City of Corona
Staff Report
400 S. Vicentia Ave.
Corona, CA 92882
File #: 22-0762
PLANING AND HOUSING COMMISSION STAFF REPORT
DATE: 09/26/2022
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:
CUP2022-0002: Conditional Use Permit application to establish a 1,200-square-foot automated carwash tunnel proposed as part of an electrical vehicle charging station with 52 charging spaces in the C-3 (General Commercial) zone, located at 1335 and 1341 W. Sixth Street. (Applicant: Matt Stowe, ARG Devco, 2060 Placentia Avenue #3, Costa Mesa, CA 92627) RECOMMENDED ACTION:
That the Planning and Housing Commission recommend adoption of Resolution No. 2593 GRANTING CUP2022-0002, based on the findings contained in the staff report and conditions of approval.
PROJECT SITE SUMMARY
Area of Property: 2.42 acres
Existing Zoning: C-3 (General Commercial)
Existing General Plan: GC (General Commercial
Existing Land Use: Vacant
Proposed Land Use: Electric charging station, market and carwash Surrounding Zoning/Land Uses:
N: R-1-7.2 / Single family residences
E: C-3 / Commercial and office buildings
S: C-3 / Commercial buildings
W: C-3 / Chuck Wagon Restaurant and R-1-7.2 / Vacant residential property
BACKGROUND
Conditional Use Permit 2022-0002 (CUP2022-0002) is for the establishment of a 1,200-square-foot automated carwash tunnel proposed as part of an electrical vehicle (EV) charging station with 52 charging spaces on 2.42 acres located on the north side of Sixth Street, approximately 450 feet west of Sherman Avenue. The EV charging station also includes an 8,000-square-foot market. The project site is comprised of three parcels zoned C-3 (General Commercial). Per Corona Municipal City of Corona Page 1 of 6 Printed on 9/22/2022
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project site is comprised of three parcels zoned C-3 (General Commercial). Per Corona Municipal Code (CMC) § 17.33.010, the zone is intended for “higher intensity commercial uses that serve the community and subregional needs, with an emphasis on convenient automobile access, while incorporating efficient, safe and attractive on-site pedestrian circulation. The C-3 designation is generally applied to areas appropriate to serve the entire community, including shopping centers, automotive service and repair, theaters and drive-thrus.” Two of the parcels are long with narrow frontages on Sixth Street. The third parcel is a landlocked parcel located directly behind the adjacent Chuck Wagon restaurant property. In order to develop the site as proposed, the applicant will combine all three parcels into a single lot through the city’s administrative lot line adjustment process.
The C-3 zone requires a conditional use permit (CUP) for carwashes. The review of conditional use permit CUP2022-0002 is limited to the review of the carwash use. The rest of the commercial development, including the EV charging spaces, market, access point, overall parking, landscaping and architecture are being reviewed separately under a precise plan (PP2022-0001) for approval.
The project site is surrounded by commercial properties zoned C-3 to the west, east and south.
Located to the north of the project site are single family residential properties zoned R-1-7.2.
Located to the northwest of the site is a vacant property zoned R-1-7.2 The project was initially reviewed by the Development Plan Review staff on November 1, 2021 as DPR2021-0020. The applicant formally submitted the precise plan and conditional use permit applications to the City on March 22, 2022, which were reviewed by the Project and Environmental Review Committee on April 14, 2022. The applications were deemed complete by the committee and subsequently scheduled for the Planning and Housing Commission meeting of September 26, 2022.
The applicant conducted community outreach by mailing out an informational flyer to the property owners of properties that are located within a 500-foot radius of the project site. The flyer was mailed out on July 7, 2022. A copy of the flyer is attached as Exhibit 7.
PROJECT DESCRIPTION
Site Plan
The applicant’s proposed site plan is attached as Exhibit 3. The project is designed with the market located on the front portion of the property near Sixth Street, 27 non-EV parking spaces and 40 EV charging spaces located behind the market. 7 employee parking spaces are located behind the EV charging stalls, to the north. The proposed carwash is located at the rear of the site, to the northwest. Next to the carwash are 3 “finishing” spaces and 12 EV charging spaces for vans.
Vehicular access to the site will be provided by a single 30-foot-wide driveway located on Sixth Street.
The carwash tunnel is designed with the openings oriented in a west-east direction so that there is no direct interface between the openings and residences to the north. The C-3 zone requires a minimum 20-foot landscape setback along yards that abut residential zones. The project provides this setback along the north and northwest perimeters, where the site abuts residential zones. The City of Corona Page 2 of 6 Printed on 9/22/2022
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this setback along the north and northwest perimeters, where the site abuts residential zones. The Corona Municipal Code requires carwashes and detailing/finishing areas to be set back a minimum of 25 feet from residential zones. The carwash and finishing spaces provide more than 25 feet of setback from the adjacent residential zones. Additional buffering along both perimeters includes several 24-inch box trees and a new six-foot high block wall, which the applicant will install with the development of the charging station.
