PLANNING AND HOUSING COMMISSION STAFF REPORT
DATE: 7/8/2024
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:
Title
PP2023-0010: Precise Plan to review the site plan, architecture, landscaping and other features associated with a 115-unit multiple family affordable housing development project on 3.46 acres in the MP (Mobile Home Park) and R-3 (Multiple Family Residential) zones, located at the southwest corner of 2nd Street and Buena Vista Avenue (APNs: 118-270-051, 118-270-053 and 118-270-055). (Applicant: Second Street Housing LP, 14211 Yorba Street, Suite 200, Tustin, CA 92780)
End
RECOMMENDED ACTION:
Recommended action
That the Planning and Housing Commission adopt Resolution No. 2638 GRANTING PP2023-0010 based on the findings contained in the staff report and conditions of approval.
Body
PROJECT SITE SUMMARY:
Area of Property: 3.46 acres
Existing Zoning: MP (Mobile Home Park) and R-3 (Multiple Family Residential)
Existing General Plan: High Density Residential (HDR), 15-36 du/ac
Existing Land Use: Vacant Land
Proposed Land Use: Multiple Family, Affordable Housing Development
Surrounding Zoning/Land Uses:
N: MP (Mobile Home Park) / Vacant
E: R-3 (Multiple Family Residential) / Apartments
S: S (School) / School
W: C-3 (General Commercial) / Commercial Center
BACKGROUND
Project History
The project site was formerly occupied by a mobile home park prior to its removal in 2016 to accommodate the widening of State Route (SR) 91. The Riverside County Transportation Commission (RCTC) was the agency responsible for the widening of the SR-91 and purchased the subject property to accommodate the right-of-way needed for the extension of 2nd Street to Lincoln Street which bifurcated the property into two areas. The property is located on the south side of 2nd Street and west of Buena Vista Avenue.
In 2019, the Corona Housing Authority purchased the property and two smaller contiguous parcels totaling 4.18 acres from RCTC. The intent of the purchase was for the City to partner with an affordable housing developer for the development of affordable housing. In 2021, the Corona Housing Authority selected the applicant, 2nd Street Housing (C&C Development) through a Request for Qualifications and Proposal process to develop the site.
On October 12, 2023, the applicant submitted two Development Plan Review applications to the city for preliminary review. The applications were for the development of two housing projects on the combined 4.18-acre site consisting of: 1) 25 permanent supportive housing units, and 2) 115 multifamily residential units. Both projects are proposed as 100% affordable units, except for the manager’s units. The permanent supportive housing units are proposed on the western 0.72 acres of the site. The remainder 3.46 acres on the eastern portion of the site will be developed with the multi-family residential development. The projects were reviewed by the Development Plan Review Committee on November 2, 2023, where the applicant received preliminary feedback on the project’s design.
On December 28, 2023, the applicant formally submitted two Precise Plan applications and two Affordable Housing and Density Bonus applications to the city. The applications were reviewed by the Project and Environmental Review Committee on January 18, 2024. The Committee commented on the incompleteness of the applications. The applicant addressed the Committee’s comments, and the projects were subsequently scheduled for the July 8, 2024 Planning and Housing Commission meeting.
On June 10, 2024, the Planning and Housing Commission reviewed and approved a General Plan Consistency Determination for the sale of the parcels to the applicant. The applicant intends to close on the properties in early 2025.
Both projects are proposed as 100% affordable units, with the exception of the manager’s units. The permanent supportive housing development will be developed on the western 0.72 acres of the site. The remainder 3.46 acres on the eastern portion of the site will be developed with the multi-family residential development. The applicant will convert the three parcels into two parcels via a lot line adjustment process.
This staff report for Precise Plan 2023-0010 (PP2023-0010) is for the 115-unit multi-family residential housing development, which is referred to herein as the “Project”. The 25-unit permanent supportive housing development is proposed under a separate precise plan application, PP2023-011.
State Density Bonus Law & California Housing Accountability Act
The multi-family residential development is a project under the State Density Bonus Law [Government Code § 65915], which is a state mandated law that allows developers of eligible housing projects to receive increased density and/or other benefits by right to help the developer build the housing project at the density that the developer is seeking. The project qualifies as a project under the State Density Bonus Law because the project has agreed to rent 114 of the units on the property to qualifying households at an affordable rent. Qualifying households are considered households that do not exceed the maximum allowable income limits for the Very Low Income, Low Income and Moderate Income categories published by the California Department of Housing and Community Development. For this project, 91 units will be restricted to Low Income households, and 23 units will be restricted to Moderate Income households. The units will be restricted to their level of affordability for a minimum term of 55 years.
