PLANNING AND HOUSING COMMISSION STAFF REPORT
DATE: 2/12/2024
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:
Title
PP2022-0003: Precise Plan to review the site plan, architecture, landscaping and other features associated with the development of two industrial buildings totaling 334,520 square feet, located at 1375 Magnolia Avenue within the Business Park (BP) land use designation of the Corona Magnolia Specific Plan. (Applicant: Jeremy Mape, B9 Magnolia Owners, LLC, 500 Newport Center Drive, Suite 630, Newport Beach, CA 92660)
End
RECOMMENDED ACTION:
Recommended action
That the Planning and Housing Commission adopt the Mitigated Negative Declaration with Mitigation Monitoring Plan and adopt Resolution No. 2621 GRANTING PP2022-0003 based on the findings contained in the staff report and conditions of approval.
Body
PROJECT SITE SUMMARY:
Area of Property: 16.6 acres
Existing Zoning: BP (Business Park)
Specific Plan: Corona Magnolia Specific Plan (SP01-002)
Existing General Plan: Mixed Use (MU) II: Industrial/Commercial
Existing Land Use: Vacant
Proposed Land Use: Warehousing / Manufacturing
Surrounding Zoning/Land Uses:
N: Business Park / Channel, Warehouse & Manufacturing Uses, and Mobile Home Park
E: Business Park / Channel and Warehouse & Manufacturing Uses
S: M-2 (General Manufacturing) / Warehouse & Manufacturing Uses
W: Commercial & Commercial Office-Business Park / Commercial Retail and Office Uses
BACKGROUND
The applicant submitted an application for a Precise Plan (PP) for the “Magnolia Avenue Business Center Project” (herein referred to as “Project”). The Project consists of the development of two speculative industrial buildings totaling 334,520 square feet on a 16.6-acre property located at 1375 Magnolia Avenue.
The property previously contained several manufacturing buildings totaling 165,250 square feet which were occupied by Clow Valve, a waterworks valve and hydrant manufacture. The applicant acquired the property in December 2021 and is demolishing the structures and associated facilities on the property in two phases. The buildings and above-ground structures were demolished in May 2023 as phase one. The demolition of the existing footings, foundations and any structure that would disturb the soil is currently under the City’s review and will be demolished in the near future as phase two.
Future uses within the new buildings will be subject to those uses permitted within the BP (Business Park) land use designation of the Corona Magnolia Specific Plan. The BP designation permits industrial and warehouse uses by right. Per Section 8.2 of the Specific Plan and Section 17.91.020 (A)(1) of the Corona Municipal Code (CMC), Precise Plan review and approval is required by the Planning and Housing Commission for the proposed development project.
The project is immediately bordered by Magnolia Avenue to the south, a Burlington North Santa Fe (BNSF) railroad to the west, and a flood control channel to the north and east. The surrounding land uses include a mobile home park to the north beyond the channel, industrial buildings to the north and east beyond the channel, industrial buildings to the south beyond Magnolia Avenue, and the Corona Pointe commercial retail and office center to the west beyond the BNSF railroad and El Camino Avenue. A locational map is attached as Exhibit 2.
The project was initially reviewed by the Development Plan Review (DPR) Committee on April 11, 2022. The Applicant formally submitted the Precise Plan application to the City on May 31, 2022, and the application was reviewed by the Project and Environmental Review Committee (PRC) on June 23, 2022. Missing and revised items were subsequently submitted to the City, and the application was deemed complete on November 7, 2023.
The Project was originally scheduled for the Planning and Housing Commission meeting of January 22, 2024, but was continued to the February 12, 2024 meeting to allow the applicant time to review the project’s conditions of approval and prepare a technical written response to a comment letter that the City received from the State of California Department of Toxic Substance Control (DTSC) and from Blum, Collins & Ho LLP in response to the Project’s Mitigated Negative Declaration (MND). On January 23, 2024, Blum, Collins & Ho LLP withdrew their comment letter on the project’s MND.