Operations
The EV charging station will provide self-serve and valet services. Customers that want valet service can drop off their vehicle in the valet lane adjacent to the market, at the front of the site. Car wash staff will then drive the vehicle to the carwash, and once cleaned, park it to an EV charging space while the customer waits in the market. Customers that do not want valet service can drive directly to a charging space, but will not be able to go directly to the carwash, as carwash and finishing services will only be provided through the valet. Since the staff onsite will be managing the carwash, queuing issues are not expected to occur at the entrance of the carwash. The anticipated hours of operation for the carwash are 8:00 a.m. to 8:00 p.m.
Architecture
The carwash tunnel is rectangular in shape and covered by matte black metal panels. The design matches the architecture of the market building, which has clear glass walls separated by a simple posts and beam frame, covered by the same matte black metal panels. The overall look and design of the development is modern and minimalistic. Developments in the C-3 zone are not subject to any particular architectural theme or design guidelines. The conceptual elevation plans are attached as Exhibit 4.
Parking
The Corona Municipal Code requires full-service carwashes to provide a minimum of 10 parking spaces. The market is required to provide 32 parking spaces, which is based on a code requirement of 1 parking space per 250 square feet of building area. Therefore the overall combined parking requirement is 42 parking spaces. The proposed project provides 89 parking spaces on-site, including the 3 finishing stalls.
ENVIRONMENTAL ANALYSIS
Pursuant to Section 15332 of the State Guidelines for the California Environmental Quality Act (CEQA), a Notice of Exemption has been prepared for the project because the project qualifies as a Class 32 (Infill Development Projects) categorical exemption under CEQA. The project is consistent with the General Plan and zoning requirements, and would not result in any significant traffic, noise, air quality, or water quality impacts.
Potential noise impacts associated with the operations of the project were analyzed in the Rove Corona Project Noise Impact Study prepared by MD Acoustics (dated March 15, 2022), an acoustic engineering firm. The purpose of the study was to ensure that the daily operations of the overall development including the carwash and finishing spaces would not impact the nearby existing residents to the north and future residential development to the northwest. The Corona Municipal Code sets a maximum allowable exterior noise level of 55 dBA for stationary noise for residential land uses between the hours of 7:00 a.m. to 10:00 p.m. Based on the noise study, operational noise City of Corona Page 3 of 6 Printed on 9/22/2022
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uses between the hours of 7:00 a.m. to 10:00 p.m. Based on the noise study, operational noise levels at the residential properties are anticipated to be between 48 dBA to 53 dBA, which are below the code’s 55 dBA exterior noise standard. The noise study was conducted based on a worst-case scenario which assumed all project equipment (wash tunnel blower, vacuum, inverters and transformers) would be operating simultaneously. In reality, the noise is expected to be intermittent and cycle on/off depending on customer usage. Any noise from the carwash operations would be reduced by the perimeter block wall that will be constructed along the perimeters of the site adjacent to the residential properties. Furthermore, the Corona Municipal Code’s supplemental site development standards for automotive related uses do not permit carwash facilities to use honking horns, intercoms or any other methods involving noise to notify their customers that the vehicle are ready for pickup.
FISCAL IMPACT
The are not fiscal impacts to the City, as 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 Division staff has not received any comments from the public in response to the public notice.
STAFF ANALYSIS
The proposed carwash is permitted in the C-3 zone by a conditional use permit and is consistent with the General Commercial General Plan designation. The design of the project, including setbacks, floor area ratio, building height, and landscaping comply with the development standards for the C-3 zone. The project also complies with the city’s carwash provisions established under Section
17.72.080 of the Corona Municipal Code. The provisions ensure that the carwash is well designed, drying spaces don’t interfere with the project’s required parking, a 25-foot setback is provided from the carwash to all adjacent residential zones, and honking horns, intercoms or other amplified noise are not used to notify customers that their car is ready. Additionally, the project provides 86 available parking spaces, plus 3 finishing stalls, for a total of 89 parking spaces, which exceeds the 42 spaces required.
The layout of the site with the carwash placed at the rear property behind the market provides for an attractive development because it screens the carwash activities from street view. The carwash services will be managed by the on-site staff, which eliminates vehicular queuing issues at the entrance of the carwash. The carwash tunnel is oriented in a west-east direction which eliminates having the openings facing directly towards the residences to the north. The orientation of the tunnel, installation of 24-inch box trees and a new six-foot high block wall help to reduce noise impacts to the nearby sensitive land uses while protecting their privacy. Furthermore, potential impacts related to noise were analyzed and recommends no noise mitigation.
The project’s traffic impact was also analyzed in a traffic impact analysis. No traffic related impacts were identified, and no mitigation is warranted.
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The Planning Division recommends approval of CUP2022-0002, based on the findings listed below and staff’s recommended conditions of approval attached as Exhibit 8.
