PLANNING AND HOUSING COMMISSION STAFF REPORT
DATE: 2/12/2024
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:
Title
PP2023-0006: Precise Plan to review the site plan, architecture, landscaping and other features associated with the development of a 107-unit senior assisted living facility on 5.15 acres, located at 430 W. Foothill Parkway in the proposed Senior Citizen Residential (SCR) land use designation of the Mountain Gate Specific Plan (APNs 114-070-020, 114-070-021 and 114-070-022). (Applicant: O & I Development - Carissa Savant, 3 Park Plaza-Suite 1920, Irvine, CA 92614).
End
RECOMMENDED ACTION:
Recommended action
That the Planning and Housing Commission adopt Resolution No. 2625 GRANTING PP2023-0006 based on the findings contained in the staff report and conditions of approval.
Body
PROJECT SITE SUMMARY:
Area of Property: 5.15 acres
Existing Zoning: C (Commercial) within the Mountain Gate Specific Plan (SP-89-01)
Proposed Zoning: SCR (Senior Citizen Residential) within the Mountain Gate Specific Plan (SP-89-01)
Existing General Plan: General Commercial
Proposed General Plan: High Density Residential, 15-36 du/ac, and up 75 du/ac for senior housing
Existing Land Use: Vacant Land
Proposed Land Use: Senior Assisted Living Facility
Surrounding Zoning/Land Uses:
N: R-1-9.6 (Single Family Residential) / Single Family Residential
E: C (Commercial) / Commercial Shopping Center
S: P (Park) / Mountain Gate Community Park
W: P (Park) / Corona Heritage Park and Museum
BACKGROUND
The 5.15 acre project site consists of three vacant parcels located on Foothill Parkway, west of the Mountain Gate Marketplace commercial retail center. Under the original precise plan approval (PP97-6) for the retail center, the three parcels were originally intended to be developed for commercial purposes and as the second phase of the retail center; however, the market has not supported additional commercial uses on the remaining five acres. The parcels were never developed as intended and are currently vacant. Over the years, the property has been considered for other uses such as a tire shop and townhouses. However, those uses were not considered the best use for the property.
The parcels are currently zoned Commercial (C) per the Mountain Gate Specific Plan and South Corona Community Facilities Plan and designated General Commercial (GC) on the City’s General Plan land use map. In order to implement the proposed senior assisted living project, the applicant is requesting concurrent approvals of a General Plan Amendment (GPA2023-0002), Specific Plan Amendment (SPA2023-0004), and Community Facilities Plan Amendment (CFPA2023-0001) to change the land use to facilitate the development of senior housing. These requests are described further below.
1. GPA2023-0002: The General Plan Amendment would change the existing land use designation of the project site from General Commercial (GC) to High Density Residential (HDR) which would allow a residential density of 15-36 du/ac, and up to 75 du/ac for senior housing.
2. SPA2023-0004: The Specific Plan Amendment would establish a new Senior Citizen Residential (SCR) category in the Mountain Gate Specific Plan along with corresponding development standards for the project site. The specific plan amendment would also change the existing Commercial zoning on the project site to SCR, which establishes consistency with the General Plan.
3. CFPA2023-0001: The Community Facilities Plan Amendment would amend the South Corona Community Facilities Plan to change the project site’s existing land designation from Commercial (C) to SCR, which permits a maximum allowable target density of 40.5 du/ac. This amendment would establish consistency with the Mountain Gate Specific Plan and General Plan.
Details associated with the abovementioned applications are provided under separate staff reports for the Planning and Housing Commission’s consideration.
The project was initially reviewed by the Development Plan Review (DPR) Committee on June 15, 2023. The applicant formally submitted the Precise Plan and the abovementioned applications to the city on August 16, 2023. The applications were reviewed by the Project and Environmental Review Committee (PRC) on September 7, 2023. Missing and revised items were subsequently submitted, and the applications were deemed complete on January 16, 2024, and scheduled for the Planning and Housing Commission meeting of February 12, 2024.
In December 2023, the applicant conducted community outreach by mailing out stamped postcards to all occupants and property owners within a 500-foot radius from the project site. The postcards included an introduction to the project and the developer's contact information. Copies of the community outreach documents are attached as Exhibit 12.
PROJECT DESCRIPTION
The following sections discuss the details of the project including the site development, operations, architectural design, landscaping, walls and fencing and public right-of-way improvements.
