ORDINANCE NO. 3388
AN ORDINANCE OF THE CITY OF CORONA,
CALIFORNIA, APPROVING AN AMENDMENT TO THE
MOUNTAIN GATE SPECIFIC PLAN (SP-89-01) TO
CHANGE THE LAND USE DESIGNATION FOR 5.15
ACRES LOCATED AT 430 WEST FOOTHILL PARKWAY
FROM COMMERCIAL (C) TO SENIOR CITIZEN
RESIDENTIAL (SCR) AND TO ESTABLISH
CORRESPONDING DEVELOPMENT STANDARDS FOR
THE SENIOR CITIZEN RESIDENTIAL DESIGNATION
(SPA2023-0004)
WHEREAS, on February 12, 2024, the Planning and Housing Commission of the City of Corona (“Commission”) recommended that the City Council of the City of Corona (“City Council”) approve SPA2023-0004 to amend the Mountain Gate Specific Plan (SP-89-01) (the “Amendment”) to change the land use designation for 5.15 acres located at 430 West Foothill Parkway (“Property”) from Commercial (C) to Senior Citizen Residential (SCR); and WHEREAS, in connection with the approval of GPA2023-0002, a general plan amendment to change the land use designation for the Property from General Commercial to High Density Residential, which is being reviewed concurrently with this Amendment, the City Council approved a Mitigated Negative Declaration (“MND”) and Mitigation Monitoring and Reporting Program, which were prepared pursuant to California Environmental Quality Act (Public Resources Code Section 21000 et seq.) ("CEQA"), the State CEQA Guidelines and the City of Corona Local CEQA Guidelines and which included an analysis of the environmental impacts of this Amendment. The MND indicated that all potential environmental impacts from this Amendment were less than significant or could be mitigated to a less-than-significant level; and
WHEREAS, the Commission based its recommendation to adopt this Amendment on the findings set forth below, and the adoption of the MND; and WHEREAS, on March 6, 2024, the City Council held a duly noticed public hearing at which all persons wishing to testify in connection with the Amendment were heard and the Amendment was comprehensively reviewed.
NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CORONA, DOES ORDAIN AS FOLLOWS:
SECTION 1. CEQA Findings. As the decision-making body for this Amendment, the City Council has reviewed and considered the information contained in the MND, the initial study and the administrative records for this Amendment, including all written and oral evidence provided during the comment period. Based upon the facts and information 2 contained in the MND, the initial study and the administrative record, including all written and oral evidence presented to the City Council, the City Council finds that all environmental impacts of this Amendment are either less-than-significant or can be mitigated to a level of lessthan-significance pursuant to the mitigation measures outlined in the MND, the Mitigation Monitoring and Reporting Program, and the initial study.
SECTION 2. Zoning Findings. Pursuant to Sections 17.53.090 and 17.53.100 of the Corona Municipal Code, and based on the entire record before the City Council, including all written and oral evidence presented to the City Council, the City Council hereby makes and adopts the following findings:
A. SPA2023-0004 systematically implements and is consistent with the General Plan for the following reasons:
(i) This Amendment systematically implements and is
consistent with the General Plan because it implements Land Use Policy LU-7.1 by accommodating the development of a diversity of residential housing types that meet the needs of Corona’s population in accordance with the Land Use Plan’s designations, applicable density standards and design and development policies. (ii) This Amendment is consistent with Housing Element
Policy H-1.3 of the General Plan as it will provide sites for residential development, specifically senior housing, so that scarcity of land does not unduly increase the cost or decrease the availability of housing for all segments of the community. (iii) This Amendment is consistent with the City of Corona General Plan because the Senior Citizen Residential land use designation is consistent with the High Density Residential (HDR) land use designation of the General Plan as amended by GPA2023-0002 because the HDR designation is intended for a high density residential within a residential density range of 15 to 36 du/ac, and up to 75 du/ac for senior citizen housing and the SCR designation allows a maximum density of 40.5 du/ac.
B. SPA2023-0004 provides for the development of a
comprehensively planned project that is superior to development otherwise allowed under the conventional zoning classifications for the following reasons:
(i) The Amendment provides for the development of a
comprehensively planned project that would require future development to adhere to the development standards proposed for the Senior Citizen Residential designation to ensure orderly development of the site and minimize impacts to properties in the surrounding area.
C. SPA2023-0004 provides for the construction, improvement, or extension of transportation facilities, public utilities and public services required by the longterm needs of the project and/or other area residents, and complements the orderly development of the City beyond the project’s boundaries for the following reason:
3 (i) The Amendment provides for the construction,
improvement, or extension of transportation facilities, public utilities and public services required by the long-term needs of the project and complements the orderly development of the City beyond the project's boundaries because it establishes development standards, including onsite parking requirements, for multiple-family residential, that would minimize or prevent the impacts of development from encroaching into surrounding areas and properties.