FINDINGS OF APPROVAL FOR CUP2022-0002
1. A Notice of Exemption has been prepared pursuant to Section 15332 of the State Guidelines for CEQA because the project qualifies as a Class 32 (Infill Development Projects) categorical exemption under CEQA. The project, which consists of an electric vehicle charging facility, 8,000-square-foot market, 1,200-square-foot automated carwash tunnel, is less than 5 acres in size, is consistent with the General Plan and zoning requirements, has no value as natural habitat, has adequate utilities and public services, and would not result in any significant traffic, noise, air quality or water quality impacts.
2. All the conditions necessary for granting a Conditional Use Permit as set forth in Section
17.92.110 of the Corona Municipal Code do exist in reference to CUP2022-0002 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 or exceeds the development standards for properties that are zoned C-3 and provides adequate access from Sixth Street. b. The proposed use would not be detrimental to other and existing and permitted uses in the general area of the project site because the use would be surrounded by other commercial uses that are similar or compatible with the proposed carwash use. For the adjacent sensitive residential land uses, the project is incorporating adequate setbacks, trees, and a six-foot high block perimeter block wall as buffers to mitigate noise and protect the privacy of the residences. The project relates properly to existing and proposed streets and highways as it is designed with access from Sixth Street. c. The proposed use as conditioned complies with the development standards of the C-3 zone which allows carwashes by a conditional use permit.
3. The proposal is consistent with the General Plan for the following reason:
a. The proposed project implements the General Plan’s General Commercial designation, which allows a range of commercial uses that serve the local neighborhoods, the community and visitors.
b. The overall project including the carwash has a Floor Area Ratio (FAR) of 0.08, which does not exceed the General Plan’s FAR limit of 0.5 established for the General Plan designation.
c. General Plan Policy LU-5.11 states: Require projects to implement appropriate building orientation, setbacks, buffering, privacy and vehicle access as well as mitigate potential impacts associated with noise and lighting in order to be compatible with adjacent land uses. The project is consistent with Policy LU-5.11 by having the carwash tunnel oriented in a manner that does not have the openings of the tunnel facing directly towards the existing residences to the north. The project also provides enhanced setbacks and buffering in the form of trees and a new six-foot high block wall between the project site and residential properties to the north and northwest.
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4. The proposal is consistent with the C-3 zone for the following reasons:
a. The carwash is permitted in the C-3 zone with the approval of a conditional use permit. b. The carwash and overall project as designed meets all applicable development standards for the C-3 zone including setbacks, parking, floor area ratio, building height, and landscaping coverage.
PREPARED BY: SANDRA YANG, SENIOR PLANNER
REVIEWED BY: JAY EASTMAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR EXHIBITS:
1. Resolution No. 2593
2. Locational and zoning map
3. Site plan
4. Carwash Elevations
5. Applicant’s Letter Dated March 8, 2022
6. Applications Operation Overview
7. Applicant’s Informational Flyer
8. Conditions of Approval
9. Environmental documentation
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RESOLUTION NO. 2593
APPLICATION NUMBER: CUP2022-0002
A RESOLUTION OF THE PLANNING AND HOUSING
COMMISSION OF THE CITY OF CORONA,
CALIFORNIA, GRANTING A CONDITIONAL USE
PERMIT TO ESTABLISH A 1,200-SQUARE-FOOT
AUTOMATED CARWASH TUNNEL PROPOSED AS PART
OF AN ELECTRICAL VEHICLE CHARGING STATION
WITH 52 CHARGING SPACES IN THE C-3 (GENERAL
COMMERCIAL) ZONE, LOCATED AT 1335 AND 1341 W.
SIXTH STREET. (APPLICANT: MATT STOWE, ARG
DEVCO).
WHEREAS, the application to the City of Corona, California, for a Conditional Use Permit under the provisions of Chapter 17.92 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission to establish a 1,200-square-foot automated carwash tunnel proposed as part of an electrical vehicle charging station with 52 charging spaces in the C-3 (General Commercial) zone, located at 1335 and 1341 W. Sixth Street.
WHEREAS, the Planning and Housing Commission held a noticed public hearing for CUP2022-0002 on September 26, 2022, as required by law; and WHEREAS, the Planning and Housing Commission finds that this project is a Class 32 in-fill exemption under the California Environmental Quality Act (CEQA), pursuant to Sections 15332 the State CEQA Guidelines and Section 3.27 of the City of Corona Local Guidelines for Implementing CEQA, as the project is less than 5 acres in size; is consistent with the City’s general plan and zoning ordinance; has no value as habitat for endanger, rare or threatened species; is adequately served by utilities and public services; and will not result in any significant effects related to traffic, noise, air quality or water quality because there is no possibility that the activity may have a significant effect on the environment.
WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting a Conditional Use Permit as set forth in Corona RESOLUTION NO. 2593
APPLICATION NO. CUP2022-0002
PAGE | 2
Municipal Code Section 17.92.110 do exist in reference to CUP2022-0002 based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the CUP2022-0002 on certain conditions of approval and the findings set forth below.
NOW, THEREFORE, THE PLANNING AND HOUSING COMMISSION
OF THE CITY OF CORONA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. CEQA Findings. As the decision-making body for this CUP2022- 0002, the Planning and Housing Commission has determined that this project does not require further environmental assessment because the project qualifies as an exemption under CEQA per Section 15332 of the State Guidelines and Section 3.27 of the City of Corona adopted Local Guidelines for implementing CEQA. There is no evidence presented to the city that the project will have any significant effects on the environment.
SECTION 2. Conditional Use Permit Findings. Pursuant to Corona Municipal Code (“CMC”) section 17.92.110 and based on the entire record before the Planning and Housing Commission, including all written and oral evidence presented to the Commission, the Commission hereby makes and adopts the following findings:
1. A Notice of Exemption has been prepared pursuant to Section 15332 of the State Guidelines for CEQA because the project qualifies as a Class 32 (Infill Development Projects) categorical exemption under CEQA. The project, which consists of an electric vehicle charging facility, 8,000-square-foot market, 1,200-square-foot automated carwash tunnel, is less than five acres in size, is consistent with the General Plan and zoning requirements, has no value as natural habitat, has adequate utilities and public services, and would not result in any significant traffic, noise, air quality or water quality impacts.
2. All the conditions necessary for granting a Conditional Use Permit as set forth in Section
17.92.110 of the Corona Municipal Code do exist in reference to CUP2022-0002 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 or exceeds the development standards for properties that are zoned C-3 and provides adequate access from Sixth Street.
b. The proposed use would not be detrimental to other and existing and permitted uses in the general area of the project site because the use would be surrounded by other commercial uses that are similar or compatible with the proposed carwash use. For the adjacent sensitive residential land uses, the project is incorporating adequate setbacks, trees, and a six-foot high block perimeter block wall as buffers to mitigate noise and protect the privacy of the residences. The project relates properly to existing and proposed streets and highways as it is designed with access from Sixth Street.
RESOLUTION NO. 2593
APPLICATION NO. CUP2022-0002
PAGE | 3
c. The proposed use as conditioned complies with the development standards of the C-3 zone which allows carwashes by a conditional use permit.
3. The proposal is consistent with the General Plan for the following reason:
a. The proposed project implements the General Plan’s General Commercial designation, which allows a range of commercial uses that serve the local neighborhoods, the community and visitors.
b. The overall project including the carwash has a Floor Area Ratio (FAR) of 0.08, which does not exceed the General Plan’s FAR limit of 0.5 established for the General Plan designation.
c. General Plan Policy LU-5.11 states: Require projects to implement appropriate building orientation, setbacks, buffering, privacy and vehicle access as well as mitigate potential impacts associated with noise and lighting in order to be compatible with adjacent land uses. The project is consistent with Policy LU-5.11 by having the carwash tunnel oriented in a manner that does not have the openings of the tunnel facing directly towards the existing residences to the north.
The project also provides enhanced setbacks and buffering in the form of trees and a new six-foot high block wall between the project site and residential properties to the north and northwest.
4. The proposal is consistent with the C-3 zone for the following reasons:
a. The carwash is permitted in the C-3 zone with the approval of a conditional use permit.
b. The carwash and overall project as designed meets all applicable development standards for the C-3 zone including setbacks, parking, floor area ratio, building height, and landscaping coverage.
BE IT FURTHER RESOLVED that a copy of this Resolution be delivered to the City Clerk of said City and a copy thereof be sent to the applicant therefore at the address of said applicant as set forth in the application for said Conditional Use Permit.
Details:
LIST OF CONDITIONS
DEPARTMENT CONTACT
BUILDING Dana Andrews
1. BUILDING DEPARTMENT CONDITIONS
At time of plan submittal, construction documents shall be prepared in accordance with current applicable Codes & Standards (2019 Codes). Provide current list of applicable Codes & Standards. Provide full Scope of Work. Provide Building Data: Address, Fire Hazard Severity Zone, Occupancy, Type of Construction, Building Height, Stories & Area (Allowable/Actual), Sprinklered / Non-Sprinklered, Occupancy Load, Lot Data.
Include/Provide Plumbing Facilities Requirements per CPC 2019 Section 422.0 (Table 422.1) on front of Plans
2. Access, sanitary facilities, and parking shall comply with Title 24, 2019 CA Building Code 11B Accessibility Requirements.
3. Trash and recycling enclosures shall be accessible per CBC chapter 11B and meet minimum dimensions for the City's waste hauler (contact William Carraso at 951-279-3598 DWP-Waste Management). Provide enlarged plans and details for construction of trash/recycling enclosures.
4. Construction activity shall not occur between the hours of 8:00 pm to 7:00 am, Monday thru Saturday and 6:00 pm to 10:00 am on Sundays and Federal Holidays.
