City of Corona
Staff Report
400 S. Vicentia Ave.
Corona, CA 92882
File #: 22-0663
REQUEST FOR CITY COUNCIL ACTION
DATE: 08/17/2022
TO: Honorable Mayor and City Council Members
FROM: Planning & Development Department
SUBJECT:
Zone Text Amendment 2022-0002 amending Chapter 17.76 (Off-Street Parking) of the Corona Municipal Code and various other sections of the Zoning Code to modify the City’s Off-Street parking requirements (Applicant: City of Corona).
EXECUTIVE SUMMARY:
The City Council will consider approving Zone Text Amendment 2022-0002 (ZTA2022-0002), which is intended to establish adequate and convenient parking in both residential and commercial zones and minimize impacts to public streets and adjacent properties. The amendment further consolidates parking requirements within Chapter 17.76 of the Corona Municipal Code (CMC), which is the City’s Off-Street Parking Ordinance, and updates parking criteria to provide clarity, and defines joint-use and shared-use parking strategies.
RECOMMENDED ACTION:
That the City Council:
a. Approve Zone Text Amendment 2022-0002, as recommended by the Planning and Housing Commission.
b. Introduce by title only and waive full reading for consideration of Ordinance No. 3353, first reading of an ordinance amending Chapter 17.76 (Off-Street Parking) and various other sections of Title 17 (Zoning) of the Corona Municipal Code to modify the City’s Off-Street parking requirements (ZTA2022-0002).
BACKGROUND & HISTORY:
On March 8, 2021, the City Council directed staff to study the City’s parking ordinance to determine if the City’s existing parking requirements were consistent with surrounding cities and industry standards. Specifically, the City Council expressed concern about the parking required for marketrate, multiple-family residential projects. Several multi-family residential apartments and attached condominium projects in the City have experienced a lack of sufficient parking spaces to City of Corona Page 1 of 8 Printed on 8/11/2022
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condominium projects in the City have experienced a lack of sufficient parking spaces to accommodate the demand from residents.
Staff completed its parking study in September 2021. The study compared Corona’s parking requirements for various land uses to the cities of Ontario, Eastvale, Orange, Moreno Valley, Riverside and Lake Elsinore. A comparison was also done using the average parking requirement for specific land uses from the Institute of Transportation Engineer (ITE) Parking Generation Manual.
Staff presented the parking study to the Committee of the Whole on September 8, 2021. The Committee recommended changes to the multiple-family residential parking requirement that would increase the parking requirement for studio/one-bedroom units by 0.5 spaces for a total of two spaces per unit, and three- or more bedroom units by 0.5 spaces for a total of three spaces per unit.
No changes were made to two-bedroom units, which required two spaces per unit. Guest parking was unchanged at one space every five units.
On September 20, 2021, the Planning and Housing Commission held a study session to discuss the results of the parking study performed by staff. The Commission concurred with the recommendation made by the Committee of the Whole on the multiple-family residential parking.
The Commission also recommended adding guest parking to senior citizen apartment housing and senior congregate housing. The proposed recommendation for guest parking is one space every four units or in the case of congregate care one space every four units or beds.
Planning staff reviewed relevant parking sections throughout the Zoning Code to identify revisions that aligned with the results of the parking study and the Committee and Commission’s review and comments. Proposed revisions were drafted based on the feedback from the Committee and Commission, to provide clarity regarding operational criteria, resolve conflicts in the code, address outdated terminology and practices, and consolidate most parking standards into the off-street parking chapter (CMC Chapter 17.76). The Planning and Housing Commission reviewed the proposed zoning text amendments on July 25, 2022, and recommended approval to City Council. It should be noted that a few errors in the Planning and Housing Commissions staff report/exhibits were identified shortly before the Commission’s meeting, and the errors were verbally clarified at the meeting. The Commission staff report and exhibits attached to this report (Exhibit 3) have been revised to reflect the correct information and staff’s verbal presentation.