D. SPA2023-0004 provides for the appropriate orientation and relationship between land uses within and adjacent to the project for the following reason:
(i) The Amendment and the Senior Citizen Residential
designation specifically support senior housing in an area that includes other residential uses, parks and commercial services, and development according to the SCR designation will be solely contained on the Property.
SECTION 3. Additional Findings for SP89-01. In addition to the findings in Section 2, the City Council hereby makes and adopts the following additional findings for the amendments to SP89-01 (Mountain Gate Specific Plan):
A. SPA2023-0004 is consistent with the South Corona Community Facilities Plan (CFP) as amended by CFPA2023-0001 because the Senior Citizen Residential land use designation maintains the maximum density of 40.5 du/ac allowed by the Senior Citizen Residential land use designation of the South Corona CFP.
B. SPA2023-0004 is consistent with the intent of the Mountain Gate Specific Plan because it specifically provides a residential land use for senior housing which complements the other residential land uses allowed by the specific plan and the nonresidential land uses, such as parks and commercial services, that are normally in residential communities.
C. SPA2023-0004 maintains consistency with the village concept because the architectural design guidelines for residential development are being carried forward to ensure the diversity and quality of architecture in the residential neighborhoods, and the development standards for the Senior Citizen Residential designation provide for adequate building setbacks and on-site landscaping to enhance the onsite design of future development.
D. SPA2023-0004 maintains adequate circulation to and from and within the plan area because access to the Property will continue to be provided from West Foothill Parkway, a four-lane secondary arterial street.
E. SPA2023-0004 does not change the public services and infrastructure already provided in the area because urban land uses already exist adjacent to and around the Property and the Specific Plan’s land use plan shows that the development of the Property is imminent.
4 F. SPA2023-0004 maintains the public and private open space system as both resources are neither disrupted nor depleted. The Property is not designated for open space and will not remove parkland already developed with the Specific Plan boundaries.
SECTION 4. Approval of the Amendment (SPA2023-0004). The Amendment to the Mountain Gate Specific Plan (SPA2023-0004) is hereby approved. The text and exhibits of the Mountain Gate Specific Plan (SP-89-01) are hereby amended as shown in Exhibit “A” attached to this Ordinance and incorporated herein by reference.
SECTION 5. Custodian of Records. The documents and materials that constitute the record of proceedings on which these findings are based are located at City Hall for the City of Corona, located at 400 S. Vicentia Avenue, Corona, California. Joanne Coletta, Planning and Development Director, is the custodian of the record of proceedings.
SECTION 6. Effective Date. The Mayor shall sign this Ordinance and the City Clerk shall attest thereto and shall within fifteen (15) days of its adoption cause it, or a summary of it, to be published in a general circulation newspaper in the City of Corona. This Ordinance shall take effect and be in force 30 days after its adoption.
PASSED, APPROVED AND ADOPTED this 20th day of March, 2024. ______________________________________
Mayor of the City of Corona, California
ATTEST:
___________________________________
City Clerk of the City of Corona, California
5 CERTIFICATION
I, Sylvia Edwards, City Clerk of the City of Corona, California, do hereby certify that the foregoing Ordinance was regularly introduced at a regular meeting of the City Council of the City of Corona, California duly held on the 6
th day of March, 2024 and thereafter at a regular
meeting held on the 20th day of March, 2024, it was duly passed and adopted by the following vote:
AYES:
NOES:
ABSENT:
ABSTAINED:
IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 20th day of March, 2024. ___________________________________
City Clerk of the City of Corona, California
[SEAL]
6 EXHIBIT “A”
AMENDMENT TO THE
TEXT AND EXHIBITS OF THE
MOUNTAIN GATE SPECIFIC PLAN (SP-89-01)
(SEE ATTACHED 47 PAGES)
MOUNTAIN GATE
SPECIFIC PLAN
(SP-89-01)
FOR
CITY OF CORONA
Submitted by
LYON COMMUNITIES, INC.
Approved by the Corona City Council
June 7, 1989
LASTAMENDED: June 7, 2023
By SPA2023-0002
MOUNTAIN GATE
SPECIFIC PLAN
FOR
CITY OF CORONA
Submitted by
LYON COMMUNITIES, INC.