5. Roofing material shall be Class A.
6. Submit five (5) complete sets of plans including the following - * Plot Plan * Foundation Plan * Floor Plan * Ceiling and roof framing plan * Electrical Plans (electrical service shall be underground per Corona Municipal Code Section 15.06), including size of main switch, number and size of service entrance conductors, circuit schedule and demand load. * Plumbing and sewer plan, isometric, including underground diagram, water piping diagram, sewer or septic tank location, fixture units, gas piping and vents, heating and air conditioning diagram. * Landscape and Irrigation plans; Submit four (4) complete sets detached from building plans. Landscape Maintenance District plans shall be submitted directly to the Planning and Development Department, Development Services Division. Landscape plans shall be approved prior to the issuance of any Building Permits.
7. Submit two (2) sets of structural calculations, energy conservation calculations and soils reports. Architects/Engineers stamp and wet signature is required prior to submittal of plan check.
8. Upon tenant improvement plan check submittal there may be additional Building Department requirements.
9. Separate Permits are required for all Walls, Fences, Light Standards, Paving, Signage, Solar PV Systems & Trash Enclosures.
Identify items installed under Separate Permits for the project on front of plans.
10. Comply with the Corona Burglary Ordinance # 15.52 (see Corona Municipal Code @ https://codelibrary.amlegal.com/codes/corona/latest/overview ).
11. All contractors must show proof of State and City licenses, and workmen's compensation insurance to the City prior to the issuance of permits.
12. Business' shall not open for operation prior to posting of Certificate of Occupancy issued by the Building Department.
13. Provide accessible parking calculations indicating the required number of accessible spaces including van spaces.
Project Number: CUP2022-0002
Applied: 3/22/2022 Approved:
Closed: Expired:
Status: RECEIVED
Parent Project:
FULL SERVICE ELECTRIC VEHICLE STATION
Site Address: 1335 W SIXTH ST CORONA, CA 92882
,
Description:
Applicant:
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Project Conditions
City of Corona
BUILDING Dana Andrews
14. Provide the Nonresidential Mandatory Measures as required by the California Green Building Standards Code. Include the minimum number of EV, clean air, and carpool/vanpool parking spaces; minimum shade trees, bicycle parking and other site facilities as required by the California Green Building Standards Code.
15. An approved Construction Waste Management Plan and Recycling Worksheets shall be kept on site and maintained by the applicant, and made available for inspection by City representatives at all times in accordance with the California Green Building Standards Code. Documentation which demonstrates compliance with the minimum recycling of waste materials required by CAL Green shall be provided to the building inspector prior to issuance of Certificate of Occupancy or Final Approval.
16. All fees, including but not limited to, occupancy fees, property development tax, and school fees must be paid in full prior to issuance of building permits. Any development impact fees that apply to the project must be paid in full prior to NIC or CofO issuance.
17. Provide list of Deferred Submittals for the project on front of plans w/ note: Deferred Submittals shall be submitted to Building Dept for Review & Approval before beginning installation.
18. Provide List of Required Special Inspections Per 2019 CBC Section 1705 & Required Structural Observations for the project.
19. This Project requires a Pre-Construction Meeting with your Building Inspector. Prior to requesting any inspections, contact the Building Inspection Supervisor at 951-736-2250 to determine the inspector assigned to the project and to schedule your preconstruction meeting.
20. FIRE Cindi Schmitz
1. Place Fire Department DPR comments on plans as general notes.
2. Any revised site plan shall be submitted to the Fire Department for screen check approval prior to building plan submittal.
3. Plans shall show a minimum drive width of 28 feet.
4. Dead end access drives shall not exceed one hundred fifty (150) feet in length.
5. Provide turn-around for access drive(s) meeting Fire Department standards/approval.
6. Any overhead obstruction such as the second story of a building, Porte cochere, etc., that intrudes into the required clear width of fire vehicle access drives shall provide a minimum clear height of fifteen (15) feet unless otherwise approved by the Fire Chief.
7. A minimum fire flow of 3000 gallons per minute at 20 psi shall be provided for commercial structures.
8. Fire hydrants are to be spaced a maximum 250 feet apart.
9. Provide Class A roofing material on all structures per the Corona Municipal Code.
10. Groves and weed abatement shall be maintained so as not to pose a fire hazard until time of development.
11. A specific address, assigned by the City of Corona, Public Works Department, shall be provided for each building as specified by the fire department address standard which can be obtained at coronaca.gov/fire. Addresses must be illuminated during all hours of darkness.
12. Storage, Use and Dispensing of hazardous materials shall be in accordance with the California Building and Fire Code.