Site Plan
The applicant proposes to develop a two-story senior assisted living facility comprised of 109,551 square feet of floor area with a total of 107 units located south of Foothill Parkway and east of Main Street (Exhibit 4). The two-story building is proposed at the center of the property and the development consists of the following:
• 75 senior assisted living dwelling units.
• 32 memory care dwelling units.
• 109 on-site parking spaces, of which eight (8) are located within a carport structure.
• 24.64% lot coverage.
• 18.6% landscaped areas.
• Various recreational amenities.
• Swimming pool with pool house.
The 107 units result in a density of 20.77 du/ac which is within the maximum allowable densities of 40.5 du/ac and 75 du/ac under the South Corona Community Facilities Plan and General Plan, respectively.
Of the 75 assisted living units, 38 units would include a kitchenette while the other 37 units would consist of only a sink, undercounter fridge, and microwave. The proposed memory care units do not have kitchenettes. Table 1 provides a summary of the proposed unit mix, and floor plans are provided in Exhibit 6.
Table 1: Unit Summary
|
Unit Type |
Beds per Unit |
Bathrooms |
Unit Square Footage |
Total Unit Types |
|
Assisted Living |
|
|
Studio |
1 |
1 |
409-457 |
20 |
|
1B |
1 |
1 |
501-879 |
49 |
|
2B |
2 |
2 |
986-1,138 |
6 |
|
Memory Care |
|
|
Private Studio |
1 |
1 |
408 |
24 |
|
Shared Studio |
2 |
1 |
501-565 |
8 |
The project site fronts Foothill Parkway to the north and Mountain Gate Drive to the south. To the west is the Heritage Park Museum, and to the east is the commercial center. The site’s Foothill Parkway frontage is the front yard and the building’s front entrance faces this street. The site will only take access from Foothill Parkway. No access is provided from Mountain Gate Drive. Additionally, the project site is at a lower elevation than Mountain Gate Drive with the parking lot approximately 10 feet lower than the street.
The project has been designed to meet the SCR development standards which the applicant has proposed for the Mountain Gate Specific Plan under accompanying application SPA2023-0004. The standards include minimum building setbacks, building height limit, lot coverage, minimum unit area, common living space, parking, fencing, and signage. With respect to building setbacks, the project proposes the following:
• Foothill Parkway - 153 feet, of which 25 feet will be landscaped.
• Mountain Gate Drive - 25 feet, of which 5 feet will be landscaped.
• West Side Yard - 40 feet
• East Side Yard - 25 feet to 120 feet
It should be noted that the adjacent Albertson’s grocery store currently has an access easement over the southeast portion of the project site. This easement allows Albertson’s delivery trucks to access the west side of Albertson’s building and into the south side of the building where Albertson’s loading area is located. The project is designed around this easement which is the reason for the varied east side yard setback which occurs mostly at the site’s southeast perimeter.
Operations
The applicant manages a portfolio of communities under the Oakmont Senior Living and Ivy Living brands. Oakmont is an owner, operator and developer in the senior housing industry. Oakmont currently serves over 8,000 seniors across approximately 90 communities in California, Hawaii, and Nevada.
The project will be licensed by the Department of Social Services (“DSS”) as Residential Care Facilities for the Elderly (“RCFE”). As a fully licensed facility, RCFE must meet care and safety standards set by the State and are licensed and inspected by the Department of Social Services, Community Care Licensing. The project will serve persons 60 years of age and older as outlined in the Residential Care Facilities for the Elderly License and Manual of Policies, however the applicant states that their average resident age for assisted living is 86. DSS requires that each resident receive a physical evaluation from a physician prior to moving in to determine the care level needed for each resident. Residents with mild forms of dementia are accommodated in both assisted living as well as memory care units.
The facility offers 24-hour staffing and support services for its residents. The following services will be available to the residents:
• Three meals a day are served in a variety of dining formats, including the community’s main dining room, bistro, or lobby lounge.
• Assistance with daily living such as: eating, bathing, dressing, walking, and other personal needs.
• Housekeeping services.
• Transportation and shuttle service to and from appointments as well as weekly activities.
• Access to health and medical services.
• Emergency call systems.
• Exercise and wellness programs.
• Medication management.
• Laundry services.
• Social and recreational activities.