Approved by the Corona City Council: June 7, 1989
Amended by Specific Plan Amendment #89-13: November 15, 1989 Amended by Specific Plan Amendment #90-09: February 20, 1991 Amended by Specific Plan Amendment #93-01: April 7, 1993 Amended by Specific Plan Amendment #93-05: December 1, 1993 Amended by Specific Plan Amendment #94-04: May 17, 1995 Amended by Specific Plan Amendment #97-05: July 15, 1998 Amended by Specific Plan Amendment #99-04: October 20, 1999 Amended by Specific Plan Amendment #01-001: February 21, 2001 Amended by Specific Plan Amendment #01-008: October 2, 2002 Amended by Specific Plan Amendment #02-005: November 20, 2002 Amended by Specific Plan Amendment #05-006: September 21, 2005 Amended by Specific Plan Amendment #06-011: January 16, 2008 Amended by Specific Plan Amendment #08-005: May 4, 2011 Amended by Specific Plan Amendment #2022-0004: September 7, 2022 Amended by Specific Plan Amendment #2023-0002: June 7, 2023 Amended by Specific Plan Amendment #2023-0004: TBD
AMENDMENTS TO THE SPECIFIC PLAN
CASE NO. COUNCIL
APPROVAL
DESCRIPTION/APPLICANT
SPA-06-011 01/16/08 Amendment to add 75.0 acres as a new Planning Area 34, with a new designation of SFD-14.4 (Single-Family
Detached – 14,400 s.f. min. Lot sizes)
SPA-08-005 05/04/11 Amendment to add 25.5 acres into Planning Area 26 under the Estate Cluster Residential designation
(Hillside Overlay Zone).
SPA2022-
0004
07/07/2022 Amendment to have the multiple family residential parking requirements match the parking requirements of
the CMC.
SPA2023-
0002
06/07/23 Amendment to Commercial (C) and Quasi Public (QP) to allow residential Land Uses pursuant to Senate Bill 6 and Assembly Bill 2011.
SPA2023-
0004
TBD Amendment to establish new Senior Citizen Residential (SCR) land use designation and associated development
standards, and change the land use designation of 5.15
acres at 430 W. Foothill Parkway from Commercial (C)
to SCR.
Mountain Gate Specific Plan 89-01 Page i
TABLE OF CONTENTS
Section Title Page
1.0 INTRODUCTION 1
1.1 Project Location 1
1.2 Authority and Scope 1
1.3 Background 2
2.0 PLANNING GOALS AND OBJECTIVES 4
2.1 Relationship to General Plan Goals 4
2.2 South Corona Community Facilities Plan 6
3.0 EIR MITIGATION MEASURES 23
4.0 EXISTING CONDITIONS 39
4.1 Topography 39
4.2 Geology and Soils 39
4.3 Hydrology 40
4.4 Biological Resources 40
4.5 Land Use 41
4.6 General Plan and Zoning 41
4.7 Traffic Circulation 42
4.8 Archaeological Resources 43
4.9 Utilities 43
4.10 Rights-of-Way/Easements 43
4.11 Summary of Site Features and Conditions 44
5.0 LAND USE PLAN 46
5.1 Residential Land Uses 46
5.2 Commercial and Quasi-Public Land Uses 4952
5.3 Park, Greenbelt and School Sites 5053
6.0 CIRCULATION PLAN 5356
6.1 Arterial and Collector Streets 5356
6.2 Selected Local Streets 5558
6.3 Hillside Street Standards 5660
7.0 UTILITY PLAN SUMMARY 5761
7.1 Water Facilities Plan Summary 5761
7.2 Wastewater Facilities Plan Summary 5963
7.3 Storm Drainage Facilities Plan Summary 6064
Mountain Gate Specific Plan 89-01 Page ii
TABLE OF CONTENTS
(continued)
Section Title Page
8.0 DEVELOPMENT PHASING AND FINANCING 6267
8.1 Public Facilities Financing Plan 6267
8.2 Public Facilities Operation and Maintenance 6762
8.3 Phasing Plan Summary 6863
8.4 Infrastructure Phasing Program 6863
9.0 DEVELOPMENT STANDARDS 7682
9.1 Residential Development Standards 8579
9.2 Parks, Greenbelt Park, Open Space and Elementary School Districts 100109
9.3 Commercial Development Standards 102111
9.4 Quasi-Public Development Standards 105114
9.5 Signage 107116
10.0 COMMUNITY DESIGN CRITERIA 124133
10.1 Community Design Elements 124133
10.2 Streetscape Design 124133
10.3 Entries and Theme Wall 127137
10.4 Trails 128138
10.5 Park and Greenbelt Improvement Program 129139
10.6 Special Landscape Standards 133143
10.7 Architectural Design Guidelines 135145
11.0 IMPLEMENTATION PLAN 137147
11.1 Precise Plans 137147
11.2 Density Transfers 137147
11.3 Specific Plan Amendments 138148
11.4 Variances 138148
11.5 Home Buyer Notification 138148
11.6 Fee Ordinance 138148
12.0 SUBDIVISION STANDARDS 139149
12.1 Subdivision Standards 139149
12.2 Modifications 139149
Mountain Gate Specific Plan 89-01 Page iv
LIST OF EXHIBITS
Number Exhibit Title Follows Page No.