Historical Uses
The project site was originally developed for the production of iron pipes and connections by American Foundry in the 1950s. In 1960, Rich Manufacturing acquired the property and moved their iron pipe manufacturing business to the project site, adding additional structures in 1967 consisting of machine shop and brass foundry operations. The site was then occupied by Clow Valve and its sister company Anaco for metal forging and casting operations until 1985, when they were acquired by McWane Division The business utilized the property for manufacturing and distribution of fire hydrants, gaskets, clamps and related metal valves.
As part of the property’s historical use, chemicals were used and released at the project site. The hazardous substances are the subject of a current remedial action under the regulatory direction of the DTSC and the Unites States Environmental Protection Agency (EPA). This includes metals, polychlorinated biphenyls (PCBs), and hydrocarbons found in the soil within parts of the property. Extensive cleanup efforts were completed by the prior owner. The final cleanup will involve the placement of an engineered soil and cement cap with the Project’s buildings over the contaminated areas. Furthermore, future grading activities associated with the Project are subject to the guidelines in the Soils Management Plan (SMP) approved by the DTSC. This information is discussed in greater detail within the Environmental Analysis section of this report and in the project’s Mitigated Negative Declaration attached as Exhibit 12.
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 project entails the redevelopment of the 16.6-acre project site with two new industrial buildings (Buildings 1 and 2) totaling 334,520 square feet and related site improvements including landscaping, parking, and infrastructure facilities. The Conceptual Site Plan is provided under Exhibit 4. Building 1 is located on the western portion of the property and has ground floor and mezzanine space totaling 238,370 square feet. Building 1 is designed to accommodate up to four future tenants and includes truck loading along the eastern side of the building with a total of 22 dock-high doors. The truck loading area for Building 1 is oriented between both buildings. The loading area will be screened from Magnolia Avenue by a 12-foot-high concrete tilt-up wall and metal gate.
Building 2 is located on the eastern portion of the project site and has ground floor and mezzanine space totaling 96,150 square feet. Building 2 is designed to accommodate up to two future tenants and includes truck loading along the eastern side of the building with a total of 10 dock-high doors. While the truck loading area is oriented along the eastern side of the building, this area will be screened from Magnolia Avenue by a 12-foot-high concrete tilt-up screen wall located behind the front yard setback area. Additional screening will be provided by a tubular steel fence with climbing vines to screen the loading area from westbound traffic on Magnolia Avenue.
The buildings are set back 68 to 88 feet from Magnolia Avenue. Building 1 is set back 64 feet from the west property line and over 41 feet from the north property line (adjacent to the channel). Building 2 is set back 46 to 210 feet from the east property line (adjacent to the channel). The placement of the buildings exceeds the minimum required building setbacks required by the Specific Plan for the BP designation, which are 15 feet from Magnolia Avenue and 10 feet from the flood control channel. No building setback is required from internal property lines.
In compliance with the Corona Magnolia Specific Plan, both buildings feature two shaded employee break areas equipped with benches and umbrellas, for a total of four break areas and various bike racks throughout the site. Additionally, each building will have two trash enclosure units, for a total of four units in compliance with the CMC. The trash enclosure units will be constructed with the same architectural design elements to match the buildings and each will have wrought iron, self-closing doors with opaque screening.
Parking
In accordance with Chapter 17.76 (Off-Street Parking) of the CMC, the project requires a total of 414 parking spaces for both buildings. The project is capable of meeting this requirement by providing 426 parking spaces utilizing the CMC’s ratios of 1:250 square feet for office and 1:1000 square feet of warehouse space. Building 1 provides 289 parking spaces and Building 2 provides 137 parking spaces.
Per the CMC, utilizing the city's warehouse parking ratio of 1:1000 square feet of warehouse area for the buildings requires Zoning Administrator approval per Section 17.99.065. This process requires the developer to file a Parking Determination (PD) application with the Planning Division for each building, which must be approved prior to the issuance of a building permit. This requirement is a condition of the project’s approval (Exhibit 3).
Architecture
Buildings 1 and 2 consist of concrete tilt-up construction, with decorative architectural focal points at the main office entrance areas. The building facades feature reveals along all panel walls, spandrel glass and decorative metal canopies throughout focal points of all building elevations. Colors consist of whites, a variety of greys, blue reflective glazing, and clear anodized mullions. Colored Elevations are attached as Exhibit 6. The roll-up doors will also be colored to match the building.
