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Exhibit 3 - Planning and Housing Commission Staff Report(1).pdf

Corona City Council
September 18, 2024

Document
Exhibit 3 - Planning and Housing Commission Staff Report(1).pdf
Meeting
September 18, 2024
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Corona City Council
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9
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42.8 MB
Text extracted from the city's file for reading and search. Open the original on pub-corona.escribemeetings.com. That file is the official record.

City of Corona
Staff Report
400 S. Vicentia Ave.

Corona, CA 92882
File #: 24-0637

PLANNING AND HOUSING COMMISSION

STAFF REPORT
DATE: 8/26/2024
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
APPLICATION REQUEST:

PP2023-0009: Precise Plan to review the site plan, architecture, wall and fencing plan, landscaping and other features associated with 35 single family residential units proposed on 9.33 acres located on the east side of Garretson Avenue, approximately 530 feet south of Santana Way (APN: 120-020-022), in the R-1-20 and R-1-14.4 single family residential zones. (Applicant:

Warmington Residential, 3090 Pullman Street, Costa Mesa, CA 92626).

RECOMMENDED ACTION:

That the Planning and Housing Commission adopt Resolution No. 2643 GRANTING PP2023- 0009 based on the findings contained in the staff report and conditions of approval.

PROJECT SITE SUMMARY:

Area of Property: 9.33 acres
Existing Zoning: R-1-20 and R-1-14.4 (both Single Family Residential) Existing General Plan: Estate Residential (ER), 1-3 du/ac Existing Land Use: Vacant Land
Proposed Land Use: Single Family Housing Development
Surrounding Zoning/Land Uses:

N: R-1-14.4 (Single Family Residential) / Single Family Residential E: R-1-7.2 (Single Family Residential) / Single Family Residential S: R-1-20 (Single Family Residential) / Single Family Residential W: R-1A (Single Family Residential) / Single Family Residential

BACKGROUND
The project site is a 9.33-acre vacant parcel that was previously used for agricultural purposes. The immediate surrounding land uses to the north, south, west and east are residential. The vacant site is surrounded by single family residential development to the north, east, south and west. (Exhibit 2).

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The subject property is a split-zoned parcel, in that the western portion of the property which fronts Garretson Avenue is zoned R-1-20, and the remaining eastern portion of the property is zoned R-1-

14.4. The R-1-20 zone requires a minimum lot area of 20,000 square feet for newly created lots.

The R-1-14.4 zone requires a minimum lot area of 14,000 square feet. Both zones permit the development of single family residential housing.

The property has a land use designation of Estate Residential (ER) on the General Pla map and South Corona Community Facilities Plan (SCCFP). The ER designation under the General Plan permits 1-3 dwelling units per acre (du/ac). Under SCCFP, the ER designation has a more restrictive density limit of 1.47 du/ac.

Prior Approvals
The property’s current split-zone configuration was originally established by a zone change (CZ14- 001) that was approved in 2015. At that time, the property was owned by the Corona-Norco Unified School District (CNUSD). CZ14-001 also included the 4.67-acre parcel directly to the north, which was owned by Mr. and Mrs. Lawrence Nelson at that time. On February 4, 2015, the zone change was approved in conjunction with Tentative Tract Map (TTM) 36764, which subdivided both properties into a total of 23 single family residential lots. The conditions of approval for TTM 36764 required the owners to record the tentative tract map within two years of receiving approval.

However, the owners did not record the final map within the initial two years, and consequently, TTM 36764 expired on February 4, 2017, inadvertently leaving the subject property two different zones (“split zoning”). Eventually, the Nelsons and the CNUSD sold their properties to different parties, which do not have an interest in jointly developing the properties as initially intended in 2014.

The applicant of the current proposal, Warmington Residential, is in escrow with the current owner (Gardens of Peace, LLC) of the project site pending project approval.

Current Proposal
The project is a proposal to build 35 single family homes on the 9.33 acres. In order to implement the proposed housing development, the applicant is requesting concurrent approvals of two other applications, Tentative Tract Map (TTM) 38495 and Affordable Housing and Density Bonus (AHDB) 2023-0001. These requests are described further below.