1.1 Regional Location 1
1.2 Vicinity Map 1
2.1 Community Facilities Plan Analysis 7
4.1 Topography 39
4.2 Geology (1989) 39
4.2A Geology (2001: PA 31 & 32) 39
4.3 Hydrology 40
4.4 Land Use (1989) 40
4.4A Land Use (2001: PA 31 & 32) 40
4.5 Zoning/Agriculture 42
4.6 Existing Access 42
4.6A Existing Access (2002) 42
4.7 Rights-of-Way/Easements 43
4.8 Site Summary (1989) 44
4.8A Site Summary (2001: PA 31 & 32) 44
5.1 Land Use Plan 4851
5.2 Village Boundaries 4851
5.3 Conceptual Foothill Ranch Heritage Park 5154
6.1 Circulation Concept 5660
6.2 Surrounding Access 5660
6.3 Selected Local Streets 5660
7.1 Water Concept 5862
7.2 Sewer Concept 5963
7.3 Drainage Plan 6166
8.1 Phasing Plan 683
8.2 Streets and Landscaping Phasing 75-281
8.3 Water System Phasing 75-281
8.4 Sewer System Phasing 75-281
8.5 Deleted
8.6 Drainage System Phasing 75-281
8.7 Parkland Dedication Phasing 75-281
Mountain Gate Specific Plan 89-01 Page v
LIST OF EXHIBITS
(continued)
Number Exhibit Title Follows Page No.
9.1 Hillside Overlay Zone 8591
9.2 SFA District Side Yard Setbacks 9197
9.2 Conceptual Foothill Ranch Heritage Park 101110
9.5 Main Entry Sign 112121
9.5A Primary Directional 115124
9.5B Directional Signage Locations 124115
9.5C Secondary Directional 124115
9.5D Community Identification Sign 116125
9.5E Subdivision Identification Sign 116125
9.5F Project Identification Sign 117126
9.5G Sales Center Identification Sign 1290
9.5H Parking Lot Sign 1290
9.5I Information Sign 1290
9.5J Future Facilities Sign 121130
9.5K Apartment Sign 122131
10.1 Streetscape Key Map 124133
10.2A Main Street Streetscape Plans 133124
10.2B 1-4 Foothill Parkway Streetscape Plans and Sections 126130
10.2C Lincoln Avenue Streetscape Plans 136126
10.2D-G Streetscape Plans and Sections 136126
10.3 Theme Wall Plan 136126
10.4A-C Entry Design 127137
10.5 Theme Wall Design 128138
10.6A Parks and Trails 128138
10.6B Class I Bike Trail Standard 13828
10.7 Open Space Sections Key 140130
10.8A-H Open Space Sections 140130
10.9 Concept Plan for Joint Use Park 130140
10. 10 A-D Typical Street Scene Elevations and Site Plans 136146 Mountain Gate Specific Plan 89-01 Page 7
2.2.1 Land Use Densities
Exhibit 2.1 illustrates the CFP’s proposed land use patterns and densities for Mountain Gate. The CFP land use plan designates Mountain Gate for Estate, Low, Low Medium and Medium , , Medium, and Senior Citizen Residential density residential development. As shown in Table 2.1, the CFP land use designations will permit a maximum of 3,675 residential units in Mountain Gate.
The Specific Plan makes use of the CFP’s density transfer provisions to distribute these units among the various planning areas. However, the Mountain Gate Land Use Plan does not exceed the 3,675 maximum number of units permitted by the General Plan and the Community Facilities Plan.
Table 2.1
Community Facilities Plan Land Use Designations
For Mountain Gate
Category Acres Target Density Permitted Units
Estate 499.4 1.47 733
Low 156.3 2.96 463
Low Medium 266.6 3.90 1,040
Medium 223.9 7.88 1,764
Senior Citizen
Residential
5.15 40.5 209
Office Professional 10.0 <0>
Subtotal 1,156.2 4,000209
Roads 49.1 <0>
Subtotal 1,205.4 4,000209
Commercial <15.09.95> <0>
Office Professional <6.8> <0>
Schools <32.0> <0>
Parks <41.3> <325>
Fire Station <1.3> <0>
Project Total 3,6753,884
2.2.2 Community Design Goals
Section 3.3.1 of the CFP establishes five overall community design goals for the South Corona area. The relationship of this Specific Plan to these community design goals is addressed below:
Chapter 5.0 Land Use Plan
Mountain Gate Specific Plan 89-01 Page 46
5.0 LAND USE PLAN
The Land Use Plan for Mountain Gate is shown in Exhibit 5.1. The plan proposes a maximum of 3,593 690 homes within the site, including senior citizen residential units, in nine in eight different residential density categories. The plan also proposes 15.19.95 acres of commercial development; 15.8 acres of quasi-public uses; one 10.3 - acre elementary school site; one 21.7 - acre intermediate school site; 41.3 acres of park sites; and 24 acres of open space. Table 5.1 presents a statistical summary of the Land Use Plan. Table 5.2 presents a detailed allocation of dwelling units among the planning areas of the Specific Plan.