Building 1 is proposed at a height of 40 feet while Building 2 is proposed at a height of 41 feet (measured at the top of parapet). Both buildings are within the maximum allowable height limit of 95 feet per the Corona Magnolia Specific Plan.
The project’s architectural design is consistent with the architectural character outlined within the Corona Magnolia Specific Plan, specifically the main entries and highlighted massing throughout the elevations, including the use of bold accent colors, building articulations, varying horizontal planes between entry/office elements and the rest of the building facade.
Signage
The Corona Magnolia Specific Plan requires the submittal of a comprehensive sign program subject to the city for review and approval in conjunction with a Precise Plan for any new development in the specific plan area. The applicant has prepared a conceptual Master Sign Program plan in compliance with the Specific Plan, Exhibit 9.
Per the Master Sign Program, the applicant proposes three project identification monument signs, one located at the southwest corner of the site near the Magnolia and El Camino intersection and the remaining two located at the entrance of each driveway on Magnolia Avenue. The monument signs feature the name of the center along with the site address and measure 5-feet in height by 12 feet in width. The sign program also includes tenant wall and freestanding directional signage.
The proposed signage complies with the Specific Plan’s sign development standards in terms of placement, height, and maximum allowable sign area. The freestanding monument and directional signs are architecturally consistent with the project, including materials and colors. The applicant is required to submit the final signage plan to the Planning and Development Department for review and permitting before installation. All plans will be required to comply with all codes in place at the time of permitting, including the Specific Plan and any applicable conditions of approval.
Landscaping
The Conceptual Landscape Plan (Exhibit 7) includes a variety of evergreen screen trees ranging from 24-to-36-inch box trees, a variety of screen shrubs, screen vines and groundcovers. Afghan pine trees are proposed along the eastern property line to provide screening of the truck loading area. Afghan trees are commonly used for screening along edges because of their height, which can reach up to 40 feet and include dense foliage. Additional 36-inch box accent trees are proposed at the project’s Magnolia frontage to enhance the project entrance, with 24-inch box perimeter trees proposed along the site’s entire front setback area. Additionally, landscaping is provided along the frontage of both buildings as required by the Corona Magnolia Specific Plan and the city’s Commercial and Industrial Landscape Design Guidelines.
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 industrial projects. Formal landscape and irrigation plans will be subject to final review and approval by city staff.
Due to the presence of contaminated soils on the site, and in conformance with the project’s Soil Management Plan (SMP), the northwestern portions of the project site would be capped with at least six inches of concrete and 10 inches of clean, compacted soil. The Conceptual Landscape Plan shows the extent of the soil cap limit. Due to existing constraints of the soil and obligations pertaining to the approved SMP, landscape areas within the soil cap will be limited to decomposed granite, cobblers and gravel, and low-level shrubbery as feasible. Trees will be limited in the area of the soil cap, however, where ground mounding is permitted, trees are proposed to be planted in those areas. In exchange for the reduced landscaping within the capped area, staff requested that the applicant upsize the originally proposed 15-gallon sized trees at the corner of Magnolia and El Camino to 24-inch box and 36-inch box. The applicant’s landscape plan reflects the upsized trees.
Note that the applicant’s Site Plan incorrectly depicts a 6-foot-wide perimeter landscape planter along the property’s west property line. As shown by the landscape plan, there is no landscaping proposed along the west perimeter because this area lies within the boundaries of the capped area. Instead, the applicant will construct a new 9-foot-high screen wall along the project’s west property line which will screen the grounds of the project from the railroad right-of-way and El Camino Avenue. There is an existing tree line along El Camino Avenue that will help to enhance the project’s view from this street.
Grading
Grading activities associated with the project include 30,500 cubic yards (cy) of cut and 36,900 cy of fill, requiring the import of approximately 6,400 cy of soil material. Project grading would include the removal of existing compacted fill soils at depths between 5.0 and 7.5 feet, and over-excavation would be required to establish the proposed building pads. The project’s preliminary grading plan is provided under Exhibit 10.