The project site is comprised of three parcels with the following zoning and General Plan designation:
|
Assessor’s Parcel Number |
Acreage |
Zoning |
General Plan |
|
118-270-055 |
4.01 ac |
Mobile Home Park (MP) |
High Density Residential |
|
118-270-053 |
0.16 ac |
Multiple Family Residential (R-3) |
High Density Residential |
|
118-270-051 |
0.01 ac |
Multiple Family Residential (R-3) |
High Density Residential |
The project site is zoned Mobile Home Park (MP), which allows a maximum density of eight (8) mobile homes per acre. The site has a General Plan designation of High Density Residential (HDR) which allows a density range of 15-36 du/ac. Under the State Density Bonus Law, the project is allowed to be developed at the highest density allowed for the property, which is 36 du/ac under the General Plan. The project’s density on the 3.46-acre site is 33.2 du/ac which is within the HDR’s density limit of 36 du/ac.
According to the Housing Accountability Act [Government Code § 65589.5] if a proposed housing development is consistent with the property’s General Plan but the zoning of the property is inconsistent with the General Plan because the resulting density would be less than allowed by the General Plan, the city can allow the project to comply with the objective standards and criteria of the zoning which is consistent with the General Plan. In the case of the proposed project, the project is allowed to be developed per the objective standards and criteria established for the R-3 zone, because the R-3 zone is a multiple family residential zone that permits the density allowed by the HDR designation. As such, the project is being reviewed according to the development standards of the R-3 zone.
The applicant is applying for several waivers to reduce or modify certain development standards established by the Corona Municipal Code (CMC) to build the project at the density proposed. This is one of the benefits allowed by the State Density Bonus Law. The waivers are discussed under the Waiver of Development Standards section of this report.
The applicant is required to enter into a density bonus agreement with the city which is the mechanism that ensures the housing units remains affordable according to the density and waivers that are being granted by the city. The density bonus agreement requested by the applicant, AHDB2023-0002, is a separate application and outlines the requested waivers, identifies the affordable units, addresses covenant terms, annual reporting, and the terms of the agreement.
PROJECT DESCRIPTION
The following sections discuss the details of the project including the site development, architectural design, landscaping, walls and fencing and public right-of-way improvements.
Site Plan
The applicant proposes to develop a multiple family residential development consisting of 115 affordable units totaling 153,205 square feet. The project proposes the following:
• Four detached, 3-story buildings consisting of the following: Building 1 (15-plex), Building 2 (45-plex), Building 3 (26-plex); and Building 4 (29-plex)
• Community and Mail Rooms
• Laundry Facilities
• Leasing Office
• Pool Building
• Community Pool
• Children’s play area
• 34% Lot Coverage; 17.7% common area; 6.4% private outdoor living space; and 21% landscaped area
Table 1 depicts the building types, sizes and unit mix, and Table 2 depicts the combined unit totals:
Table 1: Unit Summary
|
Unit Type |
Bedrooms |
Bathrooms |
Required Unit Size (Sq.ft.) of R3 Zone |
Unit Square Footage |
Meet R3 Zone Standard |
Total Unit Types |
Total Bldg. Sq.ft. |
|
Building 1 (15-Plex) |
|
|
23,407.5 |
|
Unit 2 |
2 |
1 |
600 |
939 |
Yes |
5 |
|
|
Unit 3 |
3 |
2 |
600 |
1,115 |
Yes |
10 |
|
|
Building 2 (45-Plex) |
|
|
53,263.6 |
|
Unit 1 |
1 |
1 |
600 |
764 |
Yes |
3 |
|
|
Unit 2 |
2 |
1 |
600 |
939 |
Yes |
15 |
|
|
Unit 3 |
3 |
2 |
600 |
1,115 |
Yes |
21 |
|
|
Unit 4 |
Studio |
1 |
600 |
588 |
No* |
6 |
|
|
Building 3 (26-Plex) |
32,586.2 |
|
Unit 1 |
1 |
1 |
600 |
764 |
Yes |
15 |
|
|
Unit 2 |
2 |
1 |
600 |
939 |
Yes |
5 |
|
|
Unit 3 |
3 |
2 |
600 |
1,115 |
Yes |
6 |
|
|
Building 4 (29-Plex) |
43,947.9 |
|
Unit 2 |
2 |
1 |
600 |
939 |
Yes |
21 |
|
|
Unit 3 |
3 |
2 |
600 |
1,115 |
Yes |
8 |
|
|
TOTAL: |
115 |
153,205.2 |
*Waiver requested by Density Bonus Agreement
Table 2: Combined Unit Totals
|
Unit Type |
Total Units |
|