5.1 Residential Land Uses
The Specific Plan establishes six land use categories for single family detached development and a seventh land use category for senior citizen residential .development. The ER 1 and ER 2 categories are intended to accommodate residential estates at gross densities of one unit per acre and two units per acre, respectively. These designations provide for density transition zones adjacent to existing estate residential homes.
The SFD land use designations are intended for development of single-family detached residential neighborhoods at a density range of 0-4 du/ac, depending on the General Plan designation of the property. The SFD-14.4 category is intended to accommodate residential development with a minimum lot size of 14,400 square feet, the SFD-9.6 category is intended to accommodate residential development with a minimum lot size of 9,600 square feet, and the SFD-7.2 category with a minimum lot size of 7,200 square feet. The range of densities is designed to permit the various neighborhoods to be differentiated from one another through lot area, lot width, streetscape character, architectural style, pricing and amenity-orientation. In this way, each enclave of single family detached homes can be given its own neighborhood character.
The Estate Residential Cluster designation is a special category applied to planning areas 5 and 26 in the southern portion of Mountain Gate. This designation is intended to permit the use of clustering of single family detached and single family attached homes together with compensating open space. This will allow the design of a “planned unit development” with internal open space in each of these areas. Consistent with the CFP, the overall density within each of these planning areas is limited to three units per gross acre. Within each Estate Residential Cluster area, larger estate lots and/or landscaped buffer zones will be utilized to achieve compatible transitions to adjacent estate residential areas. Specific development concepts will be developed for each of the Estate Residential Cluster areas concurred with the preparation of subdivision maps for these areas.
The SFA Single Family Attached Designation is intended to accommodate duplex homes. The single family attached enclaves are located within or adjacent to the village core. The densities for the SFA areas are designed to accommodate high-end, amenity-oriented duplex homes that will allow for the creation of a single family character in each neighborhood. The densities in the SFA areas will permit lot widths that can support distinctive architectural designs. To further enhance the character of the SFA neighborhoods, the development standards require builderinstalled front yard landscaping.
Chapter 5.0 Land Use Plan
Mountain Gate Specific Plan 89-01 Page 47
The Senior Citizen Residential (SCR) designation is intended to accommodate housing that provides amenities, services and activities suitable for residents aged 55 years or over. Assisted living and congregate care facilities (with 24-hour assistance) are included within this designation. The SCR designation is located in Planning Area 10A (see Exhibit 5.1). The maximum target density for the SCR designation is up to 40.5 dwelling units per gross acre Chapter 5.0 Land Use Plan
Mountain Gate Specific Plan 89-01 Page 48
TABLE 5.1
Land Use Plan Summary
CFP Specific
Plan Use
Description Total Acres Total
Units
% of
Acres
% of
Units
E ER 1 Estate Residential
1 Unit per Acre
22.9 23 2.3% 0.6%
E ER 2 Estate Residential
2 Units per Acre
72.9 57 7.3% 1.6%
E ER Cluster Estate Cluster (*)
3 Units per Acre
290.2 559 29.1% 15.6%
E SFD-14.4 Single-Family
Detached
14,400 sq. ft. lots
75.0 52 7.5% 1.5%
L SFD-9.6 Single-Family
Detached
9,600 sq. ft. lots
96.2 238 9.7% 6.7%
L SFD-7.2 Single-Family
Detached
7,200 sq. ft. lots
171.9 602 17.2% 16.8%
LM SFA Single-Family
Attached
Duplexes, 6-8
Units per Acre
227.2 1,452 22.8% 40.5%
M MDR Medium Density
10-15 Units per
Acre
40.0 600 4.0% 16.8%
SCR SCR Senior Citizen
Residential up to
40.5 Units per
Acre (per the CFD
target density)
5.15 107 0.51% 2.9%
RESIDENTIAL SUBTOTAL 996.31,001.45 3,583690
C C Commercial 15.19.95 0 1%
OP QP QuasiPublic(Office and
Restricted
Commercial
15.8 0 1%
LM ES Elementary
School(**)
10.3 10 1%
LM IS Intermediate
School
21.7 0 2%
LM/M P Community,
Historic and
Neighborhood
Parks(*)
30.0 0 3%
Chapter 5.0 Land Use Plan
Mountain Gate Specific Plan 89-01 Page 49
M GP Greenbelt Park 11.3 0 1%
L/E OS Open Space 24.0 0 2%
L Fire Station Site 1.3 0 1%
Arterial and Collector Roads 79.6 0 7%
PROJECT TOTAL 1,205.4 3,593700
(*) The Estate Cluster area includes a requirement for additional open space, which may include additional park land, should the City Council decide to accept such park land.
