PLANNING AND HOUSING COMMISSION
STAFF REPORT
DATE: 8/26/2024
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:
Title
AHDB2023-0001: Application for a density bonus housing agreement for 35 single family residential units proposed on the east side of Garretson Avenue, approximately 530 feet south of Santana Way (APN: 120-020-022). (Applicant: Warmington Residential, 3090 Pullman Street, Costa Mesa, CA 92626).
End
RECOMMENDED ACTION:
Recommended action
That the Planning and Housing Commission recommend adoption of the Mitigated Negative Declaration and Mitigation Monitoring Plan and APPROVAL of AHDB2023-0001 to the City Council, based on the findings contained in the staff report and conditions of approval.
Body
PROJECT SITE SUMMARY:
Area of Property: 9.33 acres
Existing Zoning: R-1-20 and R-1-14.4 (both Single Family Residential)
Existing General Plan: Estate Residential (ER), 1-3 du/ac
Existing Land Use: Vacant Land
Proposed Land Use: Single Family Housing Development
Surrounding Zoning/Land Uses:
N: R-1-14.4 (Single Family Residential) / Single Family Residential
E: R-1-7.2 (Single Family Residential) / Single Family Residential
S: R-1-20 (Single Family Residential) / Single Family Residential
W: R-1A (Single Family Residential) / Single Family Residential
PROJECT SUMMARY
The applicant is requesting to build 35 single family residential units located on the east side of Garretson Avenue, approximately 530 feet south of Santana Way (APN: 120-020-022) (Exhibits 1 and 2). The project is an affordable housing development per Chapter 17.87 of the Corona Municipal Code (CMC) and State Density Bonus Law [SDBL, Government Code § 65915]. Section 17.87.020 of the CMC defines an affordable unit as “a dwelling unit within a household development, which will be reserved for sale, at an affordable housing cost, or rent, at an affordable rent, to a lower income household, a very low income household, a moderate income household, or a qualifying resident pursuant to the requirements of this chapter (Chapter 17.87 of the CMC) and the State Density Bonus Law.”
In order for a housing project to be eligible for certain benefits provided by the State Density Bonus Law and CMC Chapter 17.87, the applicant has agreed to sell two of the residential units to qualifying households at an affordable housing cost. Under the State Density Bonus Law, the development is eligible for a density bonus and/or other benefits including waivers of the city’s residential development standards established by the CMC. The applicant is required to enter into a density bonus housing agreement with the City of Corona, which is the mechanism that ensures the development remains affordable according to the density and benefits that are being granted by the city.
The applicant has filed two separate applications associated with this agreement, Precise Plan (PP) 2023-0009 and Tentative Tract Map (TTM) 38495. The purpose of the precise plan is to review the site plan, architecture, and other features associated with the proposed project, and the tentative tract map is to review the proposed subdivision of the 9.33 acre parcel into 35 residential lots. Details associated with PP2023-0009 and TTM 38495 are provided under separate staff reports for the Planning and Housing Commission’s consideration. The agreement must be approved in order for the precise plan and tentative tract map to be approved.
DENSITY BONUS HOUSING AGREEMENT
The density bonus housing agreement, AHDB2023-0001, for the project is provided in Exhibit 3. The agreement outlines the requested waivers, identification of the affordable units, construction schedule, annual reporting and other pertinent language such as the term of the agreement, which is 45 years from the date of occupancy. The following summarizes the salient sections within the agreement.
Affordable Units
The agreement identifies the affordable lot numbers in the table corresponding to TTM 38495 and the site plan associated with PP2023-0009. The affordable units subject to this agreement are summarized in Table A.
TABLE A: AFFORDABLE UNITS
|
NO. OF UNITS & UNIT TYPE |
LOT NUMBER |
ELIGIBLE INCOME GROUP |
|
Two (2) Units - Four-Bedroom |
Lot #12 & Lot #27 |
Very Low Income |
|
Total: Two (2) Affordable Units |
|
Density Bonus
The Corona General Plan allows the project to have a base density is 28 units (9.33 acres x 3 dwelling units/acre). The applicant is proposing six percent of the total units for very low income. The SDBL allows a 22.5 percent increase in density (“density bonus”) which equates to seven additional units on top of the 28 units, allowing for 35 total units. The density bonus is identified under section 2.4 of the agreement.
Concession and Waivers
Because the project is providing six percent of the total units at very low income, the developer is allowed one concession allowing a reduction in site development standards or architectural design requirements. Additionally, the developer is allowed an unlimited number of development standard waivers. The project is being developed per the municipal code’s established development standards for the R-1-20 and R-1-14.4 zones. The applicant is requesting the city’s approval of several waivers to reduce or modify certain residential development standards in the municipal code in order for the applicant to build the affordable housing project at the density proposed. Section 2.4 of the agreement identifies the waivers which the applicant is seeking from the city from the following development standards:
1. CMC § 17.11.060, to reduce the minimum 20,000 square foot lot area requirement in the R-1-20 zone, reduced to 19,674 square feet for Lot 1 and 7,350 to 8,583 square feet for Lots 17 thru 21 and 33 thru 35.