• Staffing available to help with scheduled and unscheduled needs.
Common and Private Open Space / Amenities
Per the proposed SCR development standards, the project is required to provide private and common open space to serve the residents of the development at a rate of 150 square feet of open space per unit. As such, the project is required to provide at least 16,050 square feet of common open space and at least 4,025 square feet of combined private open space. The Project provides approximately 17,315 square feet of common outdoor recreational space and provides approximately 13,935 square feet of combined private open space.
Recreational amenities include a pool, pool house, overhead wood trellis patio covers and two courtyards in the center of the project site. Additional amenities include outdoor dining areas, a pet area with shade structure, a citrus grove, a garden bed area, a courtyard with a putting green, and other passive open space areas with paths and benches. Access to these facilities would be solely available to the residents of the development via access points within the development as shown on Exhibit 9.
Access, Circulation and Parking
Access to the site will be provided from Foothill Parkway via a proposed 28-foot-wide driveway located at the site’s north perimeter. The driveway features a stamped and stained concrete pattern. A 28-foot-wide internal street would lead to parking areas located north and south of the building and would run along the westerly property line to access parking located towards the rear of the building. A secondary gated access is provided near the southeast corner of the site, leading to the parking lot of the adjacent commercial center, for emergency vehicle ingress and egress, as well as for public service vehicles and public utility access. A pedestrian sidewalk is proposed along the perimeters of the building and through the recreational areas within the project and at gated entry points located at the site’s east perimeter wall.
Based on the above discussion, the site contains adequate traffic circulation as determined by the city’s Traffic Engineer and Fire Department.
Per the proposed parking requirement in the applicant’s accompanying specific plan amendment, the project shall be parked using the City’s parking requirements in Chapter 17.76 of the Corona Municipal Code. Specifically, the 75 assisted living units are being parked at the senior congregate housing parking requirement, and the 32 memory care units are being parked at the disabled housing parking requirement. Although the parking requirement for senior congregate housing requires covered parking to be provided for the residents, the applicant is proposing that uncovered parking may be utilized if the parking lot is sufficiently shaded by canopy trees as reviewed through the Precise Plan review process. As shown in Table 2, the project requires 107 parking spaces, and the site is providing 109 parking spaces.
Table 2: Parking Summary
|
USE |
CODE REQUIREMENT |
NUMBER OF UNITS/BEDS/EMPLOYEES |
REQUIRED PARKING |
PROVIDED PARKING |
|
Assisted Living (congregate care) |
1 covered space per unit or bed, whichever is greater, plus 1 uncovered guest space per 4 units or beds1 |
75 units and 81 total beds |
101 |
103 |
|
Memory Care (disabled housing) |
1 space per employee |
32 units and 6 Employees Maximum per Shift |
6 |
6 |
|
TOTAL |
107 |
107 |
109 |
Notes:
1. Per SPA2023-0004, uncovered parking may be utilized, provided that the parking lot is sufficiently shaded by canopy trees, as determined through the Precise Plan review process.
The project’s 109 parking space are distributed in the following manner:
• 8 carport spaces located along the northern portion of the site.
• 29 uncovered spaces located along the northern portion of the site; and
• 72 uncovered spaces located towards the rear of the site.
The project is expected to generate approximately 264 daily trips including 16 trips during the AM peak hour and 20 trips during the PM peak hour per the trip generation analysis prepared for the project by a licensed engineering consultant (Vehicle Miles Traveled Screening Analysis, prepared by EPD Solutions, Inc., dated November 2023). The city’s Traffic Engineer has reviewed the analysis and has determined that no Traffic Impact Analysis is required because the project results in less than 50 peak hour trips, and the trips would fall within the capacity of Foothill Parkway, a secondary arterial four-lane road.
Architecture
The Mountain Gate Specific Plan includes architectural design guidelines to ensure quality architecture for residential developments and prescribes three architectural styles: Ranch, Mediterranean, and Traditional. These styles are not absolute rules for design, as the specific plan also encourages creativity and a diversity of architectural styles. Therefore, the applicant has proposed a building that features design elements that are consistent with the Spanish Mediterranean architectural theme.