Throughout this process, staff reminded the Committee of the Whole and the Commission that multiple-family residential, which is intended for affordable housing, is subject to parking requirements regulated by Section 65915 (p)(1) of the California Government Code. Staff will continue to refer to the California government code for parking when it pertains to the development of affordable housing for low and moderate-income households. For reference purposes, the current parking requirement in the government code for affordable housing is:
a) Zero to one bedroom: 1 onsite parking space.
b) Two to three bedrooms: 1.5 onsite parking spaces.
c) Four or more bedrooms: 2.5 onsite parking spaces.
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ANALYSIS:
ZTA2022-0002 proposes an increase to the current parking requirement for multi-family residential projects by a half (0.5) space per unit for studios units, one-bedroom units, and units with three or more bedrooms. For three bedroom and more units, the increase is created by requiring each unit to have one additional uncovered parking space, and by eliminating the half (0.5) space requirement for each unit’s covered parking. ZTA2022-0002 does not propose any change to the number of parking spaces required for two-bedroom units.
ZTA2022-0002 also proposes required guest parking for senior citizen apartment housing (market rate), senior congregate housing, and convalescent homes. The guest parking would be at a ratio of one (1) uncovered guest space per four (4) units (or beds, when applicable). The amendment would also require senior citizen apartment housing and senior congregate housing to provide covered spaces for the parking required for each unit/bed.
Other changes proposed by ZTA2022-0002 are intended to provide clarity regarding operational criteria, resolve conflicts in the code, address outdated terminology and practices, and consolidate most parking standards into a single Zoning Code chapter. These changes are reflected in various sections of the CMC.
The revisions specifically proposed in the table describing the number of parking spaces required in Section 17.76.030 of the CMC are shown below.
Proposed Use
Revisions
Proposed
Development
Standard Revisions
Discussion/Recommendation
Homeless or
emergency shelter
1 space/staff member of
largest shift, plus 1
space/12 beds, plus 2
guest spaces
Parking standard revised pursuant to
state law.
Mobile home park 2 tandem spaces/unit,
plus 1 uncovered guest
space/5 units. See
17.30.050(G) and
17.30.060(F)
Chapter 17.30, MP - Mobile Home
Park Zone, discusses standards for
mobile home park developments and
mobile home units. Chapter 17.30
allows tandem parking; it does not
require it.
Multi-family:
a. Studio or single
bedroom unit
b. Two-bedroom unit
c. Three or morebedroom unit
a. 1.52 covered spaces
/unit, plus 1 uncovered
guest space/5 units
b. 2 covered spaces
/unit, plus 1 uncovered
guest space/5 units
c. 2.5 covered and 1
uncovered spaces/unit,
plus 1 uncovered guest
space/5 units
See 17.76.010(H)
Recommended revision for multiplefamily parking per Council Committee of the Whole and
Planning Commission workshops
held in September 2021.
Recuperative care
facility
1 space/3 beds This is a current parking
requirementThe standard is being
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plus 1 uncovered guest
space/5 units. See
17.30.050(G) and
17.30.060(F)
Park Zone, discusses standards for
mobile home park developments and
mobile home units. Chapter 17.30
allows tandem parking; it does not
require it.
Multi-family:
a. Studio or single
bedroom unit
b. Two-bedroom unit
c. Three or morebedroom unit
a. 1.52 covered spaces
/unit, plus 1 uncovered
guest space/5 units
b. 2 covered spaces
/unit, plus 1 uncovered
guest space/5 units
c. 2.5 covered and 1
uncovered spaces/unit,
plus 1 uncovered guest
space/5 units
See 17.76.010(H)
Recommended revision for multiplefamily parking per Council Committee of the Whole and
Planning Commission workshops
held in September 2021.
Recuperative care
facility
1 space/3 beds This is a current parking
requirement. The standard is being
relocated from CMC § 17.44.140.
Senior citizen
apartment housing:
market rate
1.5 covered spaces/unit,
plus 1 uncovered guest
space/4 units
Planning Commission’s
recommended revision per
Commission’s 2021 workshop.
