City of Corona
Staff Report
400 S. Vicentia Ave.
Corona, CA 92882
File #: 24-0009
PLANNING AND HOUSING COMMISSION STAFF REPORT
DATE: 01/08/2024
TO: Honorable Chair and Commissioners
FROM: Planning & Development Department
APPLICATION REQUEST:
TTM 37805: Tentative Tract Map to create one lot on 0.42 acres for residential condominium purposes, located at the northeast corner of River Road and Cota Street (APN: 119-081-012), in the R-3 (Multiple Family Residential) zone. (Applicant: Aurangzeb Mirza - 2020 Jurupa Valley LLC, 13871 West Street, Garden Grove, CA 92843).
RECOMMENDED ACTION:
That the Planning and Housing Commission recommend APPROVAL of TTM 37805 to the City Council, based on the findings contained in the staff report and conditions of approval.
PROJECT SITE SUMMARY:
Area of Property: 0.42 acres (18,295 square feet)
Existing Zoning: R-3 (Multiple-Family Residential)
Existing General Plan: HDR (High Density Residential, 15-36 du/ac) Existing Land Use: Vacant
Proposed Land Use: Residential Condominiums (9 units)
Surrounding Zoning/Land Uses:
N: R-3 / Multiple Family Residential
E: R-3 / Multiple Family Residential
S: SFC / Single Family Condominium
W: R-3 / Multiple Family Residential
BACKGROUND
Tentative Tract Map (TTM) 37805 is a proposal to create one lot on 0.42 acres for residential condominium purposes. The project site is located at the northeast corner of River Road and Cota Street (Exhibit 1). TTM 37805 is associated with a nine-unit residential condominium development which the applicant is proposing for the project site. The tentative tract map would allow the applicant to sell the individual condominium units to separate homeowners. The condominium City of Corona Page 1 of 6 Printed on 1/4/2024
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development is proposed separately under Conditional Use Permit (CUP) 2022-0004 for concurrent review and approval. The details, including the site plan design and architecture for the development, are provided in a separate staff report for the CUP for the Planning and Housing Commission’s consideration. The site plan is provided as Exhibit 4 for reference only.
The project site is a vacant parcel. It is surrounded by multiple family residential developments including two-story apartment buildings to the north, east and west, and two-story condominium townhomes to the south. The site is zoned R-3 (Multiple Family Residential) which permits residential condominiums by a conditional use permit.
The project was initially reviewed by the Development Plan Review (DPR) Committee on May 19, 2022. The Applicant formally submitted the tentative tract map and conditional use permit applications to the City on July 19, 2022, and both applications were reviewed by the Project and Environmental Review Committee (PRC) on August 11, 2022. Missing and revised items were subsequently submitted, and the applications were deemed complete on November 15, 2023, and scheduled for the Planning and Housing Commission meeting of January 8, 2024.
In the Spring of 2022, the applicant conducted community outreach within a 500-foot radius by mailing out 275 stamped postcards to all occupants and property owners. The postcards included an introduction to the project and the developer's contact information. Copies of the community outreach documents are attached as Exhibit 6.
PROJECT DESCRIPTION
TTM 37805 is a proposal to create one lot on the project site for residential condominium purposes.
Exhibit 3 illustrates the lot proposed by TTM 37805. The map depicts the size of the lot to be 0.42 acres (18,295 square feet), which meets the R-3 zone’s minimum lot size requirement of 7,200 square feet. The lot also meets the zone’s minimum lot width and depth requirements of 60 feet and 100 feet, respectively. The lot has an approximate width of 135 feet and depth of 135 feet. As proposed by CUP2022-0004, the lot is capable of accommodating a single, three-story building that would house the nine residential condominium units including the project’s associated parking, landscaping, and other facilities and amenities.
The property is designated High Density Residential (HDR) on the city’s General Plan land use map, which allows 15 to 36 dwelling units per acre (du/ac). The project’s density is 21.4 du/ac which is within the HDR density range.
With the recordation of TTM 37805, three existing easements on the project site will be protected in place and one easement will be vacated. The easements that will be protected include a five-foot wide Southern California Edison easement located along the property’s north and east perimeters, and a 10-foot-wide Gas Company pipeline easement located along the east perimeter. The easement that will be vacated is a 10-foot-wide City of Corona slope easement which is located along the property’s frontage adjacent to River Road. This easement is no longer necessary and will be vacated to accommodate the project’s front yard landscaping and driveway.
Water and sewer service to the project site will be provided by the City of Corona. The project will City of Corona Page 2 of 6 Printed on 1/4/2024
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File #: 24-0009
connect to an existing 10-inch diameter water line in River Road. Sewer service is available for the project from an existing 8-inch diameter sewer line in River Road. Development of the project will increase impervious surface coverage on the site and increase surface runoff. Surface run off, however, will be directed to the water quality infiltration basin proposed to be located along the northwestern portion of the site before discharging into the City’s storm drain system.