The building features various building materials typically associated with Spanish Mediterranean architecture such as pitched “Mission” clay tile roofing, arches, columns, recessed windows, decorative ledge stone accents, white smooth plaster walls and overall wall reveals and trim. The project features decorative balconies for several of the residential units, outdoor seating areas and an architecturally enhanced main covered entry area for vehicular drive-thru access. The design of the building is compatible with the existing architectural styles that are found throughout South Corona. Colored elevations with material palette are provided in Exhibit 7.
The two-story building is proposed at a height of 35 feet and 8 inches, measured from finished grade to the top of the highest roof point, which complies with the maximum 40-foot building height limit standard that is proposed for the SCR designation.
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 642 square feet of trash enclosure for the project. The plans currently show a trash enclosure unit of approximately 177 square feet located toward the southwest portion of the property. The applicant will either need to modify the plans to meet the minimum code requirement prior to the issuance of a building permit or submit a request for alternative design to the Planning Director per Section 17.79.070 (Alternatives). A condition of approval has been added to the project’s Conditions of Approval to include this language. The trash enclosure is designed to meet code requirements with decorative splitface masonry materials, solid metal gates and a decorative cover.
Landscaping
The Conceptual Landscape Plan includes a variety of evergreen screen trees ranging from 15-to36-inch box sizes, with a mix of 24-to-36-inch box Coast Live Oak, Olive and Brisbane Box trees located throughout the site and within the parking areas. Additional 36-inch box flowering accent trees are proposed at the project’s frontage to enhance the project entrance, with 24-inch box trees proposed along the site’s perimeters. As for the five-foot landscaped setback located along the southern property perimeter, staff has conditioned that the applicant provide a maintenance access gate at the top of grade.
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 the city staff. The Conceptual Landscape Plan is provided in Exhibit 9.
Perimeter Walls and Fencing
The Project includes a 7-foot-high splitface masonry wall with pilasters along the eastern property line which will include a climbing vine, and a 6-foot-high splitface masonry wall along the northwest property line, which would match the existing 5-foot-high splitface masonry wall located along the southwest property line. The existing 5-foot-high painted steel fence with splitface pilasters located along the southern property line would remain in place.
Additionally, 42-inch-high wrought iron fencing is proposed around the dog park and 5-foot-high wrought iron fencing would be installed around the pool. Terra cotta block accent walls and stucco-finish dividing walls are also proposed throughout the Project site. The Wall and Fence Plan is provided in Exhibit 10.
Signage
The Project features a monument sign proposed within the front landscaped setback area. The 39-square-foot sign measures eight (8) feet in width and six (6) feet in height and includes the Project name (Exhibit 7, Sheet A200). Per the SCR development standards of the Mountain Gate Specific Plan, as proposed within SPA2023-0004, the maximum height for the monument sign is six feet with a maximum sign area of 60 square feet. Additionally, monument signs shall be located outside corner cut off areas as set forth in CMC Section 17.70.050. The project’s monument sign is in compliance with the Specific Plan and CMC.
The sign’s design is also consistent with the building’s architectural theme and includes stucco column posts, stone ledge base and timber trellis. The monument sign will be reviewed for final compliance with the sign code and specific plan development standards at the time of permit issuance.
On-Site Utility and Drainage Improvements
The Project would install a 4-inch sewer lateral in the center of the site that would connect to the existing sewer sub within an existing public utility easement. The Project would install a 4-inch water lateral that would connect to an onsite domestic water backflow preventor to the east which would then continue to the existing 4-inch water line. The project will install a 4-inch water lateral that would connect to an existing 12-inch diameter reclaimed water main in Mountain Gate Drive. Water and sewer service to the project site will be provided by the City of Corona.
Development of the project will increase impervious surface coverage on the site and increase surface runoff. Surface runoff, however, will be directed to the water quality biotreatment system proposed to be located to the south of the project entrance off Foothill Parkway and to the southwest side of the proposed structure before discharging into an existing 36-inch storm drain located in Foothill Parkway. The conceptual Grading and Drainage Plans are provided in Exhibit 8.
Public Right-of-Way Improvements
The sections of Foothill Parkway and Mountain Gate Drive adjacent to the project site are currently improved with roadway pavement, curb and gutter, sidewalk, and landscaped parkways. No additional street dedication or widening is warranted with the development of this 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 and internal departments have been considered and incorporated as modifications to the plans or were included as recommended conditions for this project.
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 therefore recommended for adoption (Exhibit 13).
