PLANNING AND HOUSING COMMISSION
STAFF REPORT
DATE: 1/8/2024
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
APPLICATION REQUEST:
Title
CUP2022-0004: Conditional Use Permit to establish nine residential condominium units on 0.42 acres, located at the northeast corner of River Road and Cota Street, in the R-3 (Multiple Family Residential) zone (APN: 119-081-012). (Applicant: Aurangzeb Mirza, 2020 Jurupa Valley LLC, 13871 West Street, Garden Grove, CA 92843).
End
RECOMMENDED ACTION:
Recommended action
That the Planning and Housing Commission find the project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15322, and adopt Resolution No. 2622 GRANTING CUP2022-0004, based on the findings contained in the staff report and conditions of approval.
Body
PROJECT SITE SUMMARY
Area of Property: 0.42 acres (18,295 square feet)
Existing Zoning: R-3 (Multiple-Family Residential)
Existing General Plan: HDR (High Density Residential, 15-36 du/ac)
Existing Land Use: Vacant Residential
Proposed Land Use: Residential Condominiums (9 units)
Surrounding Zoning/Land Uses:
N: R-3 / Multiple Family Residential
E: R-3 / Multiple Family Residential
S: SFC / Single Family Condominium
W: R-3 / Multiple Family Residential
BACKGROUND
The applicant proposes to develop nine residential condominiums on a 0.42-acre parcel located at the northeast corner of River Road and Cota Street. The zoning of the project site is R-3 (Multiple Family Residential) which permits residential condominiums by a conditional use permit. The General Plan designation is High Density Residential (HDR), which allows residential at a density of 15 to 36 dwelling units per acre (du/ac).
The project site is vacant and relatively flat. The site is surrounded by various multiple family residential developments including two-story apartment buildings to the north, east and west, and two-story residential townhomes located to the south. Refer to Exhibit 2 (Locational and Zoning Map).
A Tentative Tract Map application (TTM 37805) has been submitted in conjunction with this proposed Conditional Use Permit (CUP2022-0004). The submitted tentative tract map application proposes to create one lot on the 0.42-acre parcel for condominium purposes, which would allow the property owner to sell the individual condominium units to different homeowners. Details associated with TTM 37805 are provided under a separate staff report for the Planning and Housing Commission’s consideration.
The project was initially reviewed by the Development Plan Review (DPR) Committee on May 19, 2022. The applicant formally submitted the conditional use permit and tentative tract map applications to the City on July 19, 2022, and both applications were reviewed by the Project and Environmental Review Committee (PRC) on August 11, 2022.
Missing and revised items were subsequently submitted, and the applications were deemed complete on November 15, 2023, and scheduled for the Planning and Housing Commission meeting of January 8, 2024.
In the Spring of 2022, the applicant conducted community outreach within a 500-foot radius by mailing out 275 stamped postcards to all occupants and property owners. The postcards included an introduction to the project and the developer's contact information. Copies of the community outreach documents are attached as Exhibit 11.
PROJECT DESCRIPTION
The project site is an infill property surrounded by existing two-story apartment buildings. The project proposes a three-story building totaling 16,483 square feet of floor area containing all nine residential units. The project results in a density of 21.4 du/ac, which is within the density range of the General Plan HDR designation.
Site Plan
The condominium building is oriented towards the southwest portion of the property, close to the intersection of River Road and Cota Street. Carport parking spaces are located along the property’s northerly perimeter, with additional covered parking spaces located underneath the building’s upper floors. The site plan is provided as Exhibit 4.
The project proposes the following:
• A three-story building with contemporary Mediterranean architecture.
• 12 covered parking spaces tucked-under the building.
• 8 covered parking spaces located along the northerly perimeter of the property.
• 44.9% lot coverage.
• 21.4 du/ac density.
• 1,800 square feet of common open area; individual private patio or balconies; and 554 square feet of landscaped area.
• Building height of 39 feet 7 inches.
Development Standards
The project is designed to meet the following minimum setback requirements of the R-3 zone, specifically condominium use, under Section 17.82.030 of the Corona Municipal Code:
• Front Yard (West perimeter along River Road) - 20 feet
• Interior Side Yard (North perimeter) - 15 feet
• Rear Yard (East perimeter) - 10 feet
The project’s development demonstrates compliance with the applicable development standards set forth for the R-3 zone, including compliance with the maximum building height limit of 40 feet, as discussed in the Architectural section of this report. Parking requirements are discussed in the Parking section of this report.