The parcel contains existing right-of-way improvements including existing sidewalk, curb and gutter.
As noted previously, an existing 10-foot-wide City of Corona slope easement will be vacated to accommodate this development. There is no other dedication required associated with this map, and the existing five-foot-wide sidewalk and seven-foot-wide landscaped parkway will remain and tie into the adjacent right-of-way improvements to the north and east of this site. The applicant will be refurbishing the existing landscaped parkway to include irrigation and new landscaping per the city’s water efficient standards.
INTERNAL DEPARTMENT AND AGENCY REVIEW:
The Subdivision Map Act requires a local agency to circulate proposed subdivision maps to the service providers (Fire and Police Departments, Corona-Norco School District, etc.) and utility companies. This allows each entity the opportunity to review the proposal and determine the impacts of the subdivision relative to their services. Staff circulated the tentative tract map and associate plan plans to abovementioned agencies and internal departments and divisions such as Development Services, Building and Safety, Public Works and Traffic. Staff received comments and recommended conditions from several external and internal agencies. Comments from these agencies have been considered and incorporated as modifications and/or conditions to this project as deemed necessary by staff.
ENVIRONMENTAL ANALYSIS:
Per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA), a Notice of Exemption has been prepared for the project because the project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption. The project is consistent with the General Plan, zoning requirements, and would not result in any significant traffic, noise, air quality, or water quality impacts. Moreover, none of the exceptions to the Categorical Exemptions listed under Section 15300.2 of the State CEQA Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous waste site and will not cause a substantial adverse change in the significance of a historical resource.
The Notice of Exemption is attached as Exhibit 5.
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 staff has not received any City of Corona Page 3 of 6 Printed on 1/4/2024
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comments from the public in response to the public notice.
STAFF ANALYSIS
TTM 37805 will create one lot for residential condominium purposes to facilitate the development of nine attached residential condominium units that can be individually sold. The single lot also accommodates a common driveway, parking spaces, common landscaped and open space areas. The intended use of the property is consistent with the R-3 zone. The High Density Residential (HDR) land use designation of the General Plan also permits a residential density of 15 to 36 dwelling units per acre and the nine residential units proposed by TTM 37805 and CUP2022-0004 result in a density of 21.4 dwelling units per acre. The subdivision also complies with the subdivision standards required by the Corona Municipal Code and the orderly development of the site is secured through the conditions of approval that apply to this map.
After careful review and analysis of the project, the Planning and Development Department recommends approval of TTM 37805 subject to the findings of approval listed below and the conditions of approval in Exhibit 2.
FINDINGS OF APPROVAL FOR TTM 37805
1. A preliminary exemption assessment has been conducted by the City of Corona and it has shown that this project does not require further environmental assessment because the project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption. The project is consistent with the site’s General Plan designation and applicable plan policies; zoning designation; is less than five acres in size; is surrounded by urban uses; has no habitat for endangered, rare or threatened species; the project would not result in significant traffic, noise, air quality or water quality effects; and the site is adequately served by utilities and public services.
2. None of the conditions provided in Section 66474 of the California Government Code exists for the following reasons:
a. The proposed map is consistent with the General Plan because the project’s residential density is 21.4 du/ac which is consistent with the density range of 15 to 36 du/ac allowed for the HDR designation.
b. The proposed subdivision is designed in accordance with the subdivision standards required by the Corona Municipal Code and per the development standards of the R-3 (Multiple Family Residential) zone.
c. The site is suitable for the type of development proposed under TTM 37805 and associated CUP2022-0004, and provides adequate driveway access from River Road, a major arterial four lane road.
d. The site is physically suitable for the development of nine residential condominium units as there is adequate service connections to water and sewer, dry utilities for gas and electric, and available public services from police and fire departments.
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e. The design of the subdivision or the proposed improvements is not likely to cause substantial environmental damage or substantially injure fish or wildlife or their habitat because the project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption. The project is consistent with the site’s general plan designation and plan policies; zoning designation; is less than five acres in size; is surrounded by urban uses; has no habitat for endangered, rare or threatened species; the project would not result in significant traffic, noise, air quality or water quality effects; and the site is adequately served by utilities and public services. Furthermore, the project site is completely surrounded by urbanized developments.
f. The proposed subdivision will not result in adverse impacts to public health, safety or general welfare because the project is designed in accordance with the city’s objective design standards that are in place to ensure orderly development of the project site and improvements associated with the project.
g. The design of the subdivision or the type of improvements will not conflict with easements, acquired by the public at large, for access through or use of property within the proposed subdivision, because easements are being protected in place or vacated with the recordation of TTM 37805.
3. Pursuant to California Government Code Section 66473.5, consistency with applicable General Plan or Specific Plan does exist for the following reason:
a. The General Plan allows a residential density of 15 to 36 dwelling units per acre for the High Density Residential land use designation. The proposal will result in a density of 21.4 dwelling units per acre, which is within the allowable density range.