1. TTM 38495: Tentative Tract Map to subdivide the 9.33 acres into 35 lots for single family residential purposes.

2. AHDB2023-0001: Density Bonus Housing Agreement for the residential development associated with PP2023-0009 and TTM 38495.

The project was initially reviewed by the Development Plan Review (DPR) Committee on September 1, 2022. On November 6, 2023, the applicant formally submitted the Precise Plan, Tentative Tract Map and Affordable Housing and Density Bonus applications in compliance with the Housing Accountability Act (HAA). All three applications were reviewed by the Project and Environmental Review Committee (PRC) on November 30, 2023. Missing and revised items were subsequently City of Corona Page 2 of 14 Printed on 8/22/2024
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Review Committee (PRC) on November 30, 2023. Missing and revised items were subsequently submitted, and the applications were deemed complete on July 24, 2024, and scheduled for the Planning and Housing Commission meeting of August 26, 2024.

State Density Bonus
The proposed single family residential development is a project under State Density Bonus Law (SDBL) [Government Code § 65915], which is a state mandated law that allows developers of eligible housing projects to receive increased density and/or other benefits by right to help the developer build the housing project at the density that the developer is seeking. The project qualifies as a project under the SDBL because the project has agreed to sell two of the single-family homes to qualifying very low-income households. Qualifying households are considered households that do not exceed the maximum allowable income limits for the very low-income category published by the California Department of Housing and Community Development. The two single family homes reserved for very low-income buyers will be deed restricted to their level of affordability for a minimum term of 45 years.

Under the SDBL, the applicant is allowed to develop the site based on the greatest number of units allowed under the General Plan which is 3 du/ac and thus, the project is allowed to have 28 units (9.33 acres x 3 du/ac). The applicant is pursuing a 22.5 percent density bonus which allows the project to have an additional seven units. With the density bonus, the project is allowed to have a total of 35 units which results in a density of 3.75 du/ac. Under the SDBL, a 22.5 percent density bonus requires at least six percent (two units) of the 35 units to be restricted to very low-income households.

The applicant is applying for several waivers to reduce or modify certain development standards established by the Corona Municipal Code (CMC) to build the project at the density proposed. This is one of the benefits allowed by the State Density Bonus Law. The waivers are discussed under the Waiver of Development Standards section of this report.

The applicant is required to enter into a density bonus agreement with the city which is the mechanism that ensures the housing units remain affordable according to the density and waivers that are being granted by the city. The density bonus agreement requested by the applicant, AHDB2023-0001, is a separate application and outlines the requested waivers, identifies the affordable units, addresses covenant terms, annual reporting, and the terms of the agreement.

PROJECT DESCRIPTION
The project proposes to develop 9.33 acres into 35 single family residential units on 35 lots proposed by companion application TTM 38495. The lots range in size from 7,350 to 19,674 square feet. The project’s proposed density is three du/ac before the density bonus, and 3.75 du/ac with the additional seven units (density bonus). The following sections discuss the details of the project.

Site Plan
The project site is an infill property surrounded by half-acre residential parcels to the south, one-acre residential parcels to the west, a 4.5-acre residential parcel to the north, and 7,200 square foot residential parcels to the east. The site will be developed with an internal private street, taking access from Garretson Avenue. Five of the larger lots, ranging from 15,546 to 19,674 square feet City of Corona Page 3 of 14 Printed on 8/22/2024
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access from Garretson Avenue. Five of the larger lots, ranging from 15,546 to 19,674 square feet and featuring one-story homes, are proposed along the southern portion of the project site to maintain compatibility with the existing half-acre lots located along CL Fleming Circle. The remaining 30 lots, ranging from 7,350 to 8,692 square feet, will be built with two-story homes. These lots are proposed within the interior of the site and along the eastern and northern property lines. A water quality basin is proposed for construction at the northwest corner of the site, adjacent to Garretson Avenue. The project’s site plan is provided as Exhibit 3.

Attached as Exhibit 5 is a map of the project showing the zoning delineation line of the two zonings with the plotting of the lots and homes. The applicant has plotted nine lots on the portion of the site zoned R-1-20 and the remaining 26 lots on the portion of the site zoned R-1-14.4. For the three lots that straddle over the zoning delineation line, staff is applying the development standards for the R-1 -20 zone on these three lots because the R-1-20 zone is the more restrictive zoning of the two zones.

