City of Corona
Staff Report
400 S. Vicentia Ave.
Corona, CA 92882
File #: 23-0047
PLANNING AND HOUSING COMMISSION
STAFF REPORT
DATE: 01/23/2023
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:
GPA2022-0003: A General Plan Amendment to amend the General Plan land use designation of three (3) parcels totaling 4.92 acres located at 212 and 216 N. Smith Avenue from Light Industrial (LI) to General Industrial (GI). (Applicant: Ricardo Rivas of Staley Point Capital, 1150 Santa Monica Blvd, Suite 700, Los Angeles, CA 90025)
RECOMMENDED ACTION:
That the Planning and Housing Commission recommend APPROVAL of GPA2022-0003 to the City Council, based on the findings and conditions of approval contained in the staff report, find that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA section 15061(b)(3), and adopt Resolution 2602 granting GPA2022-0003 as part of Cycle 1 of General Plan Amendments for 2023.
PROJECT SITE SUMMARY
Area of property: 4.92 acres
Existing General Plan: Light Industrial (LI)
Proposed General Plan: General Industrial (GI)
Existing Zoning: M-2 (General Manufacturing)
Existing Land use: Industrial buildings
Proposed Land use: Industrial
Surrounding Zoning/Land Uses:
S: M-2 zone / Industrial building
N: M-2 zone / Industrial building
E: M-1 zone / Industrial building
W: M-2 zone / Industrial building
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BACKGROUND
GPA2022-0003 is a General Plan Amendment (GPA) to change the General Plan land use designation of three adjoining parcels located at 212 and 216 N. Smith Avenue from Light Industrial (LI) to General Industrial (GI). Two of the properties related to 212 N. Smith Avenue (APNs 118-310-003 and 118-310-004) are developed with a building that was previously occupied by a paint and autobody business. The third property at 216 N. Smith Avenue (APN 118-310-002) is developed with a building that was previously occupied by a paving business.
In March 2022, the applicant, Staley Point Capital, submitted a preliminary Development Plan Review application (DPR2022-0014) to the City for the development of a 162,480-square-foot warehouse industrial building on four adjoining parcels totaling 7.38 acres. The four parcels included the properties at 212 and 216 N. Smith, and a fourth property adjacent to the north, at 220 N. Smith Avenue.
At the DPR meeting held on April 14, 2022 city staff informed the applicant that the proposed development would require the four parcels to be consolidated into a single property, which can be processed administratively via a Lot Line Adjustment through the Development Services Division.
However, in order to consolidate the parcels, they must have the same zoning and General Plan designation. All four parcels are zoned M-2 (General Manufacturing); however, the parcels at 212 and 216 N. Smith Avenue have a General Plan designation of Light Industrial (LI), and the parcel at 220 N. Smith has a General Plan designation of General Industrial (GI). In order to proceed with the development, a General Plan Amendment is necessary in order to make the General Plan land use designations consistent.
The applicant submitted this General Plan Amendment application (GPA2022-0003) to the City on July 25, 2022, which was reviewed by the Project and Environmental Review Committee (PRC) on August 18, 2022. Staff deemed the application incomplete and provided the applicant a letter outlining missing items. The GPA was also subject to a 90-day period Native American tribal consultation process pursuant to Senate Bill 18, which concluded December 14, 2022. During the 90- day period, the applicant submitted all remaining application items, and the application was deemed complete on December 15, 2022. The GPA was subsequently scheduled for the January 23, 2023 Planning and Housing Commission hearing.
The project site is located in the vicinity of the Corona Municipal Airport. The properties are located in a Riverside County Airport Land Compatibility Plan (ALUCP) airport influence area (Zone D).
Legislative actions of a local agency that affect properties within an airport influence area must be reviewed by the Riverside County Airport Land Use Commission (ALUC). On August 11, 2022, the ALUC determined that the applicant’s proposed GPA is consistent with the Riverside County ALUCP.
However, the ALUC found the applicant’s proposed development plans under DPR2022-0014 to be conditionally consistent with the Plan, and subsequently, issued a set of conditions related to DPR2022-0014 to ensure that the development would not be detrimental to the airport influence area or create hazards to established flight paths. The conditions will be reviewed by city staff for applicability during the project’s plan check process with the City.