Senior congregate
housing
1.0 covered spaces/ per
unit or bed, whichever is
greater, plus 1
uncovered guest space
per 4 units or beds
Planning Commission’s
recommended revision per
Commission’s 2021 workshop.
Disabled or
handicapped housing
.3 spaces/unit 1 space
per employee
Residents of these facilities do not
drive and are generally transported
by a van operated by the facility.
Automotive repair
(single and multitenant)
5 space minimum, plus 1
space/200 sq. ft. of
building area
Consolidated “single” and “multitenant” auto repair; existing standards are the same.
Automotive repair
(multi-tenant)
5 space minimum, plus 1
space/200 sq. ft. of
building area
Auto wash (selfservice)2 spaces/self-wash stall,
plus 1 stacking space/
self-wash stall; and 6
stacking spaces from
payment kiosk at drivethru tunnels
Clarifies parking is for self-wash stall
and adds staking requirement for
drive-thru car wash.
Service station, gas
station
A minimum of 3 spaces
shall be provided onsite, per 17.72.030(E).
No additional parking
shall be required for
service station pumps/
canopies.
Parking for ancillary
automotive repair shall
Standard relocated from CMC §
17.72.030. Standard has been
revised to clarify that parking
provided for ancillary uses are
required at the ancillary use ratio
and are not in addition to the
minimum of three (3) parking spaces
required on-site spaces.
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service)plus 1 stacking space/
self-wash stall; and 6
stacking spaces from
payment kiosk at drivethru tunnels
and adds staking requirement for
drive-thru car wash.
Service station, gas
station
A minimum of 3 spaces
shall be provided onsite, per 17.72.030(E).
No additional parking
shall be required for
service station pumps/
canopies.
Parking for ancillary
automotive repair shall
be per 17.76.030.B.2,
inclusive of the minimum
parking per 17.72.030
(E).
Parking for ancillary
retail shall be per
17.76.030.C.4, inclusive
of the minimum parking
per 17.72.030(E).
Standard relocated from CMC §
17.72.030. Standard has been
revised to clarify that parking
provided for ancillary uses are
required at the ancillary use ratio
and are not in addition to the
minimum of three (3) parking spaces
required on-site spaces.
Fitness and wellness
studio, 3,500 sf or less
1 space/250 sq. ft. of
building area
Smaller fitness studios are not the
same as a health club. Occupancy is
limited at given times.
Mini-mall 1 space/250 sq. ft. of
building area
Use not defined. Use removed
because parking criteria conflicts
with “Retail center on less than 5
acres” and is the same as “Retail
center on more than 5 acres”.
Restaurant, café, bar or
other eating and
drinking establishment
with seating
1 space/100 sq. ft. of
building area and
outdoor seating area
A distinction between these uses and
delicatessen is that a deli has no
seating. Added “…with seating” to
provide clarity.
Retail center
(commercial and/or
office) on more than 20
acres
1 space/250 sq. ft. of
building area, or
pursuant to § 17.76.070
(B). For proposed
structures in an
approved retail center
with a site area of 5
acres or more and for
which at least one
certificate of occupancy
has been issued for a
structure therein before
December 22, 1994, the
parking requirements
shall be those in effect
at the time of issuance
of the first building
This land use added to clarify that
retail centers greater than 20 acres
can request a shared use parking
reduction (CMC § 17.76.070). The
parking requirements are otherwise
the same as “Retail center on more
than 5 acres”.
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center on more than 5 acres.
Restaurant, café, bar or
other eating and
drinking establishment
with seating
1 space/100 sq. ft. of
building area and
outdoor seating area
A distinction between these uses and
delicatessen is that a deli has no
seating. Added “…with seating” to
provide clarity.
Retail center
(commercial and/or
office) on more than 20
acres
1 space/250 sq. ft. of
building area, or
pursuant to § 17.76.070
(B). For proposed
structures in an
approved retail center
with a site area of 5
acres or more and for
which at least one
certificate of occupancy
has been issued for a
structure therein before
December 22, 1994, the
parking requirements
shall be those in effect
at the time of issuance
of the first building
permit in such retail
center.