Staff has analyzed the applicant’s plotting of the homes on the lots for compliance with the minimum front, side, and rear yard setback requirements and maximum allowable lot coverage standards that are established by the CMC for the two zones. Several of the homes do not meet these standards.

The standards including which homes are noncompliant are shown in Tables 3 and 4 under the Development Standards section of this report. The applicant is requesting several waivers of these standards through the project’s associated density bonus agreement (AHDB2023-0001).

Floor Plan
The unit mix includes three floor plans with a variety of architectural styles and reverse floor plans.

Plan 1 features a multi-gen suite on the first floor with interior access from the main home, with an option for a formal dining room and guest suite. Plan 2 features a guest bedroom on the first floor with a multi-gen suite option with interior access from the main home. Plan 3 is the largest of the floor plans featuring 5 bedrooms, 4.5 baths and a den, with option for a multi-gen suite. None of the multi-gen suites are equipped with cooking ranges; therefore, they are not accessory dwelling units (ADU) because they do not meet the CMC’s definition for an ADU.

Plans 1 and 2 include a two-car garage, and Plan 3 includes a four-car garage with all parking spaces meeting the CMC’s residential parking standard of 9’ wide by 20’ deep per parking space.

Plans 1 and 2 feature a potential third “compact tandem parking space”. This spaces are 8.5’ wide by 17’ deep and 11’ wide by 17’-4” deep, respectively, which do not meet the CMC’s residential parking standard. Therefore, the compact tandem parking spaces shall not be considered a third parking space for the residence. A condition of approval has been placed on the project that requires the applicant to remove the wording “compact tandem parking space” from this area on the construction plans and to identify this area as storage space.

The floor plans are provided under Exhibit 6. Table 1 depicts the building types, sizes and unit mix.

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TABLE 1: UNIT SUMMARY
Architectural Style
The project is proposing three different architectural styles: Cottage, Modern Prairie and Farmhouse.

These three styles are intermixed within the development to provide visual interests and avoid identical homes side-by-side. Prominent architectural features of each style are provided on all homes, including earth tone colored exterior stucco walls with a variety of decorative stone veneers, brick, corbels, gable ends, and shutters. All homes also feature decorative concrete tile roofing with varying colors to blend with the homes’ exterior colors. Street elevations are particularly enhanced with the above-mentioned decorative elements and each home features a recessed entry alcove or porch. As proposed, the architectural styles meet the city’s Residential Development Design Guidelines.

The one-story homes range in height from 20.5 to 25 feet and the two-story homes range from 27 to 30 feet, measured from finish grade to top of the highest roof ridge. The building heights are within the zoning’s maximum allowable height limits of 25 feet for one-story homes and 30 feet for twostory homes. The proposed styles, building massing, and height are generally compatible with the existing homes within the surrounding neighborhoods in the vicinity. Colored elevations and are provided in Exhibit 7.

Landscaping
The Conceptual Landscape Plan includes 36-inch box street trees and new 20-foot brown trunk height Mexican Fan Palms to match the existing Mexican Fan Palms along Garretson Avenue. The plan also includes a variety of 24-inch box evergreen shade trees, with a mix of Olive, Tristania Laurina, Fern Pine and a variety of other decorative trees located throughout the perimeter project site and within the front yard of the proposed single family homes. Total landscaped areas within the project site are proposed at 71,950 square feet or 17.22% of the overall site.

The water quality detention basin is proposed underground at the northwestern edge of the site.

This lot will function as a passive green space with a trellis pavilion and bar-b-que area located outside of the basin for the residents of the project. All new landscape materials proposed for the project are required to be California-friendly, and irrigation is required to be water efficient to meet the city’s landscape design guidelines for commercial projects. Formal landscape and irrigation plans will be subject to final review and approval by city staff. The Conceptual Landscape Plan is provided in Exhibit 9.

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Perimeter Walls and Fencing
The Project includes an 8-foot-high decorative masonry wall along Garretson Avenue that is consistent with the Village 2 South Corona Theme Wall Design, featuring a smooth colored stucco wall with brick cap. A 6-foot high splitface masonry wall is proposed along the site’s northern, eastern and southern perimeters. Six-foot high splitface masonry walls are proposed within the interior lot lines and within public view. All walls include decorative concrete wall caps. Additionally, each home includes 5½ foot high tubular steel side yard gates. The project also features two community entry monument walls, approximately 2 feet in height, at the corner of both street entrances. The Wall and Fence Plan is provided in Exhibit 10.