Floor Plan
The ground floor of the building includes one residential unit and 12 tucked-under parking spaces. The second and third floors consist of eight, single level residential units. All nine units include two bedrooms, two full baths, kitchen, dining and living rooms, and private open space areas in the form of a patio or balcony. The units range in size from 1,120 to 1,312 square feet and meet the minimum municipal code requirement of 600 square feet per unit. The second and third story units are accessed from exterior common corridors. The ground unit has a private patio, and the remaining units have private balconies ranging in size from 58 to 90 square feet. All units have their own washer and dryer hookups. The building includes two stairwells to access the second and third floors. Floor plans are provided as Exhibit 5.
Common and Private Open Space
The project is required to provide private and common open space to serve the residents of the development. Based on the requirements of the Corona Municipal Code (CMC) the project is required to provide 200 square feet per unit of open space with at least 25% of combined private open space provided in the form of a private patio or balcony for each unit. The project provides at least 1,800 square feet of common open space and 34.5% of combined private open space. The common open space consists of a landscaped fenced area, located between the building and the southerly property line adjacent to Cota Street. Access to the common open space is from the ground floor parking area.
Site Amenities
The project’s common open space features outdoor amenities consisting of permanent landscaped areas, picnic tables and barbeque cooking grills (Exhibit 7). An enclosed cabinet type storage area will be provided for each covered parking space. The space of the storage area shall not be less than 100 cubic feet, and no dimension for the measurement of the space shall be less than three feet per the CMC.
The project is required to provide trash enclosures to serve the residents of the development. The Corona Municipal Code requires trash enclosures to be provided at a ratio of six square feet per dwelling unit, which results in at least 54 square feet of trash enclosure for the project. The project is capable of meeting this requirement by providing a total of 150 square feet of trash enclosure space. The trash enclosure is located at the end of the drive aisle and includes smooth stucco colored walls to match the design of the condominium building and painted metal gate.
Access, Circulation and Parking
Access to the site will be provided via a 25-foot-wide driveway on River Road. The driveway is enhanced with a stamped and stained concrete pattern. Pedestrian access to the building will be provided from the sidewalk via the proposed walkway. The project will not be gated. The site contains adequate circulation as determined by the city’s Traffic Engineer and Fire Department.
In accordance with Chapter 17.76 (Off-Street Parking) of the CMC, the project requires two covered parking spaces per unit, plus one uncovered guest space for every five units for a total of 20 spaces (18 covered resident spaces and two uncovered guest spaces). The project proposes 20 covered parking spaces, which are distributed in the following manner:
• 8 carport spaces located along the northern portion of the site.
• 12 spaces tucked-under the building.
Vehicular circulation will come from River Road and indirectly from Cota Street. The project is expected to generate 65 vehicle trips per day with 4 trips in the AM peak hour and 5 trips in the PM peak hour per the trip generation analysis prepared for the project by a licensed traffic consultant (TJW Engineering, dated February 1, 2022). The city’s Traffic Engineer has reviewed the trip generation 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 River Road, a major arterial four-lane road, and Cota Street, a collector street.
Architecture
The R-3 zone does not prescribe a specific architectural style or theme, and there is no identifiable architectural theme within the surrounding area. However, the project does implement building articulations consistent with the city’s adopted residential development design guidelines for multiple family residential developments.
The project features an architectural design which the applicant notes in Exhibit 9 as “contemporary Mediterranean”. The architecture is compatible with the design and colors of the existing condominium townhomes located across Cota Street to the south and compatible with the older apartment complexes located to the north and west of the subject site. The proposed building has a combination of pitched rooflines covered by S-tiles and flat rooflines screened behind parapet walls. The elevations feature private balconies with wood trellises, smooth plaster walls and stone veneer material along the first-floor level.
Accent colors include beige walls, brown hues, dark tan trimming and eaves. Conceptual colored elevations and material/color details are provided as Exhibit 6. In an effort to further accent the building, staff is requiring that windows facing River Road and Cota Street be enhanced with trimming “eyebrows” or faux shutters and recessed windows.
The maximum building height is proposed at 39 feet and seven inches, which complies with the maximum 40-foot height limit established in the R-3 zone.
Landscaping
The Conceptual Landscape Plan includes a variety of evergreen screen trees ranging from 15 to 24-inch box sizes, with a mix of 24-to-36-inch box Afghan Pine trees. 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 flowering accent trees are proposed at the project’s River Road frontage to enhance the project entrance, with 24-inch box perimeter trees proposed along the site’s Cota Street perimeter.
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 residential projects. Formal landscape and irrigation plans will be subject to final review and approval by the city staff. The Conceptual Landscape Plan is provided as Exhibit 7.
Perimeter Fencing and Walls
Existing wood fencing is located along the northern and eastern property lines of the project site. The applicant intends to replace the existing fencing with decorative splitface masonry walls and decorative capping. Along the southern property line, the project will include seven-foot-high wrought iron fencing with splitface masonry columns spaced 20 feet apart. Along the front yard setback area, there will be a three-foot high splitface screen wall with landscaping in front of the low screen wall. Staff is recommending that the common open space area located adjacent to Cota Street have locked security gates. The Conceptual Wall and Fence Plan is provided under Exhibit 8.