13. At no time shall fire hydrants or fire lanes be blocked by building materials, storage, equipment, and/or vehicles.
PLANNING
1. This permit hereby allowed is conditional upon the privileges being utilized by the securing of the first permit thereof, or compliance with all conditions on the granting of this conditional use permit within two (2) years after the effective date thereof, and if they are not utilized, or construction work is not begun within said time and carried on diligently to completion, this authorization shall become void, and any privilege or permit granted shall be deemed to have lapsed.
2. The project shall comply with all applicable requirements of the Corona Municipal Code (CMC) and ordinances and the relevant Specific Plan, if any, including the payment of all required fees.
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Project Conditions
City of Corona
PLANNING
3. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.
4. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.
5. All on-site landscaping shall be installed per the approved landscape plans prior to issuance of certificate of occupancy
6. Landscape plans for the overall development (EV charging station, market and carwash) shall be submitted under one plan as a separate submittal to the Building Division for plan check. At time of submittal, the developer shall submit a landscape deposit in the amount of $2,500 to the Planning Division for landscape plan check and inspection services. This is separate from the Building Division's landscape plan check submittal fee. Any money left remaining from the deposit will be reimbursed to the developer upon project completion.
7. All signage shall comply with the sign standards under Chapter 17.74 of the Corona Municipal Code for the C-3 zone. Signs shall be submitted and permitted separately over the public counter. Any signage proposed on the north side of the carwash tunnel shall be non-illuminated.
8. This project is subject to applicable MSHCP fees at time of building permit issuance.
9. If human remains are encountered, California Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the Riverside County Coroner has made the necessary findings as to origin. Further, pursuant to California Public Resources Code Section 5097.98(b) remains shall be left in place and free from disturbance until a final decision as to the treatment and disposition has been made. If the Riverside County Coroner determines the remains to be Native American, the Native American Heritage Commission must be contacted within 24 hours. The Native American Heritage Commission must then immediately identify the “most likely descendant(s)” of receiving notification of the discovery. The most likely descendant (s) shall then make recommendations within 48 hours, and engage in consultations concerning the treatment of the remains as provided in Public Resources Code 5097.98.
10. The applicant shall construct the following:
a) A 6-foot high decorative block wall shall be constructed along the entire length of the north perimeter and the northwest perimeter adjacent to APN 118-130-022. The block wall shall have a slumpstone or double-sided split-face finish. Pilasters having the same finish shall be constructed at the ends of each wall segment. b) A 6-foot high wrought iron or tubular steel fence shall be constructed along the west and east perimeters. No fencing shall extend into the property's 8-foot front yard setback area.
11. Prior to issuance of a building permit, the applicant shall obtain approval of a lot line adjustment to consolidate the parcels.
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Project Conditions
City of Corona
PUBLIC WORKS
1. The Planning and Development Department, Public Works Department, and Utility Department Conditions of Approval for the subject application shall be completed at no cost to any government agency. All questions regarding the intent of the conditions shall be referred to the Planning and Development Department, Development Services Division. Should a conflict arise between City of Corona standards and design criteria and any other standards and design criteria, City of Corona standards and design criteria shall prevail.
2. The developer shall comply with the State of California Subdivision Map Act and all applicable City ordinances and resolutions.
3. Prior to issuance of grading permit, the applicant shall demonstrate to the satisfaction of the Public Works Director that the proposed project will not unreasonably interfere with the use of any easement holder of the property.
4. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.
5. The submitted site plan shall correctly show all existing easements, traveled ways, and drainage courses. Any omission or misrepresentation of these documents may require said site plan to be resubmitted for further consideration.
6. In the event that off-site right-of-way or easements are required for the City of Corona master plan facilities to comply with these conditions of approval, the developer is required to secure such right-of-way or easements at no cost to the City.
7. All existing and new utilities adjacent to and on-site shall be placed underground in accordance with City of Corona ordinances.
8. Prior to issuance of a Certificate of Occupancy, the developer shall cause the engineer of record to submit project base line work for all layers in AutoCAD DXF format on Compact Disc (CD) to the Public Works Department. If the required files are unavailable, the developer shall pay a scanning fee to cover the cost of scanning the as-built plans.
9. The developer shall monitor, supervise and control all construction and construction related activities to prevent them from causing a public nuisance including, but not limited to, insuring strict adherence to the following: a) Removal of dirt, debris or other construction material deposited on any public street no later than the end of each working day. (b) Construction operations, including building related activities and deliveries, shall be restricted to Monday through Saturday from 7:00 a.m. to 8:00 p.m., excluding holidays, and from 10:00 a.m. to 6:00 p.m. on Sundays and holidays, in accordance with City Municipal Code 15.04.060, unless otherwise extended or shortened by the Public Works Director or Building Official. (c) The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site. Violation of any condition or restriction or prohibition set forth in these conditions shall subject the owner, applicant, developer or contractor(s) to remedies as noted in the City Municipal Code. In addition, the Public Works Director or Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such time as it has been determined that all operations and activities are in conformance with these conditions.