(**) Ten (10) dwelling units are reserved for the Elementary School site in the event the site is not acquired for school purposes.
Chapter 5.0 Land Use Plan
Mountain Gate Specific Plan 89-01 Page 50
TABLE 5.2
Allocation of Dwelling Units among Planning Areas
Planning
Area
Community
Village-Area
Facilities
Plan Land
Use
Specific Plan
Land Use
Approximate
Gross Acres
DU
Objectives
Dwelling
Unit Low
(90%)
Range
High
(110%)
1 4-220 L SFD-7.2 51.8 192 172 211
2 3-230 E ER 1 10.8 10 9 11
3 4-320 LM SFD-7.2 40.0 134 121 147
4 3-341 LM ER 2 6.8 14 13 15
5A 4-333 E ER CLUSTER 95.6 206 185 227
5B 3-400 / 410 E ER CLUSTER 74.5 168 151 185
6A 4-320 LM IS 21.7 0 0 0
6B 4-320 LM SFA 20.2 121 109 161
7 4-320 M MDR 15.9 239 215 239
8 4-220 L SFD-7.2 32.6 108 97 119
9 4-092 OP QP 6.2 0 0 0
10A 4-300 SCR SENIOR
CITIZEN
RESIDENTIAL
5.15 107 96 117
10B 4-300 C COMMERCIAL 15.19.95 0 0 0
11 4-310 P PARK 20.0 0 0 0
12 4-310 LM SFA 18.2 140 126 146
13 4-310 LM SFA 17.5 99 89 109
14 4-331 L ER 1 12.1 13 11 14
15 4-310 LM SFA 45.2 296 268 328
16 4-290 LM SFD-7.2 30.4 118 106 130
17 4-300 LM SFA 11.9 68 61 75
18 4-300 P PARK 5.0 0 0 0
19 4-280 LM SFA 19.0 112 101 123
20 4-280 LM SFA 19.2 127 114 140
21 4-280 M MDR 24.1 361 325 397
22 4-280 P PARK 5.0 0 0 0
23 4-280 ES ES 10.3 10 9 11
24 4-290 LM SFA 19.0 128 115 141
25 4-290 M SFA 26.8 175 161 194
26 4-332 E ER CLUSTER 120.1 185 166 203
27 4-274 LM SFD-7.2 17.1 50 45 55
28 4-272 LM SFA 30.2 186 168 206
29 4-280 FS FS 1.3 0 0 0
30 4-000 OP QP 9.6 0 0 0
31 4-271/272/273 E/L/LM SFD-9.6 96.2 238 220 256
32 4-273 E/L OS 24.0 0 0 0
33 4-421 E ER 2 66.1 43 40 97
34 4-332 E SFD-14.4 75.0 52 47 57
SUBTOTAL 1,114.5 3,593700
4-290/310 P GP 11.3
ROADS / LANDSCAPE EASEMENT 79.6
TOTAL 1,205.4 3,593700
The total number of dwelling units in the Specific Plan area may not exceed 3,593 700 units.
Chapter5.0 Land Use Plan
Mountain Gate Specific Plan 89-01 Page 52
The MDR Medium Density Residential designation is proposed for two planning areas: one at Main Street and Foothill Parkway, and one at Lincoln Avenue and Foothill Parkway. These areas are intended for the development of town homes. The two medium density areas adjacent to Foothill Parkway reflect an extension of the village core outward from Mountain Gate Drive.
5.2 Commercial and Quasi-Public Land Uses
The Land Use Plan designates 15.19.95 acres at the southwest corner of Foothill Parkway and Main Street, located in planning area 10B, for neighborhood commercial development. On the northwest corner of this same intersection, the plan designates planning area 9 as a “QuasiPublic” site covering 6.2 acres. The intersection where these uses will be located is the primary entry to the Mountain Gate planned community. An additional, 9.6 acres at the northeast corner of Main Street and Chase Drive, in planning area 30, are designated for “Quasi-Public” uses.
Planning area 30 is not subject to the Mountain Gate phasing plan and will be developed individually with separate engineering and infrastructure requirements.
The commercial site is planned to meet a range of neighborhood-serving, daily shopping needs.
Typical uses would likely include a supermarket, convenience store, drugstore, and various small retail and personal services establishments.