Unit 1 (1 Bed) |
18 |
|
Unit 2 (2 Bed) |
46 |
|
Unit 3 (3 Bed) |
45 |
|
Unit 4 (Studio) |
6 |
|
Total |
115 |
The buildings are oriented towards 2nd Street and Buena Vista Avenue which provides for consistent massing and street presence across the entire site. Three of the buildings (Bldg. 1, 2 and 4) are situated around a central courtyard which includes open space and a pool. Parking is situated along the southern boundary of the property providing for a buffer between the residential units and Corona-Norco School District yard. The site layout is based on reduced front and reduced street side yards to maximize the development of the elongated 3.46-acre site. As a result, Building 2 is set back approximately 4.5 to 8.5 feet from 2nd Street, and Building 3 is set back approximately 4.5 to 10 feet from Buena Vista Avenue.
The perimeter yard setbacks from the project site’s property lines are shown in the following table.
Table 3
Yard Setbacks Required by the R-3 Zone
|
Yard Location |
Required Yard Setback |
Proposed Yard Setback |
Meet R-3 Zone Standard |
Waiver Requested by Density Bonus Agreement |
|
Front |
25 feet |
4 feet, 6 inches |
No |
Yes |
|
Side (2nd St.) |
15 feet |
4 feet, 6 inches |
No |
Yes |
|
Side (South) |
10 feet |
1 foot, 8.25 inches |
No |
Yes |
|
Rear |
10 feet |
3 feet |
No |
Yes |
The waivers, according to the project’s density bonus agreement, are discussed under the Waivers of Development Standards section of this report.
Common and Private Open Space / Amenities
Per the R-3 development standards, the project is required to provide private and common open space to serve the residents of the development at a rate of 200 square feet of common open space per unit. As such, the project is required to provide at least 23,000 square feet of common open space and at least 5,750 square feet of combined private open space. The Project provides approximately 26,695 square feet of common outdoor recreational space and provides approximately 9,786.7 square feet of combined private open space.
The property will have a number of site amenities including an on-site manager with an onsite leasing office, tot lot, BBQ pavilion, pool, drought tolerant landscaping, and a multi room community room with kitchen. Site amenities have been designed to complement what has previously been provided at the Citrus Circle community directly across the street, which is a property also owned and operated by the Applicant. Residents of both communities will be able to access the site amenities whether it's programming provided through the YMCA, swimming in the pool, or dropping in for a parenting or English as a Second Language (ESL) class that is offered in partnership with the YMCA/Corona Norco Unified School District (CNUSD). The expectation is that residents will be able to walk between the projects to access the different activities and programs.
Exhibit 10 provides detailed information on the Project including project description, services offered to future residents, information on the Applicant, a non-profit 501(c)(3) developer, and information on extensive property management experience.
Architecture
The Project’s overall architecture features a contemporary architectural design theme. The proposed buildings have varying s-tile roof lines with pitched roofs and flat roofing behind parapet walls which support solar panels, decorative awnings, attractive balconies, window trimming, accent tiles, plank siding accents that resemble wood siding, smooth plaster walls and overall wall reveals and trim. Accent colors include white colored walls, dark orange, green and brown accent hues, dark tan trimming around windows, and white trimming along the roof parapet.
Conceptual colored elevations and elevation details are provided in Exhibit 6. The buildings will blend in and be consistent with the Citrus Circle three-story apartment buildings located across Buena Vista Avenue to the east and will complement both Orange Grove High School located to the south and the commercial center to the west of the Project site.
The three-story buildings average a height of 36’-6” as measured from the finished grade to the roof structure, excluding the non-occupied tower elements and parapet walls. The development’s building heights therefore comply with the maximum 40-foot height limit established for the R-3 zone.
