City of Corona
Staff Report
400 S. Vicentia Ave.
Corona, CA 92882
File #: 22-0242
REQUEST FOR CITY COUNCIL ACTION
DATE: 04/06/2022
TO: Honorable Mayor and City Council Members
FROM: Planning & Development Department
SUBJECT:
Precise Plan 2021-0001 covering the site plan, architecture, landscaping, and wall/fence plans associated with the development of 29 single-family detached homes on a combined 7.4-acre site, previously subdivided by Tentative Tract Maps 36605 and 36608, located on the west and east sides of Lincoln Avenue, north of Highgrove Street in the R-1-7.2 Zone. (Applicant: D.R. Horton Los Angeles Holding Company, Inc.)
EXECUTIVE SUMMARY:
Precise Plan 2021-0001 (PP2021-0001) demonstrates the site plan and architectural appearance of 29 new single-family residential houses associated with Tentative Tract Maps 36605 and 36608. The new development is being built by D.R. Horton. The project includes a mix of single-story and twostory homes, which meet the City’s development standards.
RECOMMENDED ACTION:
That the City Council:
a. Take no action, thereby affirming the Planning and Housing Commission’s action granting PP2021-0001, based on the findings contained in the staff report and conditions of approval.
OR
b. Set the item for review at a subsequent meeting.
BACKGROUND & HISTORY:
Precise Plan 2021-0001 (PP2021-0001) is for the review of the site plan, architecture, landscaping, and fence and wall plans for 29 single-family residential lots created by Tentative Tract Maps 36605 and 36608. The project site is comprised of four parcels that have a combined acreage of approximately 7.4 acres located on the west and east sides of Lincoln Avenue and north of City of Corona Page 1 of 4 Printed on 3/24/2022
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File #: 22-0242
Highgrove Street.
Tentative Tract Map (TTM) 36605 was approved by the City Council on May 20, 2020, which subdivided a one-acre parcel into 4 single-family residential lots. TTM 36608 was approved by the City Council on April 15, 2020, which subdivided approximately 6 acres into 23 single-family residential lots. While both subdivisions yielded 27 residential lots, two (2) contiguous vacant residential lots located north of TTM 36608, are included in the overall project, for a combined 29 single-family residential lots to be built by D.R. Horton.
PP2021-0001 was reviewed by the Planning and Housing Commission at its meeting on March 7, 2022 and approved by Resolution 2581.
ANALYSIS:
The zoning of the project sites is R-1-7.2, which is for single-family residential dwelling units. The project was designed to comply with the development standards for the R-1-7.2 zone which covers building setbacks, building height, lot coverage, and parking requirements. The proposed architectural styles are consistent with the City’s Residential Design Guidelines and also complement the surrounding single-family residential neighborhood.
Floor Plans
Of the 29 homes proposed, nine (9) are a one-story plan, and the remaining 20 homes are based on three (3) different two-story plans. The City’s adopted Residential Development Design Guidelines requires at least 15 percent of the overall number of units be one story. The 9 one-story lots exceed the minimum requirement.
The applicant is proposing three different floor plans, in a variety of sizes as summarized below.
Plan 1 (One-story / 2,318 SF / 4BD/3BA): 9 homes
Plan 2 (Two-story / 3,015 SF / 5BD/3BA): 10 homes
Plan 3 (Two-story / 2,929 SF / 5BD/4BA): 10 homes
Plans 1, 2, and 3 feature dens and great rooms. Plans 2 and 3 include lofts on the second floor. Plan 3 also includes a “MultiGen Suite” on the first floor. The area is designed as an independent space with its own bedroom, bathroom, living room, washer/dryer closet, and kitchenette. The MultiGen Suite is accessible from within the home and has its own separate side-door entrance. The MultiGen is not considered an Accessory Dwelling Unit (ADU) because it does meet the kitchen requirement for an ADU.
All of the homes have attached garages, as required by the Corona Municipal Code (CMC), which requires two parking spaces within a garage for each single-family home. Plans 1, 2, and 3 all feature 3-car garages.
Architecture
The applicant proposes to use three different architectural styles for all of the floor plans, which include Spanish, Craftsman, and Ranch. The homes all feature colored exterior stucco with a variety of architectural elements such as foam (faux wood) shutters, horizontal fiber cement siding, recessed City of Corona Page 2 of 4 Printed on 3/24/2022
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File #: 22-0242
of architectural elements such as foam (faux wood) shutters, horizontal fiber cement siding, recessed windows, foam accents, brick and stone veneers, decorative lighting fixtures, and internally illuminated addresses. All garage doors will be sectional roll-up, painted to match the color schemes, and some will include windows.
