their residents.
d. The project is designed to fulfill General Plan Policy LU-9.7 which encourages site design to incorporate varying heights and rooflines of the new residential development along street frontages to allow for visual interest.
PREPARED BY: EVA CHOI, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR
EXHIBITS
1. Resolution No. 2626
2. Locational and Zoning Map
3. Site Plan
4. Conditions of Approval
5. Floor Plans
6. Elevations
7. Landscape Plan
8. Applicant’s Outreach Documentation
9. Applicant’s Project Letter
10. Environmental Documentation
Case Planner: Eva Choi (951) 736-2437