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PROPOSED AMENDMENT
GPA2022-0003 is a request to change the General Plan land use designation of three from Light Industrial (LI) to General Industrial (GI). The parcels total 4.92 acres and are located at 212 and 216 N. Smith. The owner of these properties also owns an adjacent property to the north, at 220 N.
Smith. The owner would like to consolidate the four parcels into a single 7.38-acre property, which would allow the applicant to develop the site for a 162,480-square-foot industrial building as proposed under DPR2022-0014.
In order to consolidate the parcels, the zoning and the General Plan designation of all four parcels must be the same. All of the parcels are zoned M-2 (General Manufacturing); however, the project site at 212 and 216 N. Smith have a General Plan designation of Light Industrial (LI), and the parcel at 220 N. Smith has a General Plan designation of General Industrial (GI). GPA2022-0003 proposes to change the 212 and 216 N. Smith properties to GI, to be the same as 220 N. Smith. Refer to Exhibits 4 and 5.
Additionally, the City’s General Plan contains a consistency table, which identifies the zoning classifications that implement each of the General Plan’s land use designations (Exhibit 7). Based on the consistency table, 212 and 216 N. Smith do not currently have General Plan/Zoning consistency, because the M-2 zoning is not an implementing zone for the Light Industrial (LI) designation.
However, the M-2 zone is an implementing zone for the General Industrial (GI) designation; therefore, the proposal to change the site’s land use designation to GI would bring the General Plan and zoning into alignment.
ENVIRONMENTAL ANALYSIS
A Notice of Exemption has been prepared for the project pursuant to Section 15061(b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempted from CEQA when 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 “common sense” exemption).
GPA2022-0003 is a common sense exemption because the intensity of uses allowed on-site does not change from what could be constructed today, as the existing zoning (M-2) remains unchanged, and the proposal simply creates consistency between the General Plan and Zoning. Any cumulative impacts resulting from the General Plan amendment would be negligible due to the insignificant size of the project site, which is only 4.92 acres. The Notice of Exemption is attached as Exhibit 8.
FISCAL IMPACT
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE AND COMMENTS
A 10-day public notice was mailed to all property owners within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. As of the preparation of this report, the Planning and Development Department has not received any response from the public regarding the proposal.
STAFF ANALYSIS
The proposed General Plan Amendment would enable the property owner to consolidate four parcels into a single larger parcel to be developed for a warehouse building totaling 162,480 square feet.
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into a single larger parcel to be developed for a warehouse building totaling 162,480 square feet.
The development, as proposed by the property owner, would replace four underutilized and dilapidated properties with a more appealing and cohesive development that conforms to current city standards. Additionally, the proposed project would eliminate an existing inconsistency between the General Plan and zoning. In short, redevelopment of the site would effectively remove any nonconforming or unsightly elements and enhance opportunities to improve the aesthetics of the site and surrounding area. This is encouraged and supported by General Plan Policies LU-3.1, LU-4.4 and LU-12.5:
LU-3.1 - Permit land uses and development consistent with the Corona General Plan Land Use Designations.
LU-4.4 - Proactively promote the adaptive re-use and infill of economically underutilized, obsolete, and dilapidated commercial and industrial sites within existing urbanized areas, in consideration of the uses, scale, and character of adjoining uses.
LU-12.5 - Work proactively with property owners of declining industrial sites to facilitate upgrades and re-use for contemporary business uses. Such may include incentives for parcel consolidation to facilitate the development of cohesive and well-defied business parks.
The General Industrial (GI) designation is consistent with the site’s M-2 zone, and is compatible with the surrounding existing industrial land uses. The amendment will not impact the type of development that could occur on the site because ultimately the types of allowable uses and site design are dictated by the site’s zoning, not by its General Plan designation. The site’s M-2 zone is not being changed with this amendment.
The Planning and Development Department recommends approval of GPA2022-0003 based on the findings listed below, and staff’s recommended conditions of approval attached as Exhibit 3.
FINDINGS FOR THE APPROVAL OF GPA2022-0003
1. The City of Corona has determined that this project is exempted from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the State Guidelines, which states that the project is exempted from CEQA when 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 “common sense” exemption).