Access and Circulation
Vehicular access to Lots 1 through 35 will be provided from a proposed internal private street that will take vehicular access from Garretson Avenue. The design of private residential streets is subject to City Standard No. 110 (Private Residential Street) which requires 36 feet of paved roadway width for one lane in each direction and 10 feet of parkway (five feet of landscaping and five feet of sidewalk) on both sides of the street for an overall right-of-way width of 56 feet. The applicant is requesting a waiver to eliminate the five-foot wide landscaped portion of the parkway on both sides of the street, resulting in only the sidewalk and roadway width for an overall right-of-way width of 46 feet.

The city typically does not permit on-street parking on a street that has a roadway width of 36 feet.

The applicant is requesting a waiver under the associated TTM 38945 application to allow on-street parking along one side of the street. The Fire Department has reviewed the request and is allowing the waiver as the roadway would still be able to maintain 25 feet of unobstructed roadway width for fire access.

On-Site Utility and Drainage Improvements
Water and sewer service to the project site will be provided by the City of Corona. The project will connect to an 8-inch diameter water line and 8-inch diameter sewer line in the proposed private street located within a public utility easement within the project site. Development of the project will increase impervious surface coverage on the site and increase surface runoff. The project will install one underground detention and infiltration chamber that would capture, treat, and slow stormwater runoff before discharging into the city’s storm drain system. The chamber is proposed along the northern western end of the project site. The project will also install one biotreatment device in the right of way to treat water on Garretson Avenue.

The project would also install underground electric lines that would connect to existing infrastructure in Garretson Avenue. Electricity would be provided to the project by Southern California Edison (SCE).

Public Right-of-Way Improvements
Garretson Avenue is a modified local public street which is required to have an ultimate right-of-way width of 80 feet. No street dedication on the project site is required; however, the applicant is responsible for constructing the missing public improvements along the east half of Garretson Avenue adjacent to the project site. This includes constructing the missing paved roadway width, City of Corona Page 6 of 14 Printed on 8/22/2024
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Avenue adjacent to the project site. This includes constructing the missing paved roadway width, curb and gutter, and 20 feet of parkway width (16 feet of landscaped parkway with four feet of sidewalk).

The street improvements plans will require that the widening along the frontage of the project site tie into other adjoining properties along the south and north of the project site to ensure that the widening improvements are completed in a seamless manner.

The applicant is required to annex the 20 feet of parkway on Garretson Avenue along the project’s frontage into a Community Facilities District (CFD) to be maintained by the city.

WAIVER OF DEVELOPMENT STANDARDS
The applicant is requesting the city’s approval of several waivers to reduce or modify the development standards of the CMC. This is allowed under the State Density Bonus Law, which allows a developer of an eligible housing project to request an unlimited number of waivers or modifications of development standards if those development standards would physically preclude the developer from constructing the project at the density that is permitted on the property. The following itemizes the waivers which the applicant is seeking for this project:

1. Reduction in Front Yard Setback [CMC § 17.11.100 (B)(1)] a. The project is requesting a waiver from the R-1-20 zone’s minimum 25 foot front yard setback requirement. The project proposes a front yard setback of 20 feet for Lot 1 and 15 feet for Lots 17, 18, 19, 20, 21 and 33 thru 35.

2. Reduction in Front Yard Setback [CMC § 17.20.100 (B)(1)] a. The project is requesting a waiver from the R-1-14.4 zone’s minimum 25 foot front yard setback requirement. The project proposes a front yard setback of 15 feet for Lots 6 thru 17, and 21 thru 33; and 20 feet for Lots 2 thru 4.

3. Reduction in Side Yard Setback [CMC § 17.11.100 (C)(1)] a. The project is requesting a waiver from the R-1-20 zone’s minimum 10 foot on one side yard setback requirement. The project proposes one side yard at 5 feet for Lots 21 and 34 and one side yard at 8 feet for Lots 17, 20 and 33.