Trash Enclosure
The project is required to provide trash enclosures to serve the residents of the development. The CMC requires trash enclosures to be provided at a ratio of six square feet per dwelling unit, which results in at least 690 square feet of combined trash enclosure area for the project. The plan currently shows three separate trash enclosure units totaling 696.6 square feet located within the parking area of the property. The trash enclosure units have been architecturally designed to match the overall project design and to meet code requirements with solid metal gates and a decorative wood trellis cover.
Landscaping
The Conceptual Landscape Plan includes a variety of 24-inch box evergreen shade trees, with a mix of Coast Live Oak, Olive, Brisbane Box and a variety of other decorative trees located throughout the perimeter project site, within the interior of the common open areas and within the parking areas. Per the City’s Landscape Design Guidelines, staff has conditioned that a minimum of thirty-six-inch box accent trees (Single or Multi-trunk specimens) or 12-foot (brown trunk) palms are planted within corner planters, including all vehicular entries and major corner intersections of project areas.
All new landscape materials proposed for the project are required to be California-friendly, and irrigation is required to be water efficient to meet the city’s landscape design guidelines for commercial projects. Formal landscape and irrigation plans will be subject to final review and approval by city staff. The Conceptual Landscape Plan is provided in Exhibit 7.
Lighting
Outdoor lighting would consist of wall-mounted lighting, pole-mounted lighting, and low-level path lights along the proposed internal driveways and common outdoor areas. All outdoor lighting would be directed downward and shielded to minimize off-site spillover. The location of all exterior lighting would comply with lighting and glare standards established in CMC § 17.84.070.
Perimeter Walls and Fencing
The Project includes an 8-foot-high splitface masonry wall along the southern property line, 8-foot-high tubular steel fencing with decorative splitface pilasters along the western property line, and a low combination wall consisting of 36-inch high splitface masonry wall and 24-inch-high tubular steel fencing along the project’s northern and eastern property lines. Additionally, 42-inch-high wrought iron fencing is proposed around the children’s play area and 6-foot-high wrought iron fencing is proposed around the pool area. The Wall and Fence Plan is provided in Exhibit 8.
Parking
The city’s Parking Ordinance requires the multi-family residential parking ratio. Table 4 shows the parking requirement for the project and the waiver being applied to the parking according to the state density bonus law.
Table 4: Parking
|
Unit Type |
Number of Units |
Parking Ratio, Per Parking Ordinance |
Required Parking |
|
Studio |
6 |
2 covered spaces/unit |
12 covered spaces |
|
1 BR |
18 |
2 covered spaces/unit |
36 covered spaces |
|
2 BR |
46 |
2 covered spaces/unit |
92 covered spaces |
|
3 BR |
45 |
2 covered spaces/unit, plus 1 uncovered space/unit |
90 covered spaces, plus 45 uncovered spaces |
|
Guest |
115 |
1 uncovered space/unit |
23 |
|
|
|
Total Parking Required |
298 Spaces Total |
|
|
|
Total Parking Provided |
154 Spaces |
The applicant is electing to utilize the state density bonus parking requirement in Government Code § 65915(p)(1), which allows the project to provide 161 parking spaces. The applicant is also requesting a waiver to reduce the state’s requirement of 161 parking spaces to 154 spaces, which is allowed by Government Code § 65915(p)(5), which states that “an applicant may request parking incentives or concessions beyond those provided in this subdivision.” The waiver requested by the applicant included in the Waiver of Development Standards section of this report.
Public Right-of-Way Improvements
Per the City of Corona’s General Plan Circulation Element, the segments of 2nd Street and Buena Vista Avenue adjacent to the project site are designated as collector streets. A collector street is required to have an overall roadway width of 44 feet with a five-foot wide sidewalk and seven feet of parkway landscaping for an overall right-of-way width of 68 feet. However, both segments of the streets adjacent to the project site are currently improved as modified collector streets having modified roadway widths and sidewalks.
Specifically, the south half of 2nd Street from the street centerline to the project site is currently improved with 20 feet of roadway width and 5.6 feet of sidewalk. The applicant is required to dedicate four (4) feet of the property’s frontage to the right-of-way for 2nd Street and install the missing landscaping within a 6.4-foot-wide parkway. The west half of Buena Vista Avenue from the street centerline to the project site is currently improved with 22 feet of roadway width and eight feet of sidewalk. The applicant is required to dedicate four (4) feet of the property’s frontage to the right-of-way for Buena Vista Avenue and install the missing landscaping within a four-foot-wide parkway. The required improvements within the public right-of-way would serve to facilitate vehicular, pedestrian, bicycle and bus travel
Vehicle Trip Generation
The project is expected to generate approximately 554 daily trips including 58 trips during the AM peak hour and 53 trips during the PM peak hour per the trip generation analysis prepared for the project by a licensed engineering consultant (Traffic Impact Analysis, prepared by Urban Crossroads, dated April 2024). The project trips are expected to have minimal impacts to the surrounding roadways. The trip generation analysis was reviewed and approved by the City Traffic Engineer.