2. GPA2022-0003 is internally consistent with the elements of the General Plan, including the goals and policies stated therein for the following reasons:
a. The amendment will implement General Plan Land Use Policy LU-3.1, in that it will ensure the future development of the site per the existing Zoning Code is consistent with the site’s General Plan Land Use Designation.
b. The amendment is consistent with General Plan Land Use Policy LU-4.4 because it provides an opportunity to redevelop four underutilized industrial properties in a manner City of Corona Page 4 of 5 Printed on 1/18/2023 powered by Legistar™
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provides an opportunity to redevelop four underutilized industrial properties in a manner that enhances the site and its surroundings and supports the City’s growth. c. The amendment is consistent with General Plan Land Use Policy LU-12.5 by consolidating multiple parcels to facilitate the future development of a more cohesive and well-defined industrial development that meets current city standards.
PREPARED BY: RAFAEL TORRES, ASSISTANT PLANNER
REVIEWED BY: SANDRA YANG, SENIOR PLANNER
REVIEWED BY: JAY EASTMAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR
EXHIBITS
1. Resolution 2602
2. Locational and Zoning Map
3. Conditions of Approval
4. Existing & Proposed General Plan Exhibit
5. General Plan Land Use Designation Map
6. Photographs of the site
7. General Plan Technical Report, Table 2-1; Land Use Designations and Implementing Zones
8. Environmental documentation
Case Planner: Rafael Torres (951) 736-2262
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RESOLUTION NO. 2602
APPLICATION NUMBER: GPA2022-0003
A RESOLUTION OF THE PLANNING AND HOUSING
COMMISSION OF THE CITY OF CORONA, CALIFORNIA
APPROVING A GENERAL PLAN AMENDMENT TO AMEND
THE GENERAL PLAN LAND USE DESIGNATION OF THREE
(3) PARCELS TOTALING 4.92 ACRES LOCATED AT 212 AND
216 N. SMITH AVENUE FROM LIGHT INDUSTRIAL (LI) TO
GENERAL INDUSTRIAL (GI) AS PART OF CYCLE 1 OF
GENERAL PLAN AMENDMENTS FOR 2023. (APPLICANT:
RICARDO RIVAS OF STALEY POINT CAPITAL).
WHEREAS, the Planning and Housing Commission of the City of Corona initiated proceedings through GPA2022-0003 to consider amending the City’s General Plan land use map to change the general plan land use designation of three (3) parcels totaling 4.92 acres located at 212 and 216 N. Smith Avenue from Light Industrial (LI) to General Industrial (GI); and WHEREAS, the Planning and Housing Commission held a noticed public hearing for GPA2022-0003 on January 23, 2023 as required by law, and WHEREAS, the Planning and Housing Commission after close of the public hearing considered all of the evidence presented in its deliberations; and WHEREAS, the Planning and Housing Commission, by the majority of all members, approved GPA2022-0003 in accordance with the analysis and findings in the staff report; and WHEREAS, the Planning and Housing Commission finds that this project is exempt from CEQA pursuant to Section 15061(b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempted from CEQA when 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 “common sense” exemption).
NOW, THEREFORE BE IT RESOLVED BY THE PLANNING AND
HOUSING COMMISSION OF THE CITY OF CORONA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:
SECTION 1. CEQA Findings. A Notice of Exemption has been prepared for the RESOLUTION NO. 2602
APPLICATION NO. GPA2022-0003
PAGE | 2
project pursuant to Section 15061(b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempted from CEQA when 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 “common sense” exemption). GPA2022-0003 is a common sense exemption because the intensity of uses allowed on-site does not change from what could be constructed today, as the existing zoning (M-2) remains unchanged, and the proposal simply creates consistency between the General Plan and Zoning. Any cumulative impacts resulting from the General Plan amendment would be negligible due to the insignificant size of the rezoned properties, which is only
4.92 acres.
SECTION 2. Findings. GPA2022-0003 is internally consistent with the elements of the General Plan, including the goals and policies stated therein for the following reasons:
1. The City of Corona has determined that this project is exempted from the California Environmental Quality Act (CEQA) pursuant to Section 15061(b)(3) of the State Guidelines, and Section 3.07 of the Corona Local Guidelines for Implementing CEQA, which states that a project is exempted from CEQA when 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 “common sense” exemption).