10. The applicant shall submit an application for a lot line adjustment (LLA) and the LLA and perfecting deeds must be approved and recorded prior to the issuance of a building permit unless otherwise approved by the Planning and Development Director.
11. Prior to issuance of a building permit, the developer shall finish the construction or post security guaranteeing the construction of all public improvements. Said improvements shall include, but are not limited to, the following:
a) All street facilities on Sixth Street.
b) All required grading, including erosion control.
c) All required sewer and water facilities.
d) All required landscaping.
e) All under grounding of overhead utilities, except for cables greater than 32k volts.
12. All the grading design criteria shall be per City of Corona standards, Corona Municipal Code Title 15 Chapter 15.36 and City Council Ordinance Number 2568, unless otherwise approved by the Public Works Director.
13. Prior to approval of grading plans, the applicant shall submit two (2) copies of a soils and geologic report prepared by a Registered Engineer to the Planning and Development Department, Development Services Division. The report shall address the soil's stability and geological conditions of the site. If applicable, the report shall also address: deep seated and surficial stability of existing natural slopes; modified natural slopes which are subject to fuel zones; manufactured slopes and stability along proposed daylight lines; minimum required setbacks from structures; locations and length of proposed bench drains, sub-drains or french drains; and any other applicable data necessary to adequately analyze the proposed development.
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Project Conditions
City of Corona
PUBLIC WORKS
14. Prior to approval of grading plans, erosion control plans and notes shall be submitted and approved by the Planning and Development Department, Development Services Division.
15. Prior to approval of grading plans, the applicant shall obtain a General Construction Activity Storm Water Permit from the State Water Resources Control Board in compliance with National Pollutant Discharge Elimination System (NPDES) requirements.
Proof of filing a Notice of Intent (NOI) will be required by the City. The WDID # shall be displayed on the title sheet of the grading plans.
16. Prior to approval of grading plans, the applicant shall comply with the Federal Clean Water Act and shall prepare a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall be available at the project site for review.
17. Prior to issuance of grading permit or construction of any improvements, a letter will be required from a qualified botanist, plant taxonomist or field biologist specializing in native plants, stating that an investigation and/or eradication of scale broom weed (Lepidospartum Squamatum) has been completed.
18. Prior to issuance of building permits, the developer shall cause the civil engineer of record and soils engineer of record for the approved grading plans to submit pad certifications and compaction test reports for the subject lots where building permits are requested.
19. Prior to release of grading security, the developer shall cause the civil engineer of record for the approved grading plans to submit a set of as-built grading plans with respect to Water Quality Control facilities.
20. Prior to issuance of any grading permit, any environmental Phase I and Phase II findings and recommended actions to remove contamination resulting from previous use of the subject site shall be implemented.
21. All City of Corona NPDES permit requirements for NPDES and Water Quality Management Plans (WQMP) shall be met per Corona Municipal Code Title 13 Chapter 13.27 and City Council Ordinance Numbers 2291 and 2828 unless otherwise approved by the Public Works Director.
22. Prior to the issuance of a grading permit, a Final WQMP, prepared in substantial conformance with the approved Preliminary WQMP, shall be submitted to the Planning and Development Department, Development Services Division for approval. Upon its final approval, the applicant shall submit one copy on a CD-ROM in PDF format.
23. Prior to the issuance of the first Certificate of Occupancy, the applicant shall record Covenants, Conditions and Restrictions (CC&R's) or enter into an acceptable maintenance agreement with the City to inform future property owners to implement the approved WQMP.
24. Prior to issuance of the first Certificate of Occupancy, the applicant shall provide proof of notification to the future homeowners and/or occupants of all non-structural BMPs and educational and training requirements for said BMPs as directed in the approved WQMP.
25. Prior to issuance of Certificate of Occupancy, the applicant shall ensure all structural post construction BMPs identified in the approved project specific Final WQMP are constructed and operational.
26. All the drainage design criteria shall be per City of Corona standards and the Riverside County Flood Control and Water Conservation District standards unless otherwise approved by the Public Works Director.
27. Prior to approval of any improvement plans, the applicant shall submit a detailed hydrology study. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on- and off-site.
28. Prior to approval of improvement plans, the improvement plans submitted by the applicant shall address the following: The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site. The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow. The project shall drain toward an approved water quality or drainage facility. Once onsite drainage has been treated it may continue into an approved public drainage facility or diverted through under-sidewalk parkway drains.
29. Street design criteria and cross sections shall be per City of Corona standards, approved Specific Plan design guidelines and the State of California Department of Transportation Highway Design Manual unless otherwise approved by the Public Works Director.
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Project Conditions
City of Corona
PUBLIC WORKS
30. Prior to issuance of a building permit, the applicant shall offer for dedication all required street rights-of-way in Sixth Street in the amount of 5 feet. Said dedication shall continue in force until the City accepts or abandons such offers. All dedications shall be free of all encumbrances and approved by the Public Works Director.