WAIVER OF DEVELOPMENT STANDARDS
The applicant is requesting the City’s approval of several waivers to reduce or modify the development standards of the CMC. This is allowed under the State Density Bonus Law, which allows a developer of an eligible housing project to request an unlimited number of waivers or modifications of development standards if those development standards would physically preclude the developer from constructing the project at the density that is permitted on the property. The following itemizes the waivers which the applicant is seeking for this project:
1. Reduction in the Front Yard Setback [CMC § 17.24.100(A)].
a. The project is requesting a waiver from the R-3 zone’s 25-foot front yard setback requirement. The project proposes a front yard setback ranging from 4.5 feet to 11 feet along the front yard adjacent to Buena Vista Avenue.
2. Reduction in the Street Side Yard Setback [CMC § 17.24.100(B)].
a. The project is requesting a waiver from the R-3 zone’s 15-foot street side yard setback requirement. The project proposes side yard setback ranging from 4.5 feet to 10 feet along the side yard adjacent to 2nd Street.
3. Reduction in the Interior Side Yard Setback [CMC § 17.24.100(B)].
a. The project is requesting a waiver from the R-3 zone’s 10-foot interior side yard setback requirement, which is required for three-story buildings. The project proposes a side yard setback ranging from 1 foot and 8-¼ inch to 3 feet along the project’s interior side yard, which is the south perimeter.
4. Reduction in the Rear Yard Setback [CMC § 17.24.100(B)].
a. The project is requesting a waiver from the R-3 zone’s required 10-foot rear yard setback. The project proposes a 3-foot rear yard setback along the project’s west perimeter.
5. Modification of the parking design standards [CMC § 17.76.080 and § 17.70.070(C)(1)(c)].
a. The project is requesting a waiver from the CMC’s Parking Ordinance to reduce the required paved 20-foot parking stall depth. The project proposes parking spaces that have a paved depth ranging from 17 feet to 18 feet. Some of the parking spaces will allow vehicles to overhang into a landscape planner by up to 3 feet, which exceeds the maximum car overhang of 2.5 feet allowed by § 17.70.070(C)(1)(c).
6. Reduction in the Required Parking Standards [CMC § 17.76.030(A)(5)].
a. Based on the CMC’s Parking Ordinance, the project requires 298 parking spaces including covered parking and guest parking. The applicant is electing to utilize the State Density Bonus parking requirements set forth in Government Code § 65915(p)(1) which requires 161 spaces. The applicant is seeking to reduce the state’s requirement to 154 spaces, which is allowed per Government Code § 65915(p)(5). Specifically, the project proposes 133 covered garage spaces, and 121 uncovered spaces.
Table 4 summarizes the project’s required and provided parking.
Table 4: Project Parking Requirement Per Parking Ordinance
|
Unit Type |
Number of Units |
Parking Ratio, Per Parking Ordinance |
Required Parking |
|
Studio |
6 |
2 covered spaces/unit |
12 covered spaces |
|
1 BR |
18 |
2 covered spaces/unit |
36 covered spaces |
|
2 BR |
46 |
2 covered spaces/unit |
92 covered spaces |
|
3 BR |
45 |
2 covered spaces/unit, plus 1 uncovered space/unit |
90 covered spaces, plus 45 uncovered spaces |
|
Guest |
115 |
1 uncovered space/unit |
23 |
|
Total Parking Required |
298 Spaces Total |
|
Total Parking Provided |
154 Spaces |
7. Reduction in the courtyard distances between buildings [CMC § 17.24.100(C)(1)(c)].
a. The applicant is requesting to reduce the R-3 zone’s courtyard separation requirement between Buildings 2 and 4 from 40 feet to 15 feet; between Buildings 1 and 4 from 30 feet to 20 feet, and between Buildings 2 and 3 from 30 feet to 20 feet.