2. CMC § 17.20.060, to reduce the minimum 14,400 square foot lot area requirement in the R-1-14.4 zone to 7,350 to 8,692 square feet for Lots 6 thru 17 and Lots 21 thru 33.
3. CMC § 17.11.070(A) to reduce the minimum 100-foot lot width requirement to 70 to 75 feet for Lots 17 thru 21 and 33 thru 35.
4. CMC § 17.20.070(A) to reduce the minimum 90-foot lot width requirement to 70 to 80.7 feet for Lots 6 thru 17 and Lots 21 thru 33.
5. CMC § 17.11.070(B) to reduce the minimum 150-foot lot depth requirement to 110.36 feet for Lot 1, to 105 feet for Lots 17, 18 and 33 thru 35, and to 110 feet for Lots 19 thru 21;
6. CMC § 17.11.100(B)(1) to reduce the minimum 25-foot front yard setback requirement to 20 feet for Lot 1 and 15 feet for Lots 17, 18, 19, 20, 21 and 33 thru 35;
7. CMC § 17.20.100(B)(1) to reduce the minimum 25-foot front yard setback requirement to 15 feet for Lots 6 thru 17 and 21 thru 33 and to 20 feet for Lots 2 thru 4.
8. CMC § 17.11.100(C)(1) to reduce the minimum 10-foot side yard setback requirement on one side to 5 feet for Lots 21 and 34 and to 8 feet for Lots 17, 20 and 33;
9. CMC § 17.20.100(C)(1) to reduce the minimum 10-foot side yard setback requirement on one side to 5 feet for Lots 8, 21, 23, 27, 30 and 32; and 8 feet for Lots 6, 7, 9, 11-17, 22, 24-26, 28, 31 and 33;
10. CMC § 17.11.100(C)(2) to reduce the minimum corner (siding a local street) 15-foot side yard setback requirement to 10 feet for Lots 19 and 35;
11. CMC § 17.20.100(C)(5) to reduce the minimum 25-foot side yard setback requirement for reverse corner lots to no less than 9.46 feet for Lot 28 and 18.54 feet for Lot 26;
12. CMC § 17.11.120 to increase the maximum 30 percent lot area coverage requirement for two-story buildings or structures to 35 percent for Lots 18, 21, 33 and 34;
13. CMC § 17.20.120 to increase the maximum 30 percent lot area coverage requirement for two-story buildings or structures to 35 percent for Lots 7, 8, 9, 12, 14, 16, 21, 23, 27, 30, 31, 32 and 33;
14. CMC § 17.04.358(A) to reduce the minimum 20,000 square foot flag lot area requirement to no less than 12,091.91 square feet for Lot 10;
15. City’s Residential Design Guideline § 4.1.B.5.a to reduce the minimum 15-foot garage setback requirement from the front of the dwelling to 2 feet and to eliminate this requirement from Plans 2 and 2R, where the one-car garage extends past the front of the primary structure;
16. City’s Residential Design Guideline § 4.2.B.8, regarding the plotting of homes to avoid the placement of two, two-story elements directly adjacent to one another, to allow two, two-story elements to be directly adjacent to one another and to not “flip” any plans for Lots 6 through 35;
17. City Standard Plan Number 110 (Private Residential Street), to reduce the minimum overall right-of-way width for the private street from 56 feet to 46 feet, to include 36 feet of roadway width, measured from curb to curb, and a five-foot wide sidewalk (including a six-inch curb) on both sides of the street. The 36-foot roadway width shall allow for on-street parking along one side of the street.
18. CMC § 17.04.358 to reduce the minimum 80-foot access corridor depth requirement for a flag lot to a depth of 43 feet for Lot 10; and
19. CMC § 16.08.020, to reduce the minimum 45-foot lot width requirement measured at the curb line between the property line prolongations for lots on knuckles or curved streets to no less than 27.43 feet for Lot 5 and 30.56 feet for Lot 11.
Construction of Affordable Units
Per Section 3.4, the affordable units shall be constructed concurrently with or prior to the other residential units in the project, and the applicant shall not receive certificates of occupancy for more than twenty percent (20%) of the market rate residential units in the project, if any, prior to receiving a certificate of occupancy for fifty percent (50%) of the affordable units, and shall not receive certificates of occupancy for more than seventy percent (70%) of the market rate residential units in the project, if any, prior to receiving a certificate occupancy for the remaining fifty percent (50%) of the affordable units. The agreement further stipulates that the affordable units be dispersed throughout the project site.