4. Reduction in Side Yard Setback [CMC § 17.20.100 (C)(1)] a. The project is requesting a waiver from the R-1-14.4 zone’s minimum 10 foot on one side yard setback requirement. The project proposes one side yard at 5 feet for Lots 8, 21, 23, 27, 30 and 32; and 8 feet for Lots 6, 7, 9, 11-17, 22, 24-26, 28, 31 and 33.

5. Reduction in Corner Yard Setback [CMC § 17.11.100 (C)(2)] a. The project is requesting a waiver from the R-1-20 zone’s minimum 15 foot corner (siding on local street) side yard setback requirement. The project proposes 10 feet for Lots 19 and 35.

6. Reduction in Reverse Corner Lot Setback [CMC § 17.20.100 (C)(5)] a. The project is requesting a waiver from the R-1-14.4 zone’s minimum 25 foot reverse corner lot setback requirement. The project proposes a setback of 9.46 feet for Lot 28 City of Corona Page 7 of 14 Printed on 8/22/2024
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and 18.54 feet for Lot 26.

7. Increase in Lot Area Coverage [CMC § 17.11.120]
a. The project is requesting a waiver from the R-1-20 zone’s maximum 30 percent requirement for two-story buildings or structures. The project proposes a lot coverage area of up to 35 percent for Lots 18, 21, 33 and 34.

8. Increase in Lot Area Coverage [CMC § 17.20.120]
a. The project is requesting a waiver from the R-1-14.4 zone’s maximum 30 percent requirement for two-story buildings or structures. The project proposes a lot coverage area of up to 35 percent for Lots 7, 8, 9, 12, 14, 16, 21, 23, 27, 30, 31, 32 and 33.

9. Reduction in Garage Setback [City’s Residential Design Guideline § 4.1.B.5.a] a. The project is requesting a waiver from the minimum 15 foot garage setback requirement from the front of the dwelling. The project proposes a garage setback of 2 feet from the front of the dwelling and to eliminate this requirement from Plans 2 and 2R, where the one-car garage extends past the front of the primary structure.

10.Reduction on the Plotting of Homes [City’s Residential Design Guideline § 4.2.B.8] a. The project is requesting a waiver regarding the plotting of homes to avoid the placement of two, two-story elements directly adjacent to one another. The project proposes two, two-story elements be directly adjacent to one another and to not “flip” any plans for Lots 6 through 35.

11. Reduction in Right-of-Way Width for Private Residential Street [City Standard Plan Number 110]
a. The project is requesting a waiver from the minimum 56 foot overall right-of-way width standard from private residential streets. The project proposes an overall right-of-way width of 46 feet, to include 36 feet of roadway width, measured from curb to curb, and a five-foot wide sidewalk (including a six-inch curb) on both sides of the street. The 36 feet of roadway width shall allow for on-street parking along one side of the street.

12.Reduction in Access Corridor Depth [CMC § 17.04.358] a. The project is requesting a waiver from the minimum 80 foot access corridor depth requirement for a flag lot. The project proposes an access corridor depth of 43 feet for Lot 10.

13.Reduction in Lot Width for Lots on Knuckles or Curved Streets [CMC § 16.08.020] a. The project is requesting a waiver from the minimum 45 foot width requirement measured at the curb line between the property line prolongations for lots on knuckles or curved streets. The project proposes a lot width of 27.43 feet for Lot 5 and 30.56 feet for Lot 11.

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TABLE 2: R-1-20 DEVELOPMENT STANDARDS
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TABLE 3: R-1-14.4 DEVELOPMENT STANDARDS
Justification for Waivers
Per State Density Bonus Law, the developer is required to provide written documentation to justify why the waivers are needed to construct the project. The applicant’s written justification is attached as Exhibit 12. The applicant provides the following reason for the waivers:

1. The current R-1-20 and R-1-14.4 single family residential zoning development standards would prevent the physical development of 35 single family homes, of which two (2) are reserved for very low income households on the project site at the proposed density. The 35 homes are necessary to balance the construction cost of the project. If the project had to adhere to the development standards required by both the R-1-20 and R-1-14.4 zones, the number of units for the project would need to be reduced, which would make the cost of the project unaffordable.

Additionally, waivers can be denied by the city if they will potentially result in a specific, adverse impact upon public health, safety, or the environment. [Gov. Code §65915(d)(1) and §65915(e)(1)].