This land use added to clarify that
retail centers greater than 20 acres
can request a shared use parking
reduction (CMC § 17.76.070). The
parking requirements are otherwise
the same as “Retail center on more
than 5 acres”.
Video arcade, game
arcade
1 space/200 sq. ft. of
building area or floor
area if ancillary to
another use.
“Game arcade” is defined in the
Zoning Code, “video arcade” is not.
Game arcades can be ancillary to
other uses, such as restaurants.
Convalescent home 1 space/3 beds, plus 1
uncovered guest space/4
beds
Recommended revision to require
uncovered guest parking, consistent
with Planning Commission workshop
held in 2021.
Trade or vocational
school
1 space/3 students
enrolled, plus 1
space/employee
Clarification to reflect total student
enrolled, not students per class.
Health club, or fitness
studio greater than
3,500 sq. ft.
1 space/150 sq. ft. of
building area (including
pool area)
Clarification to reflect new fitness
and wellness use added to this table.
Team sport facility
greater than 3,500 sq.
ft. (i.e., basketball,
volleyball, batting
cages, etc.)
As approved by Director,
subject to a parking
analysis and based upon
nationally recognized
standards
These types of uses related to indoor
sports facilities that often locate in
industrial areas where there is
limited parking. Uses often occur at
off-peak times from other on-site
operators. Use not intended to
include clinics, swing consultants,
and sport specialty stores.
Public park or any other
public recreational
facility
As prescribed by the
Director of Parks,
Recreation and
Community Services,
based upon nationally
A private park or recreation facility
would be ancillary to a primary use
and reviewed as part of a
development proposal. The Director
of Community Services only reviews
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volleyball, batting
cages, etc.)
nationally recognized
standards
limited parking. Uses often occur at
off-peak times from other on-site
operators. Use not intended to
include clinics, swing consultants,
and sport specialty stores.
Public park or any other
public recreational
facility
As prescribed by the
Director of Parks,
Recreation and
Community Services,
based upon nationally
recognized standards
A private park or recreation facility
would be ancillary to a primary use
and reviewed as part of a
development proposal. The Director
of Community Services only reviews
parks and recreational facilities
readily accessible to the public.
Mixed uses: Sum of the requirements
for each use. A
reduction of parking may
be granted for
commercial and office
centers greater than 20
acres, gross area,
subject to Section
17.76.070(B).
Cross-references process to allow
reduction in parking for land uses in
large development projects that
have different peak parking demand
times.
FINANCIAL IMPACT:
There is no financial impact to the City for this action.
ENVIRONMENTAL ANALYSIS:
Per Section 15061(b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA), a Notice of Exemption has been prepared for the project because Section 15061(b)(3) states that a project is exempted from CEQA if the activity is covered by the commonsense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment.
Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This amendment is solely a text revision and there is no possibility that this activity will have a significant effect on the environment.
PLANNING AND HOUSING COMMISSION ACTION:
At its meeting of July 25, 2022, the Planning and Housing Commission considered the subject matter and took the following action:
Motion was made, seconded (Alexander/Sherman) and carried unanimously, that the Planning and Housing Commission recommend approval of ZTA2022-0002 to the City Council, based on the findings contained in the staff report. The minutes of the Planning and Housing Commission meeting are included as Exhibit 4.
PREPARED BY: JOANNE COLETTA, PLANNING & DEVEOPMENT DIRECTOR Attachments:
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1. Exhibit 1 - City Ordinance No. 3353 - (Clean Version)
2. Exhibit 2 - Redline Version of CMC Sections
3. Exhibit 3 - Planning and Housing Commission Staff Report
4. Exhibit 4 - Draft Minutes of the Planning and Housing Commission meeting of July 25, 2022 City of Corona Page 8 of 8 Printed on 8/11/2022
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