FISCAL IMPACT:
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE AND COMMENTS
A 20-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 MND was electronically sent to the State Clearinghouse (SCH#2024010527). As of the preparation of this report, staff has not received any comments on the project in response to the public notice.
STAFF ANALYSIS
The project is a classic infill development surrounded by urbanized development. The project’s 20.77 du/ac density is consistent with the South Corona Community Facilities Plan and General Plan. Additionally, with approval of the various associated proposed entitlements (GPA2023-0002, SPA2023-0004 and CFPA2023-0001), the project will be consistent with the development standards of the Mountain Gate Specific Plan, the South Corona Community Facilities Plan and the Corona Municipal Code.
Per the planning goals and policy objectives of the South Corona Community Facilities Plan and the Mountain Gate Specific Plan, the project encourages a balance of housing types in the city to serve the needs of the community.
Precise Plan (PP2023-0006) is consistent with the General Plan goals and policies in that it promotes the development of a multiple family residential project that is designed to convey a high level of visual and physical qualities, and distinctive neighborhood character because it considers the architectural treatment of the buildings within the residential community, the interior design of the parking areas, the incorporation of useable and private open space for each unit and the incorporation of common open space that creates a pleasant living environment for residents.
The Planning and Development Department, therefore, recommends approval of PP2023-0006 based on the findings of approval listed below and the recommended conditions of approval in Exhibit 3.
FINDINGS OF APPROVAL FOR PP2023-0006
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 11 and 3, respectively.
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 exist in reference to PP2023-0006 for the following reasons:
a. The proposal is consistent with the proposed High Density Residential (HDR) land use designation of the General Plan, as proposed by GPA2023-0002, because this land use is intended for a variety of housing developments including senior citizen residential with common open space, landscaping, and other site amenities. Additionally, the project’s residential density of 20.77 du/ac is within the HDR density range of 15-36 du/ac and does not exceed the density of 75 du/ac allowed for senior housing.
b. The proposal complies with the Senior Citizen Residential (SCR) land use category of the Mountain Gate Specific Plan, as proposed by SPA2023-0004, because it is consistent with the proposed development standards and the applicable codes and requirements in the Corona Municipal Code.
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 proposed development, including buildings and elevations, landscaping, parking and other physical features of the proposal, as demonstrated by the project plans for PP2023-0006.
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, the Mountain Gate Specific Plan and the South Corona Community Facilities Plan, as demonstrated by the applicant’s project plans for PP2023-0006. Furthermore, the project incorporates an attractive architectural building design, variety of recreational open space amenities, sufficient on-site parking, decorative perimeter walls and landscaping, which complements the neighboring existing developments and will not pose negative impacts.
f. The architectural design of the proposed development consists of Spanish Mediterranean architectural elements that are compatible with the character of the surrounding neighborhood and South Corona in general. The project will enhance the visual character of the neighborhood by improving a vacant undeveloped property and will provide for harmonious, orderly and attractive development of the site.
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 because the proposal has been designed to comply with the proposed development standards and design guidelines of the Mountain Gate Specific Plan (with approval of SPA2023-0004), the South Corona Community Facilities Plan and the Corona Municipal Code.
3. The proposal is consistent with the General Plan for the following reasons:
a. PP2023-0006 is consistent with Policy LU-5.9 because the project adheres to the design and development guidelines as subsequently stipulated by General Plan policies for each land use district, as well as implementing ordinances and specific plans.
b. PP2023-0006 is consistent with Policy LU-5.10 because it promotes quality development through site design, architectural elements, and landscaping characteristics that make Corona a desirable place to live and work and respond to the local context because the project adheres to the development standards and design guidelines of the Mountain Gate Specific Plan.
c. PP2023-0006 is consistent with Policy LU-5.15 because the design and ultimate construction of the new residential building will be done in a manner that that promotes the physical longevity, and at the same time provide architectural details consistent with the city’s design guidelines and other applicable codes and ordinances.
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. 2625
2. Locational and Zoning Map
3. Conditions of Approval
4. Site Plan
5. Site Photos
6. Floor Plans
7. Colored Elevations
8. Conceptual Grading & Drainage Plans
9. Conceptual Landscape Plans
10. Wall and Fence Plan
11. Applicant’s Letter, dated January 4, 2024
12. Community Outreach Documents
13. Environmental Documentation
Case Planner: Rocio Lopez (951) 736-2293