Other Terms and Conditions
Terms and conditions of the agreement include, but are not limited to, the following:
• The term of the agreement is for 45 years from project’s occupancy date.
• The city has the right to inspect the affordable units and documents.
• The agreement runs with the land for the full 45-year term of the agreement.
• Prior to the close of escrow for each affordable unit, the applicant shall require the purchaser of the affordable unit, for itself, its successors, assignees and affiliates, to execute a covenant or agreement, in a form approved by the Director of Planning and Development.
• The agreement establishes policies and criteria for purchaser selection and income verification.
• The applicant is required to prepare and maintain complete and accurate project records for so long as this agreement remains in effect. The applicant shall, at all times following the initial sale of the affordable units, maintain, safe and intact, all of the project records for a period of not less than six (6) years from the generation of such project records.
• The agreement shall be implemented and utilized within 24 months of the effective date of the agreement or within the time limit that applies to the project’s associated entitlements (TTM 38495 and PP2023-0009), whichever is longer.
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 (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 6).
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 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. As of the preparation of this report, no comments have been received from the public in response to the public notice.
STAFF ANALYSIS
The affordable housing development proposed by PP2023-0009 and TTM 38495 have been reviewed against the applicable codes and requirements of the Corona Municipal Code and State Density Bonus Law. The density bonus housing agreement is necessary in order to ensure that the housing development remains affordable. The agreement addresses all of the necessary elements that are required to be addressed per Chapter 17.87 of the CMC which governs density bonus housing agreements.
The project’s base density of 3 du/ac, before the density bonus, is consistent with the project site’s Estate Residential land use designation under the General Plan, which allows single family residential use up to 3 du/ac. Per the State Density Bonus Law, with two affordable units, the applicant is allowed a density bonus of seven additional units, elevating the density to 3.75 du/ac. The project and agreement are therefore consistent with several goals and policies of the General Plan pertaining to providing a balance of housing types and affordability levels to all economic segments of the City.
Therefore, the Planning and Development Department recommends approval of AHDB2023-0001 based on the findings of approval listed below and the recommended conditions of approval in Exhibit 5.
FINDINGS FOR THE APPROVAL OF AHDB2023-0001
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 6 and 5, 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 Density Bonus Housing Agreement as set forth in Chapter 17.87 of the Corona Municipal Code do exist in reference to AHDB2023-0001 for the following reasons:
a. The density bonus agreement is consistent with the objectives, policies, general land uses and programs specified in the General Plan because the agreement is associated with a proposed single family residential development with a density of 3 du/ac (before the density bonus) which is consistent with the Estate Residential density range of 1-3 du/ac.
b. The density bonus agreement is for a single family residential use which is a permitted use in the R-1-20 and R-1-14.4 zones, and as allowed by the state density bonus law and the density bonus agreement, certain waivers have been applied to certain development standards to support the development of affordable housing.
c. The density bonus agreement, in conjunction with associated Precise Plan 2023-0009 and TTM 38495, is in conformity with the public convenience, general welfare and good land practice because the project will develop an underutilized vacant parcel, add 35 housing units to the city’s existing housing inventory, and will include public infrastructure improvements, landscaped setbacks, and amenities for future residents.
d. The density bonus agreement will not be detrimental to the health, safety and general welfare of the community because the project site’s R-1-20 and R-1-14.4 zones permit the proposed single family residential use, and the project will connect to existing water, sewer and utilities to be located within a public utilities easement within the proposed private street of the development. Additionally, the project has been reviewed for compliance with the applicable requirements in the Corona Municipal Code including building and fire codes, and the waivers requested in the density bonus agreement have been reviewed by the applicable city departments and determined that the reduced or modified development standards will not result in an adverse impact on the public’s health, safety or the environment.
e. The density bonus agreement will not adversely affect the orderly development of the subject property in which the project is located within or the preservation of property values because, as conditioned by the precise plan and tentative tract map, the project is required to meet the applicable building and fire codes and construct all missing public improvements within Garretson Avenue adjacent to the project site ensuring orderly development of the property, and the single family residential use is compatible with existing surrounding single family residential developments.
f. The density bonus agreement should be approved because it supports a single family residential, affordable housing development that is consistent with the General Plan land use designation of Estate Residential and the Housing Element.
PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR
EXHIBITS
1. Locational and Zoning Map
2. Site Plan
3. Density Bonus Housing Agreement
4. Applicant’s letter requesting a density bonus housing agreement
5. Conditions of Approval
6. Environmental Documentation
Case Planner: Rocio Lopez (951) 736-2293