Perimeter Fencing and Walls
As presented in the project’s Fencing Plan (Exhibit 8), the applicant is proposing the following improvements:
• An existing chain-link fence located along the western property line will be replaced with a 9-foot high masonry wall;
• New 12-foot-high concrete tilt-up screen walls will be placed at the entrances of both truck yards along with motorized rolling gates with dense opaque meshing to screen the truck yard areas from Magnolia Avenue;
• Approximately 125 feet of existing chain-link fencing behind the front setback area along the eastern property line will be replaced with an 8-foot-high tubular steel fencing enhanced with 9-foot high splitface pilasters; and
• A new 8-foot-high tubular steel fence is proposed between Buildings 1 and 2 with dense meshing within the first 175 feet to provide added screening within Building 1’s truck yard area.
The project’s fencing and wall plan is in compliance with the Corona Magnolia Specific Plan, the city’s Commercial and Industrial Landscape Design Guidelines and Chapter 17.70 of the CMC. Additionally, the project is conditioned to have an anti-graffiti coating applied to all walls.
On-Site Utility and Drainage Improvements
Water and sewer service to the project site will be provided by the City of Corona. The project will connect to an existing 10-inch diameter water main within Magnolia Avenue. Water service for fire hydrants also would connect to the existing 10-inch water main. Sewer service is available for the project from an existing 18-inch diameter sewer main within Magnolia Avenue.
Development of the project will increase impervious surface coverage on the site and increase surface runoff. Surface run off, however, will be collected by a system of gutters and inlets that will discharge through a storm drain system into the existing 24-inch reinforced concrete pipe that outlets to the Temescal Wash Flood Control Channel. Runoff would be treated by several proposed Modular Wetland System (MWS) Units, which would be installed beneath the site’s surface near the northern property line.
Access and Circulation
Vehicular access to the project site will be provided from Magnolia Avenue via two proposed 50-foot-wide driveways. The southwest driveway is proposed to have a new four-way signalized intersection with Sherborn Avenue to the south to allow for full access. The applicant is responsible for completing signal improvements at this intersection which includes the construction of a new signal on Sherborn Avenue facing the southwest driveway and modifying the existing traffic signals to include signalization for the southwest driveway. The east driveway will be restricted to right-in and right-out access only due to a raised median that will be constructed on Magnolia Avenue in front of the east driveway. Both driveways will be enhanced with a stamped and stained concrete pattern. Pedestrian access to the buildings will be provided from the sidewalk via on-site walkways.
The property has an existing entrance located on the El Camino frontage that crosses the BNSF railroad. The applicant does not intend to utilize this entrance and will block access to this driveway with the proposed 9-foot-high screen wall that will be located along the site’s westerly property line.
Vehicular circulation will come primarily from the I-15 freeway to the west and from 6th Street to the east of the project site. Truck access to the loading dock areas is provided along the east sides of Buildings 1 and 2. The site contains adequate circulation as determined by the City’s Traffic Engineer and Fire Department.
Based on the project’s trip generation analysis prepared by the applicant’s licensed traffic engineer Urban Crossroads (dated February 1, 2022), the project is forecast to generate vehicular and truck traffic from construction and operational activities. The project is forecast to generate a combined 1,268 trips per day with 114 trips in the AM peak hour and 119 trips in the PM peak hour. The prior use on the property generated a total of 904 trips per day with 120 trips in the AM peak hour and 130 trips in the PM peak hour. As a result, the project is anticipated to generate 364 more trips per day with 6 fewer AM and 11 fewer PM peak hour trips compared to the prior use.
The project is anticipated to result in a net reduction to the AM and PM peak hours in comparison to the prior use and would contribute fewer than 50 net new peak hour trips to any driveway or off-site study area intersection. As such, the effects to off-site intersections are anticipated to be the same or less than those occurring with the prior use. Therefore, no additional traffic-related analysis was required as a result of the proposed project and as confirmed by the City’s Traffic Engineer.