2. GPA2022-0003 is internally consistent with the elements of the General Plan, including the goals and policies stated therein for the following reasons:
a. The amendment will implement General Plan Land Use Policy LU-3.1, in that it will ensure the future development of the site per the existing Zoning Code is consistent with the site’s General Plan Land Use Designation.
b. The amendment is consistent with General Plan Land Use Policy LU-4.4 because it provides an opportunity to redevelop four underutilized industrial properties in a manner that enhances the site and its surroundings and supports the City’s growth. c. The amendment is consistent with General Plan Land Use Policy LU-12.5 by consolidating multiple parcels to facilitate the future development of a more cohesive and well-defined industrial development that meets current city standards.
THAT THE COMMISSION passes and adopts Resolution No.2602 conditionally approving the General Plan Amendment granted in accordance with the conditions and Exhibit 4 of the staff report for GPA2022-0003; and
THAT THE COMMISSION recommends to the City Council that it approve such General Plan Amendment as part of Cycle 1 of General Plan Amendments for 2023.
AERIAL & LOCATIONAL MAP
GPA2022-0003
212 & 216 N. SMITH AVENUE
ZONING LEGEND
M-1: Light Manufacturing
M-2: General Manufacturing
M-2
M-1
M-1
M-2
M-1
M-1
M-2
M-2
Details: A General Plan Amendment to amend 212 and 216 N. Lincoln Avenue (3 parcels) from LI (Light Industrial) to GI (General Industrial) for future industrial development.
LIST OF CONDITIONS
DEPARTMENT CONTACT
PLANNING
1. 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.
2. 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.
Project Number: GPA2022-0003
Applied: 7/25/2022 Approved:
Closed: Expired:
Status: COMPLETE
Parent Project: DPR2022-
0014
GPA from LI (Light Industrial) to GI (General Industrial) Site Address: 212-216 N SMITH AVE CORONA, CA 92880
Ricardo Rivas
1150 Santa Monica Blvd Suite 700 ,
Description:
Applicant:
1 of 1
Project Conditions
City of Corona
APN: 118-310-001
APN: 118-310-002
APN: 118-310-004
MAPLE STREET
APN: 118-020-010
APN: 118-310-030
APN: 118-030-080
APN: 118-030-078
APN: 118-030-077
APN: 118-030-076
COMMERCE STREET
APN:
118-020-022
APN:
118-020-021 APN:
118-020-019
APN:
118-020-020
APN:
118-020-016
APN:
118-020-017
APN:
118-020-018 APN:118-020-012
APN:118-020-013
APN:118-020-014
APN:
118-020-015
APN:
118-070-019
APN:
118-070-034
APN:
118-070-035
APN:
118-310-010
APN:
118-310-009
APN:
118-310-008
APN:
118-310-007
APN:
118-310-006
APN:
118-030-018
APN: 118-030-079 NORTH SMITH AVENUE GENERAL INDUSTRIAL
LIGHT INDUSTRIAL
LIGHT INDUSTRIAL
LIGHT INDUSTRIAL
LIGHT INDUSTRIAL LIGHT
INDUSTRIAL
LIGHT
INDUSTRIAL
LIGHT
INDUSTRIAL
LIGHT
INDUSTRIAL
LIGHT
INDUSTRIAL
LIGHT INDUSTRIAL
LIGHT INDUSTRIAL
APN:
118-070-019
APN:
118-070-019
LIGHT INDUSTRIAL
APN: 118-310-003
APN:
118
030
065
APN:
118
030
064
LIGHT
INDUSTRIAL
GENERAL INDUSTRIAL
GENERAL INDUSTRIAL
GENERAL GENERAL INDUSTRIAL
INDUSTRIAL
GENERAL
INDUSTRIAL
GENERAL
INDUSTRIAL GENERAL
INDUSTRIAL
GENERAL
INDUSTRIAL
GENERAL
INDUSTRIAL
GENERAL
INDUSTRIAL
GENERAL
INDUSTRIAL
GENERAL
INDUSTRIAL
GENERAL
INDUSTRIAL
GENERAL
INDUSTRIAL
GENERAL
INDUSTRIAL
GENERAL INDUSTRIAL
GENERAL INDUSTRIAL
GENERAL INDUSTRIAL
GENERAL INDUSTRIAL
LIGHT INDUSTRIAL
LEGEND:
PROJECT BOUNDARY
216 & 220 N. SMITH AVE
CORONA, CA 92880
GENERAL PLAN
AMENDMENT EXHIBIT
PROPOSED GENERAL PLAN AMENDMENT
DESIGNATION, GENERAL INDUSTRIAL
1 216 & 220 N. SMITH AVE
CORONA, CA 92880
PARCEL A.P.N CURRENT GENERAL
PLAN DESIGNATION
PROPOSED GENERAL
PLAN DESIGNATION
AREA
(AC.)