The color palette includes a variety of earth tones and similar colors. A total of nine (9) different combinations of colors and materials are proposed, creating a variety of combinations for the project and thereby minimizing repetitive elevation designs.
The homes range in height from 18’-2” (Plan 1 single-story Spanish) to 26’-8” (Plan 2 two-story Ranch). The height of the homes is consistent with the CMC code requirement of 25-foot maximum height for one-story homes, and 30-foot maximum height for two-story homes. The proposed homes are generally similar in terms of size, height, and style and are compatible with existing homes within the surrounding neighborhoods, including those along Macbeth Avenue, Dakin Drive, and Waterfall Lane.
Walls and Fencing
The applicant is proposing a variety of wall and fence types:
· Six-foot-high slumpstone masonry walls with mortar caps are proposed along the perimeter of the project and along interior property lines.
· A combination 6-foot-high slumpstone masonry wall atop an 18-inch-high retaining wall is also proposed along certain areas of the project’s perimeter. · All homes include 6-foot-high block walls along the interior side lot lines of each lot, and along the return walls with 3-foot-wide pedestrian vinyl gates.
Landscaping
The conceptual landscape plan includes landscaping within the front yards of the homes, including two 24-inch-box trees per lot. A variety of shrubs and groundcover will be provided in the front yards in lieu of turf.
The City-owned parcel located south of Lot 4 on Waterfall Lane will be landscaped by the developer and maintained by the City. The small triangular area will consist of decomposed granite, low-lying ground cover, and 15 15-gallon Valencia Orange trees spaced 25 feet on-center. The Planning and Housing Commission added a condition of approval to require additional landscaping in lieu of just decomposed granite. The schematic design of the landscape area is provided as Exhibit 3.
Access and Circulation
Access to the four homes on the one-acre site is taken from Waterfall Lane via Cajon Drive and Lincoln Avenue. Access to the 25 homes on the 6-acre site is taken from Montoya Drive and existing streets, Dakin Drive and Macbeth Avenue.
General Plan Consistency
The project complies with the following policies in the General Plan:
· General Plan Policy LU-8.7, which requires new single-family residential units that are City of Corona Page 3 of 4 Printed on 3/24/2022
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File #: 22-0242
· General Plan Policy LU-8.7, which requires new single-family residential units that are constructed in existing neighborhoods be designed to complement the existing homes in terms of property setbacks, scale, building materials and color palette, and exhibit a high quality of architectural design.
· General Plan Goal LU-9, which encourages the development of new residential neighborhoods that complement the existing neighborhoods and assure a high level of livability for their residents.
· General Plan Policy LU-9.9, which requires that residential neighborhoods be designed to ensure visual and physical compatibility among their uses, as well as adjoining neighborhoods, commercial and industrial districts, and open spaces.
FINANCIAL IMPACT:
The applicant paid the application processing fees of $7,476 to cover the cost of the Precise Plan.
ENVIRONMENTAL ANALYSIS:
All potential environmental impacts associated with the project were previously evaluated with Tentative Tract Maps 36605 and 36608 in which a Mitigated Negative Declaration (MND) was adopted by the Corona City Council on April 15, 2020, and May 20, 2020, respectively. This application (PP2021-0001) is simply a request to review the site plan, architecture, landscaping, and fencing plan associated with the 29 lots. The current proposal does not change the analysis that was considered under the adopted MND. Therefore, the City will be preparing a Notice of Determination for the project.
PLANNING AND HOUSING COMMISSION ACTION:
At its meeting of March 7, 2022, the Planning and Housing Commission considered the subject matter and took the following action:
Motion was made, seconded (Alexander/Meza), and carried unanimously, that the Planning and Housing Commission adopt Resolution No. 2581 granting PP2021-0001, based on the findings contained in the staff report and conditions of approval. The minutes of the Planning and Housing Commission meeting are included as Exhibit 5.
PREPARED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR Attachments:
1. Exhibit 1 - Locational and zoning map
2. Exhibit 2 - Site plan for PP2021-0001
3. Exhibit 3 - Schematic Landscape Design of City-Owned Parcel located on Waterfall Lane
4. Exhibit 4 - Planning and Housing Commission staff report
5. Exhibit 5 - Minutes of the Planning and Housing Commission meeting of March 7, 2022 City of Corona Page 4 of 4 Printed on 3/24/2022
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