The purpose of the quasi-public site is to establish a location for government or other public uses that are necessary to serve the day-to-day needs of the residents. The range of uses which might be provided on this site include a fire station, a post office, a branch library, a government center, child care facilities, a home for the aged, a church, or professional offices.
The commercial land use designation for planning area 10B is based upon the recommendations of a commercial market analysis which addressed the need for additional commercial development in south Corona, and also the specific commercial development potential of this particular site. This commercial market analysis reached the following conclusions:
1. The CFP land use plan for south Corona provides limited opportunities for commercial development which are concentrated along Ontario Avenue. The commercial areas designated on the CFP are not adequately distributed within south Corona to support the local need and demand for convenient neighborhood shopping throughout the area.
2. The addition of a neighborhood commercial area in Mountain Gate is desirable to provide convenient daily shopping for the future residents of the south part of south Corona.
3. There will exist sufficient demand for neighborhood commercial uses in south Corona to support the proposed commercial development on the Mountain Gate site as well as the proposed commercial development on Ontario Avenue.
4. The specific site proposed, at the corner of Main Street and Foothill Parkway, is ideally located to provide highly accessible and convenient commercial access for residents of the immediate area, and also for residents of other areas in south Corona traveling along Main Street and Foothill Parkway. Future traffic volume projections for this intersection fit the typical profile required for successful convenience commercial development.
Chapter 9.0 Development Standards
Mountain Gate Specific Plan 89-01 Page 82
9.0 DEVELOPMENT STANDARDS
The Mountain Gate Specific Plan establishes five six residential districts, a commercial district, a quasi-public district; a hillside overlay district and standards for the improvement of open space and public lands. The standards contained herein shall serve as minimum regulations unless specified otherwise. They are subject to modification through the amendment and modification procedures contained herein or within Section 11.0, Implementation Plan.
9.0.1 General Provisions
a. Unless excepted herein, the south Corona Community Facilities Plan and other relevant zoning ordinances, municipal codes, and City regulations shall govern the design, development and construction of Mountain Gate.
b. The Land Use Plan for Mountain Gate is shown in exhibit 5.1. The Land Use Plan identifies individual planning areas and assigns each planning area to a land use district. c. The number of units allowed within each planning area shall be within the range established in table 5.2, except where density transfers are approved as provided in Section
11.2, Density Transfers. The total number of dwelling units in the entire Specific Plan area shall not exceed the total number permitted for all planning areas as shown in table 5.2. d. The following land use districts are established:
ER: Estate Residential
1 - 2 units per gross acre
ER Cluster: Estate Residential Cluster
3 units per gross acre
SFD: Single Family Detached Residential 0 - 4 units per gross acre SFA: Single Family Attached Residential 6 - 8 units per gross acre MDR: Medium Density Residential 10 - 15 units per gross acre SCR: Senior Citizen Residential – up to 40.5 units per gross acre (target density of the CFD)
C: Commercial
QP: Quasi-Public
P, GP, OS and ES: Parks, Greenbelt Park, Open Space and Elementary School GP: Greenbelt Park
Chapter 9.0 Development Standards
Mountain Gate Specific Plan Page 107
9.1.6. SCR. Senior Citizen Residential District
1. Purpose
2. Permitted Uses
3. Prohibited Uses
4. Density
5. Development Standards
A. Setbacks
B. Parking
C. Minimum Dwelling Unit Size
D. Signage
1. Purpose – The Senior Citizen Residential District is intended to accommodate housing that provides amenities, services, and activities suitable for residents over the age of 55 years.
2. Permitted Uses – The following uses shall be permitted in the SCR District:
Multiple family dwellings for senior citizen assisted living (including memory care) and independent living, restricted to persons 55 years of age or older.
3. Prohibited Uses – Uses prohibited in the SCR district are as follows:
Commercial uses;
Manufacturing uses.
4. Density –Maximum density permitted shall be 40.5 units per gross acre (target density of the CFD) . The number of dwelling units permitted shall be subject to the density allocation found on Table 5.2, Allocation of Dwelling Units Among Planning Areas.
5. Development Standards – Development within the SCR district shall comply with the development standards from Section 17.24.060 through 17.24.220 of the Corona Municipal Code for the R-3 zone, except as otherwise specified herein. In the event of a conflict, the requirement of the Specific Plan shall govern.
A. Setbacks - All yard setbacks shall comply with Section 17.24.100 of the Corona Municipal Code, except for the following:
a. Yard Setbacks (measured from property line):
i. Buildings shall be set back a minimum of twenty-five (25) feet from Mountain Gate Drive right-of-way line; however, parking lots may be permitted to have a minimum setback of five (5) feet from Mountain Gate Drive right-of-way line.
ii. Buildings including parking lots shall be set back a minimum of twenty-five (25) feet from Foothill Parkway right-of-way line.
iii. The side yard landscape may be reduced subject to Planning and Development Director approval through the Precise Plan Review process.