1 118-310-001 GENERAL INDUSTRIAL GENERAL INDUSTRIAL 2.46 2 118-310-002 LIGHT INDUSTRIAL GENERAL INDUSTRIAL 2.46
PORTION LOT 14 (1) 118-310-003 LIGHT INDUSTRIAL GENERAL INDUSTRIAL 1.47 PORTION LOT 14 (2) 118-310-004 LIGHT INDUSTRIAL GENERAL INDUSTRIAL 0.96
GENERAL PLAN
AMENDMENT EXHIBIT 2
APN: 118-310-001
APN: 118-310-002
APN: 118-310-003 APN: 118-310-004
APN: 118-020-010
APN: 118-310-030
APN:
118-030-078
APN:
118-030-077
APN:
118-030-076
N 82°40'18" W 825.37'
398.23'
N 82°40'37" W 811.23' 131.99' 132.02' 132.02' N 07°17'46" E 396.04' 131.99' 131.99' 413.00' 131.99' N 07°19'00" E PARCEL A 263.99' N 07°19'00" E 263.97' 131.95' 131.99' 131.99' 263.98'
14.00'
14.00'
216 & 220 N. SMITH AVE
CORONA, CA 92880
GENERAL PLAN
AMENDMENT EXHIBIT 3
EXHIBIT "A"
LEGAL DESCRIPTION
FOR
GENERAL PLAN AMENDMENT
PARCEL A 1 OF 2
PARCEL A (continued) 2 OF 2
General Plan
Land Use Designation Map
220
216
212
212
5 Figure 3, Site Photos
Western views from N Smith Avenue
Corona General Plan 2020-2040
Technical Background Report
Notice of Exemption\Corona Form “B”
NOTICE OF EXEMPTION
TO: CLERK OF THE BOARD OF FROM:CITY OF CORONA
SUPERVISORS COUNTY OF RIVERSIDE PLANNING & DEVELOPMENT DEPARTMENT 400 S. VICENTIA AVE, SUITE 120
CORONA, CA 92882
1. Project title: GPA2022-0003
2. Project location (specific): 212 & 216 N. Smith Avenue, Corona, CA 92883 (APN: 118-310-002, -003, -004)
3. a. Project location - City of Corona
b. Project location - County of Riverside
4. Description of nature, purpose and beneficiaries of project:
A General Plan Amendment application to amend the general plan land use designation on 4.92 acres located at 212 and 216 N. Smith Avenue from Light Industrial (LI) to General Industrial (GI).
5. Name of public agency approving project: City of Corona
6. Name of Person or Agency undertaking the project, including any person undertaking an activity that receives financial assistance from the Public Agency as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity: Ricardo Rivas of Staley Point Capital, 1150 Santa Monica Blvd, Suite 700, Los Angeles, CA 90025.
7. Exempt Status (check one):
a. Ministerial Project
b. Not a project
c. Emergency project
d. Categorical Exemption. State type and class number:
e. Declared Emergency
f. Statutory Exemption. State code section number:
g. X Other: Explain:
8. Reasons why the project is exempt:
Per Section 15061 of the State Guidelines for the California Environmental Quality Act (CEQA), a Notice of Exemption has been prepared for the project pursuant to Section 15061(b)(3) of the State Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempted from CEQA when 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 “common sense” exemption). GPA2022-0003 is a common sense exemption because the intensity of uses allowed on-site does not change from what could be constructed today, as the existing zoning (M2) remains unchanged, and the proposal simply creates consistency between the General Plan and Zoning.
9. Contact Person/Telephone No.: Rafael Torres, Assistant Planner (951) 739-4973
10. Attach Preliminary Exemption Assessment (Form "A") before filing.
Date received for filing: Signature:
Rafael Torres, Assistant Planner
Lead Agency Representative