Public Improvements
The applicant is required to dedicate an additional 25 feet of right-of-way (ROW) for Magnolia Avenue and construct the missing public improvements along the north side of Magnolia Avenue adjacent to the project site. The improvements include the construction of a 14-foot-wide raised median, travel lanes along the northern side of the roadway ranging in width from 48 to 53 feet (with the additional width occurring at the approach to El Camino Avenue), curb and gutter, and a 12-foot-wide landscaped parkway that includes a curb-adjacent sidewalk.
Additionally, the applicant is required to extend the sidewalk beyond the project’s frontage westward and across the BNSF railroad to the intersection of Magnolia and El Camino and make improvements to the BNSF railroad crossing at this intersection. The railroad crossing improvements are currently part of the City’s Magnolia Avenue Bridge Widening project, a Capital Improvement Project (CIP) which will be constructed by the Public Works Department. Should the applicant begin construction first before the City, the applicant will be required to complete the railroad improvements on both sides of Magnolia Avenue and the City will reimburse the applicant for the construction costs that are the responsibility of the City. The applicant and City will be entering into a Cost Reimbursement Agreement that will detail each entities fair share cost in the construction of the BNSF improvements.
It should be noted that as part of the Magnolia Avenue Bridge Widening project, the City plans to improve and widen Magnolia Avenue between El Camino Avenue and 1,000 feet east of All American Way to increase the roadway capacity from four to six lanes with a Class II bike lane consistent with the City’s General Plan. While the proposed Project is required to make improvements to Magnolia Avenue along the project site’s frontage and to the adjacent BNSF railroad crossing, the portions of the planned improvements to Magnolia Avenue that do not front along the project site, including the proposed bridge, are unrelated to the proposed Project.
Distribution of Plans
The proposed development plans were circulated to service providers (Fire Department, Corona Police Department, etc.) and utility companies, allowing each entity the opportunity to review the proposal and determine the impacts of the development relative to their services. In addition, the plans were circulated to internal divisions/departments such as Development Services, Traffic, Building and Public Works.
Comments from these agencies have been considered and incorporated as modifications to the plans or were included as recommended conditions to this project.
ENVIRONMENTAL ANALYSIS
Site Remediation Efforts
A Phase I Environmental Site Assessment (ESA) was prepared for the Project site by Hazard Management Consulting (HMC), dated February 9, 2023, and included as Technical Appendix F1 to the Project’s Mitigated Negative Declaration (MND) which is attached as Exhibit 12. Section 9, Hazards and Hazardous Materials, of the MND discusses in great detail the previous site remedial efforts overseen by the Riverside County Department of Environmental Health (RCDEH) including removal of the former foundry waste, removal of sand blast residue, general site cleanup as well as the removal and closure of four underground storage tanks (USTs).
Additionally, the Project site has been subjected to a thorough review and investigation by DTSC since 2000 when DTSC initially investigated the site and found nine areas of concern on the property. The investigation conducted by DTSC found evidence of metals, PCBs, and hydrocarbons in shallow soil at elevated concentrations. Due to the findings of PCBs at the project site, the EPA was notified as they have exclusive jurisdiction over PCB cleanups. In the subsequent years, several additional investigations were conducted by DTSC which included soil and groundwater sampling. Several remediation efforts were completed by the prior owner under a DTSC approved workplan which included excavating and transporting the contaminated soil off-site and capping some of the areas with compacted soil and/or asphalt. The remediation efforts were documented in a Corrective Measures Implementation Report, which was approved by the DTSC on April 14, 2022
During the implementation of the workplan, additional areas containing PCBs in shallow soil were found. As a result, in June 2022, the EPA issued the prior owner and the applicant, who had acquired the property at this point, a PCB cleanup plan which required the PCB “hot spots” to be removed from the site and all remaining PCBs be retained onsite under an engineered cap consisting of a mix of six-inch concrete, building footprint and 10-inch compacted soil. The final cap and closure of the remediation efforts would include the Project’s future building slabs and pavement sections. The hot spot removal commenced in February 2023.
As part of the prior owner’s required remediation efforts, a Land Use Covenant (LUC) was recorded for the property, a Soil Management Plan was developed to address future grading activities at the site, and an Operations and Maintenance Plan was put in place to protect personnel and visitors. These are described further below.