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 line in River Road. Sewer service is available for the project from an existing 8-inch diameter sewer line in River Road.
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 infiltration basin proposed to be located along the northwestern portion of the site before discharging into the City’s storm drain system.
Public Right-of-Way Improvements
The right-of-way adjacent to both project frontages is already dedicated and is currently improved with roadway pavement, curb and gutter, a five-foot-wide sidewalk, and a seven-foot-wide parkway that is missing landscaping. The applicant is required to install the missing landscaping within the parkway as part of the project development.
HOUSING ACCOUNTABILITY ACT
The Housing Accountability Act (HHA) was established by Government Code Section 65589.5. The purpose of the Act is to strengthen the low volume of housing stock in California and to limit a local government’s review of housing developments to objective development standards adopted by the local agency, impacts related to the California Environmental Quality Act, and specific adverse impacts based on a preponderance of evidence standard. A specific adverse impact means a significant, quantifiable, direct, and unavoidable impact based on objective, written public health or safety standards, policies, or conditions that existed on the date the housing application was deemed complete.
ENVIRONMENTAL ANALYSIS
Per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA), a Notice of Exemption has been prepared for the project because the project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption. The project is consistent with the General Plan, zoning requirements, and would not result in any significant traffic, noise, air quality, or water quality impacts. Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the State CEQA Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource. The Notice of Exemption is attached as Exhibit 10.
FISCAL IMPACT
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE AND COMMENTS
A 10-day public notice was mailed to all property owners within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. As of the preparation of this report, the Planning and Development Department has not received any comments from the public in response to the public notice.
STAFF ANALYSIS
The project is a classic infill development surrounded by existing multiple family residential developments. The nine residential units yield a density of 21.4 du/ac which is consistent with the General Plan’s High Density Residential designation. The site plan complies with the objective development standards prescribed by the CMC for the R-3 zone. Additionally, the nine residential units are not expected to have a significant impact on the environment as the project meets the infill exemption criteria prescribed by CEQA.
According to the Housing Accountability Act, the project meets the objective development standards of the zone and the General Plan land use supporting high-density residential. The project also does not result in a specific adverse impact of any adopted or written city standard or policy governing residential development.
CUP2022-0004 is consistent with Goal H-1 of the Housing Element of the General Plan as it promotes and maintains 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.
The Planning and Development Department recommends approval of CUP2022-0004 based on the findings of approval below and the recommended conditions of approval in Exhibit 3.
FINDINGS OF APPROVAL FOR CUP2022-0004
1. A Notice of Exemption has been prepared pursuant to Section 15332 of the State Guidelines for the California Environmental Quality Act (CEQA) because the project qualifies as a Class 32 (In Fill Development Projects) categorical exemption under CEQA. The project is consistent with the General Plan, zoning requirements, and would not result in any significant traffic, noise, air quality, or water quality impacts. Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the State CEQA Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource.
2. All the conditions necessary to granting a Conditional Use Permit as set forth in Section 17.92.110 of the Corona Municipal Code do exist in reference to CUP2022-0004 for the following reasons:
a. The proposal will not be detrimental to the public health, safety, convenience or general welfare, and will be in harmony with the various elements and objectives of the city’s General Plan, because the project meets the applicable objective development standards in the Corona Municipal Code and the R-3 zone. The project provides adequate access from River Road, and the average daily trips resulting from the residential units are within the volume capacity established for River Road, a major arterial four-lane street, and Cota Street, a collector street.
3. The proposal is consistent with the General Plan for the following reasons:
a. The HDR land use designation allows residential development at a density ranging from 15 to 36 du/ac, and the project results in a density of 21.4 du/ac, which is consistent with the General Plan.
b. The project is consistent with Goal H-1 of the Housing Element of the General Plan as it promotes and maintains a balance of housing types and corresponding affordability levels to provide for the community’s needs for housing within all economic segments of the city.
c. The project is consistent with Goal H-3 of the Housing Element of the General Plan as it serves to maintain high quality residential development standards to ensure the establishment of livable neighborhoods with lasting safety and aesthetic value.
4. The proposal is consistent with the R-3 zone for the following reason:
a. The project meets the objective development standards prescribed by the Corona Municipal Code for the R-3 zone with respect to building setbacks, parking, building height, fencing, open space, and landscaping to ensure orderly development of the site. Additionally, the proposed project complies with the uses allowed in the R-3 zone as residential condominiums are permitted by a conditional use permit.
PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR
EXHIBITS
1. Resolution No. 2622
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. Applicant’s Letter, dated July 12, 2022
10. Environmental Documentation
11. Community Outreach Materials
Case Planner: Rocio Lopez (951) 736-2293