Chapter 9.0 Development Standards
Mountain Gate Specific Plan Page 108
B. Parking - Parking shall comply with the applicable off-street parking requirements of Chapter 17.76 of the Corona Municipal Code, except for the following:
Uncovered parking may be utilized, provided that the parking lot area is sufficiently shaded by canopy trees as determined through the Precise Plan review process.
C. Minimum Dwelling Unit Area - There shall be a minimum of 400 square feet for studio units and 450 feet for all other dwelling units.
D. Signage – The provisions of Chapter 17.74 of the Corona Municipal Code shall apply, except for the following:
i. Monument style parcel identification signs shall be permitted within landscaped areas with a height not to exceed six (6) feet with a maximum sign area of 60 square feet. Monument signs shall be located outside corner cut off areas set forth CMC Section 17.70.050, except for structures described in Section 17.70.040(B).
ii. Wall signage shall not exceed a maximum area of one (1) square foot per lineal foot of building elevation up to a maximum of 60 square feet.
Chapter 10.0 Community Design
Mountain Gate Specific Plan 89-01 Page 145
10.7 ARCHITECTURAL DESIGN GUIDELINES
The purpose of these architectural design guidelines is to achieve a consistent high quality of design within the residential neighborhoods and the other areas within the Mountain Gate planned community. These guidelines are not intended to serve as absolute rules for design, but rather they are intended to encourage the building designer’s creativity in a diversity of architectural styles.
10.7.1 General Requirements
Prior to the submittal to the City of Corona, building construction plans for plan check of single family projects within the ER, SFD, and SFA and SCR Districts excluding single family detached condominiums, the builder of any building shall submit the following plans to the Community Development Director for advisory review.
- Preliminary floor plans.
- Preliminary elevations for each side of the building. - Building footprints.
- Material and color samples for roofs and exterior walls.
The architectural design of the buildings submitted shall be reviewed by the Community Development Director according to these Mountain Gate architectural guidelines.
The architecture for development projects within the medium density residential district, single family condominiums, any product other than SFD in the estate residential cluster district, the SCR residential district and commercial and quasi- public districts shall be submitted to the Design Review Board if required by City ordinance, or for Precise Plan review by the Planning Commission if the Design Review Board is not established.
Residential developments of less than five dwelling units and custom lot residential developments are exempt from the requirements established by these architectural design guidelines.
10.7.2 Commercial, Quasi-Public, and Public Architectural Design Guidelines The architectural design of any building within the commercial and quasi-public land use districts and the design of any public building within any land use district, shall conform with the applicable architectural design standards contained within the South Corona Community Facilities Plan.
Chapter12.0 Subdivision Standards 5.0 Land Use Plan
Mountain Gate Specific Plan 89-01 Page 149
12.0 SUBDIVISION STANDARDS
The provisions of this section shall be the standards for subdivisions for the Foothill Ranch Standards which are not addressed in this section shall be governed by Title 16 (Subdivision Ordinance) of the Corona Municipal Code.
12.1 Subdivision Standards
12.1.1 Local Streets
A. Local through streets shall be constructed in accordance with City of Corona standards, except that a minimum street centerline radius of 300 feet may be approved by the City Engineer.
B. Local cul-de-sac streets shall be constructed in accordance with City of Corona standards, except as specifically amended below:
1. 36 foot curb to curb roadway width in a 60 foot right-of-way.
2. A minimum street centerline radius of 300 feet may be approved by the City Engineer.
3. A maximum cul-de-sac length (measured from the centerline intersection of the through street to the center of the cul-de-sac bulb) of over 550 feet will be allowed, as long as the following criteria are satisfied:
- No more than 20 residences may take access from the cul-de-sac; and - The water main in the cul-de-sac will be looped to provide two sources for water.
C. All lots fronting on a cul-de-sac, knuckle or curved street shall have a minimum 32 foot distance at the curb line between property line prolongations except that for attached housing or condominiums, the minimum distance shall be 30 feet, subject to the demonstration of adequate on-street parking for guests.
12.1.2 Lots and Blocks
Residential blocks shall be two lots deep in width, excepting there from one lot deep blocks adjacent to collector, secondary and major arterial streets.
12.2 Modifications
Modifications to these standards may be approved pursuant to Chapter 16.32 of the Corona Municipal Code. Modification requests shall be made in writing and shall contain a statement of justification for the modification based upon submitted background data and information. The Planning Commission and City Council shall make findings consistent with Section 16.32 of the Corona Municipal Code.