• Land Use Covenant. A Land Use Covenant (LUC) was recorded with the County Recorder on November 18, 2021 which runs with the land. The LUC limits the project site to commercial and industrial uses (no residential, hospitals, day care, or schools are allowed) and imposes other requirements of the Soils Management Plan (SMP) for the purpose of protecting human health. The LUC also prohibits certain activities including grading or drilling for water, oil, or gas within the capped area without approval from the DTSC. The current owner and all subsequent property owners are required to conduct an annual inspection of the property verifying compliance with the LUC for the first five years from January 15, 2021 followed by a five-year report every five years thereafter until the DTSC and EPA both determine that five-year reports are no longer necessary. The current LUC will be revised and re-recorded upon completion of the pending field work.
• Soil Management Plan. Any future grading activities occurring on the property are subject to the regulations and procedures of the property’s Soil Management Plan approved by the DTSC in August 2021. The Plan ensures compliance with applicable laws and regulations, protects the health and safety of construction workers, and addresses stockpile management and disposal of soil.
• Operations & Maintenance Plan. An Operations and Maintenance Plan was prepared and approved by the DTSC in August 2021 to establish a set of procedures for the inspections set by the Land Use Covenant to prevent contact with contaminated soil, dispersion of contaminated soil, protect site personnel, contractors, personnel conducting inspection activities, and/or visitors.
Initial Study / Mitigated Negative Declaration
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 CEQA Guidelines, a Mitigated Negative Declaration (MND) 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 MND, 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 MND is therefore recommended for adoption (Exhibit 12).
FISCAL IMPACT:
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE AND COMMENTS
A 30-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. Additionally, the Notice Of Intent to adopt a mitigated negative declaration for the project was electronically sent to the State Clearinghouse under SCH No. 2023120166. As of the preparation of this report, staff received a written response from the DTSC, which is attached as Exhibit 13. The applicant has provided a response to the DTSC letter which is attached as Exhibit 14. Staff also received a written response from Blum, Collins & Ho LLP, however on January 23, 2024, Blum, Collins & Ho LLP withdrew their comment letter on the project’s MND, see Exhibit 15.
STAFF ANALYSIS
The project site has been underutilized for over 50 decades by outdated buildings and structures, including on-site paving, chainlink fencing, lack of public improvements, landscaping, etc. The site is currently incompatible with the newer commercial and office developments to the west and industrial developments to the south and east of the project site.
The proposed industrial development will transform this property by redeveloping the entire 16.6-acre site with two new industrial buildings with modern architectural design features, new landscaping, new fencing and decorative walls, new stamped driveway entries and new decorative monument and wall signage. Additionally, the project will be compatible with surrounding newer developments. The proposed speculative industrial buildings are designed for future warehouse/manufacturing types of uses which are uses permitted by right per the Business Park (BP) land use designation. The buildings’ height and layout result in a project that fits the scale of the neighboring industrial developments. The buildings will attract tenants and employees to the area who will likely utilize the nearby restaurants and retail shops. Therefore, the Project is not only appropriate for the site and surrounding area, but also supports the businesses in the area.
The project, as designed and conditioned, meets all applicable development standards pertaining to building setbacks, parking, landscaping, and signage. The project has adequate vehicular access from the adjacent streets and the architecture for the buildings includes materials and colors that are compatible with the surrounding developments.
The project has been analyzed pursuant to the California Environmental Quality Act (CEQA). A Mitigated Negative Declaration is proposed for adoption, as all potential environmental impacts associated with the project are capable of being mitigated to less than significant impacts.
Therefore, the Planning and Development Department recommends approval of PP2022-0003 based on the findings listed below and the recommended conditions of approval in Exhibit 3.