8. Deviation from maximum wall height [CMC § 17.70.060(C)].
a. The property shares its south property line with Orange Grove High School. The area of the school to the south is a maintenance/storage yard and the school district has installed razor wire atop the chain link fence. For the safety of the future residents within the project and for aesthetics reasons, the project would like to construct an 8-foot-high block wall along the south property line next to the school’s fence. The CMC currently allows block walls up behind the front yard setback to be constructed up to 7 feet high. Multi-family residential developments may increase the height of a perimeter fence up to 8 feet high only if the fence is all wrought iron which the applicant does not wish to construct.
9. Reduction in the minimum unit area requirement [CMC § 17.24.150].
a. The R-3 zone standards require each unit to have a minimum floor area of 600 square feet, exclusive of porches and garages. The project has six studio units which have a floor area of 588 square feet.
Justification for Waivers
The developer is required to provide written documentation to justify why the waivers are needed to construct the project. The applicant’s written justification is attached as Exhibit 11. The applicant provides the following reasons for the waivers:
1. The R-3 zoning development standards would prevent the physical development of 114 affordable housing units on the project site at the proposed density. The 114 units are necessary to balance the construction cost of the project. The project is also dependent on state funding offered by the Tax Credit Allocation Committee and housing vouchers. If the project had to adhere to the development standards required by the R-3 zone, the number of units for the project would need to be reduced, which would make the cost of the project unaffordable.
2. The parking requirement according to the City’s Parking Ordinance for multi-family residential would require more surface area on the site and would thereby reduce the size of the building, or require the building to have an additional floor, which would increase the construction cost of the building. Also, the cost of a parking structure for 154 spaces is not financially reasonable for the housing development containing 100% affordable units.
Waivers can be denied by the city if they will potentially result in a specific, adverse impact upon public health, safety, or the environment. [Gov. Code §65915(d)(1) and §65915(e)(1)]. However, the city is responsible for providing the preponderance of the evidence that would support the findings denying the requested waivers. The applicable city departments have reviewed the reduced or modified development standards that have been requested for this project and determined that they will not result in an adverse impact on the public’s health, safety or the environment.
ENVIRONMENTAL ANALYSIS
Per Section 15070(b) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 6.02 of the City’s Local Guidelines, a Mitigated Negative Declaration was prepared for the project since the Initial Study identified that the project’s potentially significant effects to the environment are capable of being mitigated to less than significant. Therefore, based on the project’s mitigation measures and mitigation monitoring and reporting program identified in the Mitigated Negative Declaration, there is no substantial evidence, in light of the whole record before the City, that the project may have a significant or potentially significant effect on the environment. The Mitigated Negative Declaration is recommended for adoption with application AHDB2023-0002 (Exhibit 12).
FISCAL IMPACT:
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE AND COMMENTS
A 20-day bilingual (English and Spanish) public notice was mailed to all property owners and occupants within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. Additionally, the MND was electronically sent to the State Clearinghouse (SCH#2024060904). As of the preparation of this report, staff received one comment from a local resident requesting to be placed on the Project’s waiting list for future rental opportunities. No other comments on the project have been received in response to the public notice.
STAFF ANALYSIS
The project is consistent with the intent of the R-3 zone which is intended for high density, multiple family residential. The project has been reviewed against state law that allows affordable housing to receive waivers of certain development standards that would support the construction of this type of housing. The applicable city departments have reviewed the waivers for this project and determined that they will not result in an adverse impact on the public’s health, safety or the environment because the project is entirely contained onsite and provides architectural qualities and landscaping consistent with other multifamily projects in the city. Circulation to the project site is provided from Buena Vista Avenue and egress is provided from 2nd Street. The applicant is also providing the required street right-of-way dedications to the City.
The project’s density of 33.2 du/ac is consistent with the General Plan’s High Density Residential land use designation which accommodates multi-family residential development up to a maximum density of 36 du/ac. The project is also consistent with several goals and policies of the General Plan including, but not limited to, the following:
• Promoting and maintaining a balance of housing types and corresponding affordability levels to provide for the community's demands for housing within all economic segments of the city (Goal H-1).
• Supporting public and private sector nonprofit and for-profit organizations in their efforts to construct, acquire, and improve housing to provide access to affordable housing to lower and moderate-income households (Policy H-1.1).