4. Pursuant to California Government Code Section 66474.6, the discharge of waste from the proposed subdivision into existing community sewers would not result in violation of existing requirements presented by the Santa Ana Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000) of the Water Code for the following reason:
a. The amount of discharge to be produced by the development does not exceed the limit established by the Santa Ana Regional Water Quality Control Board as monitored by the city’s Utilities Department.
5. The proposal is in conformance with Title 16 (Subdivisions) of the Corona Municipal Code for the following reasons:
a. The proposed map meets the city's subdivision standards for lot area, width, depth and street access.
b. Required missing public improvements are guaranteed with this subdivision as provided by the Conditions of Approval.
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File #: 24-0009
PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR
EXHIBITS
1. Locational and Zoning Map
2. Conditions of Approval
3. Tentative Tract Map 37805
4. Site Plan, per CUP2022-0004
5. Environmental Documentation
6. Community Outreach Materials
Case Planner: Rocio Lopez (951) 736-2293
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LOCATIONAL & ZONING MAP
TTM 37805
449 RIVER ROAD
R3
R3
SFC
C-2
M1
ZONING LEGEND:
R3: Multiple Family Residential
SFC: Single Family Condominium
C2: Restricted Commercial Zone
M1: Light Manufacturing Zone
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R4`8Aa4?@$A 4`$7`&$&$
Notice of Exemption FORM “A”
NOTICE OF EXEMPTION
TO:
☒ Office of Planning and Research
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
FROM:
(Public
Agency)
Name: City of Corona
Planning and Development
Department
Address: 400 S. Vicentia Avenue
Corona, CA 92882
Telephone: 951-736-2293
☒ County Clerk (Riverside County)
Address: 2724 Gateway Drive
Riverside, CA 92507
1. Project Title: TTM 37805 and CUP2022-0004
2. Project Applicant: Aurangzeb Mirza - 2020 Jurupa Valley LLC, 13871 West Street, Garden Grove, CA 92843
3. Project Location – Identify street address and cross streets or attach a map showing project site
(preferably a USGS 15’ or 7 1/2’ topographical map
identified by quadrangle name):
449 River Road- northeast corner of River Road and Cota Street (APN: 119-081-012).
4. (a) Project Location – City: Corona (b) Project Location – County: Riverside
5. Description of nature, purpose, and beneficiaries of Project:
Tentative Tract Map 37805 to create one lot on 0.42 acres for residential condominium purposes, located in the R-3 (Multiple Family Residential) zone.
Conditional Use Permit (CUP2022-0004) for a nine-unit
residential condominium development on 0.42 acres in the R-3 (Multiple Family Residential) zone
6. Name of Public Agency approving project: City of Corona
7. 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:
Aurangzeb Mirza
2020 Jurupa Valley LLC, 13871 West Street, Garden
Grove, CA 92843
8. Exempt status: (check one)
(a) ☐ Ministerial project. (Pub. Resources Code § 21080(b)(1); State CEQA Guidelines § 15268)
(b) ☐ Not a project.
(c) ☐ Emergency Project. (Pub. Resources Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))
Notice of Exemption FORM “A”
(d) ☒ Categorical Exemption.
State type and section number:
Section 15332 (In-fill Development)
(e) ☐ Declared Emergency. (Pub. Resources Code § 21080(b)(3); State CEQA Guidelines § 15269(a))
(f) ☐ Statutory Exemption.
State Code section number:
(g) ☐ Other. Explanation:
9. Reason why project was exempt: Pursuant to Section 15332 of the State Guidelines for the California Environmental Quality Act (CEQA) the nineunit residential condominium project qualifies as a Class 32 (In-Fill Development Projects) categorical exemption
under CEQA. The project consists of the construction of nine residential condominium units in an urbanized area; the project is consistent with the General Plan, zoning requirements, and would not result in any significant
traffic, noise, air quality, or water quality impacts.
Moreover, none of the exceptions to the Categorical
Exemptions listed under Section 15300.2 of the State
CEQA Guidelines apply, as the project will not result in a significant cumulative impact of successive projects of the same type in the same place over time or have a significant effect on the environment due to unusual circumstances or damage a scenic highway or scenic resources within a state scenic highway. The site is not located on a hazardous
waste site and will not cause a substantial adverse change in the significance of a historical resource.
10. Lead Agency Contact Person:
Telephone:
Rocio Lopez, Consulting Planner
951-736-2293
11. If filed by applicant: Attach Preliminary Exemption Assessment (Form “A”) before filing.
12. Has a Notice of Exemption been filed by the public agency approving the project? Yes ☒ No ☐
13. Was a public hearing held by the Lead Agency to consider the exemption? Yes ☒ No ☐ If yes, the date of the public hearing was: January 8, 2024 ________________________________
Signature Date: Click to enter date
__________________________________
Name Title: Click to enter title
☐ Signed by Lead Agency ☐ Signed by Applicant
Date Received for Filing: Click to enter date
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21110, Public Resources Code.
Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.