31. Prior to approval of improvement plans, the improvement plans submitted by the applicant shall include the following:
a) All driveways shall conform to the applicable City of Corona standards and shall be shown on the street improvement plans. b) Under grounding of existing and proposed utility lines. c) Street lights.
d) Sidewalks
e) All other public improvements shall conform to City of Corona standards.
32. Prior to approval of improvement plans, the improvement plans shall show all the streets to be improved to half width plus ten (10) additional feet unless otherwise approved by the Public Works Director. At the discretion of the applicant, the existing pavement maybe cored to confirm adequate section and R values during the design process and any findings shall be incorporated into the project design. Therefore improvements may include full pavement reconstruction, grind and overlay, or slurry seal. All striping shall be replaced in kind.
33. Prior to release of public improvement security, the developer shall cause the civil engineer of record for the approved improvement plans to submit a set of as-built plans for review and approval by the Planning and Development Department, Development Services Division.
34. Prior to acceptance of improvements, the Public Works Director may determine that aggregate slurry, as defined in the Standard Specifications for Public Works Construction, may be required one year after acceptance of street(s) by the City if the condition of the street(s) warrant its application. All striping shall be replaced in kind. The applicant is the sole responsible party for the maintenance of all the improvements until said acceptance takes place.
35. Prior to building permit issuance the applicant shall provide all of the necessary documents and fees needed to annex this project into a City of Corona Community Facilities District (CFD) 2016-3 (Maintenance Services). All assessable parcels therein shall be subject to annual CFD charges (special taxes or assessments). The developer shall be responsible for all costs incurred during annexation into the CFDs.
36. Prior to issuance of a Certificate of Occupancy, all proposed parkway, slope maintenance, and/or median landscaping specified in the tentative map or in these Conditions of Approval shall be constructed.
37. Prior to the issuance of a Certificate of Occupancy, any damage to existing landscape easement areas due to project construction shall be repaired or replaced by the developer, or developer's successors in interest, at no cost to the City of Corona.
38. Prior to issuance of a building permit and/or issuance of a Certificate of Occupancy, the applicant shall pay all development fees, including but not limited to Development Impact Fees (DIF) per City Municipal Code 16.23 and Transportation Uniform Mitigation Fees (TUMF) per City Municipal Code 16.21. Said fees shall be collected at the rate in effect at the time of fee collection as specified by the current City Council fee resolutions and ordinances.
39. All the potable water, reclaimed water, and sewer design criteria shall be per City of Corona Utility Department standards and Riverside County Department of Health Services Standards unless otherwise approved by the Public Works and Utility Department Directors.
40. Prior to issuance of any building permits, including model home permits, a domestic water and fire flow system shall be approved by the Public Works Department and constructed by the developer, to the satisfaction of the Public Works Director and Fire Chief.
41. Prior to building permit issuance, the developer shall construct or guarantee the installation of a new 12 inch DIP water in Sixth Street from the existing 12 inch DIP cap to the west across the project frontage, replacing the existing 2 inch steel line per City of Corona Utility Department Standard Plans and Specifications. [REVISED AT THE PLANNING AND HOUSING COMMISSION ON 9/26/2022]
42. Prior to improvement plans approval, the applicant shall ensure that all water meters, fire hydrants or other water appurtenances shall not be located within a drive aisle or path of travel.
43. Prior to issuance of any building permits, the developer shall pay all water and sewer fees, including but not limited to connection fees, wastewater treatment fees, sewer capacity fees and all other appropriate water and sewer fees.
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Project Conditions
City of Corona
PUBLIC WORKS
44. Prior to building permit issuance, the applicant shall construct or guarantee the construction of all required public improvements including but not limited to, the potable water line, potable water services, sewer laterals, double detector check assemblies and reduced pressure principle assemblies within the public right of way and-or easements.
45. The applicant shall dedicate easements for all public water, sewer and electric facilities needed to serve the project in accordance the Utilities Department standards. The minimum easement width shall be 20 feet for one utility and 30 feet for more than one public utility facility unless otherwise approved by the General Manager. All public water and sewer facilities shall be provided a minimum 20 foot wide paved access road unless otherwise approved by the General Manager. Structures and trees shall not be constructed or installed within a public utility easement.
46. Prior to building permit issuance, the applicant shall construct or guarantee the construction of a private fire system with double detector check assemblies at all public fire services to the satisfaction of the Utilities Department and Fire Chief.
47. Fire Hydrants shall be a maximum 250-300 feet apart or as directed by the Fire Department.
48. Manhole rim elevations shall be lower than all pad elevations immediately downstream. Otherwise a back flow prevention valve will be required.
49. Static pressures exceeding 80 psi require an individual pressure regulator.
50. Reclaimed water shall be used for any construction activity. Prior to obtaining a reclaimed construction meter from the City, a Reclaimed Water Application shall be submitted for the contractor to receive certification to handle reclaimed water. 7 of 7
Project Conditions
City of Corona