• Promote the conservation of existing residential neighborhoods, permitting the infill of housing that is compatible in density and scale with existing uses, except where densities may be increased as depicted on the land use plan or as permitted by law (LU-8.1)
Additionally, the project site has been identified in the City’s Housing Element site inventory as an appropriate site for lower income units.
Therefore, the Planning and Development Department recommends approval of PP2023-0010 based on the findings of approval listed below and the recommended conditions of approval in Exhibit 4.
FINDINGS OF APPROVAL FOR PP2023-0010
1. An initial study (environmental assessment) has been conducted by the City of Corona so as to evaluate the potential for adverse environmental impacts. The initial study identifies potentially significant effects on the environment, but:
a. The project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur, as reflected in the Mitigation and Monitoring Program within the Mitigated Negative Declaration and within the Conditions of Approval attached as Exhibits 12 and 4, respectively.
b. There is no substantial evidence before the City that the project may have a significant effect.
2. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91 of the Corona Municipal Code do exist in reference to PP2023-0010 for the following reasons:
a. The project is consistent with the Corona General Plan’s High Density Residential (HDR) land use designation because the proposed use is multi-family residential at a density of 33.2 du/ac, which is consistent with the HDR density range of 15-36 du/ac.
b. The project complies with applicable provisions of the Corona Municipal Code (CMC), and as allowed by the state density bonus law and the applicant’s companion density bonus agreement, certain waivers have been applied to certain development standards to support the development of the affordable housing units entirely on the project site.
c. The project has been reviewed in compliance with the California Environmental Quality Act (CEQA) and all applicable requirements and procedures of such act have been followed and mitigation measures have been established to reduce the project’s impacts on the environment. As justified in Finding # 1, a Mitigated Negative Declaration is recommended for adoption in compliance with CEQA as the initial study identifies potentially significant effects on the environment, however, the project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur.
d. The project’s design is contained entirely on the project site making the project site suitable for the proposed development in conjunction with the waiver of certain developed standards being applied to the project.
e. The architectural design of the project adheres to the city’s Residential Development Design Guidelines and consists of contemporary architectural elements that feature s-tile pitched roofing, awnings, balconies, window trimming, accent tiles, plank siding accents, smooth plaster walls and overall wall reveals and trim. The architectural design is compatible with the character of the surrounding neighborhood.
3. The proposal is consistent with the General Plan for the following reasons:
a. PP2023-0010 is consistent with Goal LU-7 to have residential neighborhoods that contain a diversity of housing and supporting uses to meet the needs of Corona’s residents and that are designed to enhance livability and a high quality of life because the architectural style uses materials to enhance the visual appearance of the building along with varied rooflines and wall planes.
b. PP2023-0010 is consistent with Policy 7.8 requiring that new multi-family residential projects be designed to convey a high level of visual and physical quality and distinctive neighborhood character because the architectural design of the building provides articulated facades that break up the massing of the building and incorporates outdoor living space for each unit along the building facades.
c. PP2023-0010 is consistent with Policy 7.10 requiring that fencing and walls in residential neighborhoods achieve high aesthetic and safety standards because the project proposed a combination of tubular steel fencing and solid block walls that complement the architectural design of the building.
d. PP2023-0010 is consistent with Policy H-1.1 supporting public and private sector nonprofit and for-profit organizations in their efforts to construct, acquire, and improve housing to provide access to affordable housing to lower and moderate-income households because the project has been designed to support affordable housing units within four three-story buildings that includes outdoor amenities in a protected setting.
e. PP2023-0010 fulfils Policy LU-8.1 by conserving the existing residential neighborhoods with an infill housing development that is compatible in density and scale with the surrounding existing uses.
4. The proposal is consistent with the R-3 Zone because multiple family apartments are a permitted land use, and as allowed by the state density bonus law and the applicant’s companion density bonus agreement, certain waivers have been applied to certain development standards to support the development of the affordable housing units entirely on the project site.
PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR
EXHIBITS
1. Resolution No. 2638
2. Locational and Zoning Map
3. Site Plan
4. Conditions of Approval
5. Floor Plans
6. Colored Elevations
7. Conceptual Landscape Plans
8. Wall and Fence Plans
9. Conceptual Grading & Drainage Plans
10. Applicant’s Project Description (dated February 26, 2024)
11. Applicant’s Waiver Request Letter (dated July 1, 2024)
12. Environmental Documentation
Case Planner: Rocio Lopez (951) 736-2293