FINDINGS OF APPROVAL FOR PP2022-0003
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 the Conditions of Approval attached as Exhibit 3.
b. There is no substantial evidence before the City that the revised 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 PP2022-0003 for the following reasons:
a. The proposal is consistent with the Mixed Use II (Industrial/Commercial) land use designation of the General Plan because this land use is intended for intended for low polluting types of manufacturing operations, research and development, e-commerce, wholesale activities, distribution facilities, and campus-style industrial and business parks. Also, the project has a Floor Area Ratio of 0.48 which does not exceed the maximum Floor Area Ratio limit of 0.5 established by the General Plan for the Mixed Use II land use category.
b. The proposal complies with the Business Park (BP) designation of the Corona Magnolia Specific Plan, which permits warehouse distribution and manufacturing uses within Planning Area 5. The project also adheres to the objective development standards of the BP design.
c. The proposal has been reviewed in compliance with the California Environmental Quality Act and all applicable requirements and procedures of the act have been followed. As justified in Finding # 1, a Mitigated Negative Declaration is recommended for adoption as the initial study identifies potentially significant effects on the environment, but 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 site is of a sufficient size and configuration to accommodate the design and scale of the proposed development, including buildings and elevations, landscaping, parking and other physical features of the proposal, as demonstrated by the applicant’s project plans for PP2022-0003.
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 under the Corona Municipal Code and the Corona Magnolia Specific Plan, as demonstrated by the applicant’s project plans for PP2022-0003. Furthermore, the project incorporates walls and landscape screening to buffer loading areas to reduce potential noise and visual impacts.
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 an underutilized property, and will provide for harmonious, orderly and attractive development of the site. The proposed industrial development will transform this property by redeveloping the entire 16.6-acre site with two new industrial buildings with modern architectural design features, new landscaping, new fencing and decorative walls, new stamped driveway entries and new decorative monument and wall signage.
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, texture, and color that is aesthetically appealing and will retain a reasonably adequate level of maintenance, as demonstrated by the plans for PP2022-0003.Furthermore, the project meet the design standards of the City’s adopted Industrial/Commercial Design Guidelines and Sections 5.0 and 7.0 of the Corona Magnolia Specific Plan.
3. The proposal is consistent with the General Plan for the following reasons:
a. The project is consistent with General Plan Policy LU 12.4, because it proactively encourages the reuse of underutilized, vacant, or obsolete industrial buildings with higher value uses that are consistent with the goals and policies of the General Plan.
b. The project is consistent with General Plan Policy LU 12.1, because it provides for the development of new manufacturing, research and development, professional office and similar uses in accordance with the project site’s General Plan land use designation of Mixed Use II (Industrial/Commercial), which is intended for various types of industrial and commercial uses.
c. The project is consistent with General Plan Policy LU 12.6 because it is consistent with the City’s industrial design guidelines, which require that new and renovated industrial properties and structures be designed to achieve a high level of quality, distinctive architecture, and be compatible with adjoining uses in consideration of the principles listed within the LU 12.6 policy.
d. The project is consistent with General Plan Policy ED 1.7, because it contributes to recruitment of development of new industries and businesses that build upon Corona’s existing diversifying industrial base, transportation infrastructure, increasing demand for professional and medical services, and its proximity to key regional business centers.
e. The project is consistent with General Plan Policy PS-3.2, because it complies with the applicable land use regulations in the Corona Magnolia Specific Plan, building and fire codes, and Corona Municipal Code; provides enhanced setbacks from surrounding land uses; and limits landscaping in restricted areas to minimize the risk of releasing hazardous materials. The project is also subject to the procedures, restrictions and regulations in the DTSC approved Land Use Covenant, Operations & Maintenance Plan, and Soil Management Plan to prevent the release of contaminated soils to protect human health.
PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: EVA CHOI, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR
EXHIBITS
1. Resolution No. 2621
2. Locational and Zoning Map
3. Conditions of Approval
4. Site Plan
5. Floor Plans
6. Elevations and Colored Renderings
7. Conceptual Landscape Plan
8. Conceptual Wall and Fence Plan
9. Conceptual Sign Plan
10. Preliminary Grading Plan
11. Applicant’s Letter, dated May 27, 2022
12. Environmental Documentation
13. DTSC Comment letter to the MND, dated January 3, 2024
14. Response to DTSC’s comment to the MND (dated: January 30, 2024)
15. Withdrawal letter from Blum, Collins & Ho LLP (dated: January 23, 2024)
Case Planner: Rocio Lopez (951) 736-2293