However, the city is responsible for providing the preponderance of the evidence that would support the findings denying the requested waivers. The applicable city departments have reviewed the City of Corona Page 10 of 14 Printed on 8/22/2024
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the findings denying the requested waivers. The applicable city departments have reviewed the reduced or modified development standards that have been requested for this project and determined that they will not result in an adverse impact on the public’s health, safety or the environment.

ENVIRONMENTAL ANALYSIS
The project is expected to generate approximately 330 average daily trips including 25 trips during the AM peak hour and 33 trips during the PM peak hour per the trip generation analysis prepared for the project by a licensed engineering consultant (TJW Engineering, Inc., dated December 19, 2024).

The project trips are expected to have minimal impacts to the surrounding roadways. The trip generation analysis was reviewed and approved by the City Traffic Engineer.

Per Section 15070(b) of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 6.02 of the city’s Local Guidelines, a Mitigated Negative Declaration (MND) was prepared for the project since the Initial Study identified that the project’s potentially significant effects to the environment are capable of being mitigated to less than significant. Therefore, based on the project’s mitigation measures and mitigation monitoring and reporting program identified in the MND, there is no substantial evidence, in light of the whole record before the city, that the project may have a significant or potentially significant effect on the environment. The Mitigated Negative Declaration is recommended for adoption with applications AHDB2023-0001 and TTM 38495 (Exhibit 13).

FISCAL IMPACT
The applicant has paid the applicable application processing fees for the project.

PUBLIC NOTICE COMMENTS
A 20-day public notice was mailed to all property owners and occupants within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site.

Additionally, the MND was electronically sent to the State Clearinghouse. As of the preparation of this report, no comments have been received from the public in response to the public notice.

STAFF ANALYSIS
The project is consistent with the intent of the R-1-20 and R-1-14.4 zones which is intended for single family residential development. The project has been reviewed against state law that allows affordable housing projects to receive waivers of certain development standards that would support the construction of these types of housing units. The applicable city departments have reviewed the waivers for this project and determined that they will not result in an adverse impact on the public’s health, safety or the environment because the project is entirely contained onsite and provides architectural qualities and landscaping consistent with other single family developments in the city.

The residential land use is compatible with the surrounding residential land uses. The project maintains compatibility with the existing neighborhoods by plotting the larger homes along the southern portion of the project site adjacent to the existing half-acre lots. The project’s density and scale of the homes including the architecture and perimeter walls are compatible with the existing surrounding residential developments.

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Adequate circulation is provided to the individual lots within the project from a proposed private street via Garretson Avenue. All missing public improvements including sidewalks and roadways on Garretson Avenue adjacent to the project site will be constructed or guaranteed with the development of the project, ensuring safe pedestrian and vehicular access into and from the project.

The project’s density of 3 du/ac (before the density bonus) is consistent with the General Plan’s Estate Residential land use designation which accommodates single family residential development up to a maximum density of 3 du/ac. The project is also consistent with several goals and policies of the General Plan including, but not limited to, the following:
· Promoting and maintaining a balance of housing types and corresponding affordability levels to provide for the community's demands for housing within all economic segments of the city (Goal H-1).
· Supporting private sector for-profit organizations in their efforts to construct, acquire, and improve housing to provide access to affordable housing to lower and moderate-income households (Policy H-1.1).
· Provide sites for residential development so that scarcity of land does not unduly increase the cost or decrease the availability of housing for all segments of the community (Policy H-1.3). · Promote the conservation of existing residential neighborhoods, permitting the infill of housing that is compatible in density and scale with existing uses, except where densities may be increased as depicted on the land use plan or as permitted by law (LU-8.1).

Therefore, the Planning and Development Department recommends approval of PP2023-0009 based on the findings of approval listed below and the recommended conditions of approval in Exhibit 4.

FINDINGS OF APPROVAL FOR PP2023-0009

1. An initial study (environmental assessment) has been conducted by the City of Corona so as to evaluate the potential for adverse environmental impacts. The initial study identifies potentially significant effects on the environment, but:
a. The project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur, as reflected in the Mitigation and Monitoring Program within the Mitigated Negative Declaration and within the Conditions of Approval attached as Exhibits 13 and 4, respectively.
b. There is no substantial evidence before the City that the project may have a significant effect.

2. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91 of the Corona Municipal Code do exist in reference to PP2023-0009 for the following reasons:
a. The project is a housing project that is consistent with California Government Code § City of Corona Page 12 of 14 Printed on 8/22/2024 powered by Legistar™
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a. The project is a housing project that is consistent with California Government Code § 56915 (State Density Bonus Law). Although the project’s density of 3.75 du/ac exceeds the density limits allowed for the Estate Residential designation under the Corona General Plan and South Corona Community Facilities Plan, the project is considered consistent with the General Plan and a General Plan amendment is not required. b. The project complies with applicable provisions of the Corona Municipal Code (CMC), and as allowed by the state density bonus law and the applicant’s companion density bonus agreement, certain waivers have been applied to certain development standards to support the development of two (2) affordable housing units on the project site. c. The project has been reviewed in compliance with the California Environmental Quality Act (CEQA) and all applicable requirements and procedures of such act have been followed and mitigation measures have been established to reduce the project’s impacts on the environment. As justified in Finding #1, a Mitigated Negative Declaration is recommended for adoption in compliance with CEQA as the initial study identifies potentially significant effects on the environment, however, the project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur. d. The project’s design is contained entirely on the project site making the project site suitable for the proposed development in conjunction with the waiver of certain developed standards being applied to the project.
e. The architectural design of the project adheres to the city’s Residential Development Design Guidelines and consists of a variety of traditional architectural elements that feature concrete tile roofing, decorative stone veneers, brick, corbels, gable ends, shutters, window trimming, smooth plaster walls and overall wall reveals and trim. The architectural design is compatible with the character of the surrounding single family neighborhood.

3. The proposal is consistent with the General Plan for the following reasons:
a. PP2023-0009 is consistent with Goal LU-7 to have residential neighborhoods that contain a diversity of housing and supporting uses to meet the needs of Corona’s residents and that are designed to enhance livability and a high quality of life because the architectural style uses materials to enhance the visual appearance of the building along with varied rooflines and wall planes.
b. PP2023-0009 is consistent with Policy LU-7.10 requiring that fencing and walls in residential neighborhoods achieve high aesthetic and safety standards because the project proposes a combination of tubular steel fencing and solid block walls that complement the architectural design of the building.
c. PP2023-0009 is consistent with Policy LU-8.7 requiring that new single-family homes constructed in existing neighborhoods be designed to complement existing structures in their property setbacks, scale, building materials, and color palette, and exhibit a high City of Corona Page 13 of 14 Printed on 8/22/2024
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their property setbacks, scale, building materials, and color palette, and exhibit a high quality of architectural design.
d. PP2023-0009 is consistent with Policy H-1.1 supporting private sector for-profit organizations in their efforts to construct, acquire, and improve housing to provide access to affordable housing to lower and moderate-income households because the project has been designed to support affordable housing units within four three-story buildings that includes outdoor amenities in a protected setting.
e. PP2023-0009 fulfils Policy LU-8.1 by conserving the existing residential neighborhoods with an infill housing development that is compatible in density and scale with the surrounding existing uses.

4. The proposal is consistent with R-1-20 and R-1-14.4 zones in that single family residential is a permitted land use, and, as allowed by the state density bonus law and the applicant’s companion density bonus agreement, certain waivers have been applied to certain development standards to support the development of two affordable housing units on the project site.

PREPARED BY: ROCIO LOPEZ, CONSULTING PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING & DEVELOPMENT DIRECTOR

EXHIBITS

1. Resolution No. 2643

2. Locational and Zoning Map

3. Site Plan

4. Conditions of Approval

5. Zone Delineation Exhibit

6. Floor Plans

7. Colored Elevations

8. Colors and Materials Board

9. Conceptual Landscape Plan

10. Wall and Fence Plan

11. Maintenance Plan

12. Applicant’s Waiver Request Letter, dated August 14, 2024

13. Environmental Documentation
Case Planner: Rocio Lopez (951) 736-2293
City of Corona Page 14 of 14 Printed on 8/22/2024
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RESOLUTION NO. 2643
APPLICATION NUMBER: PP2023-0009

A RESOLUTION OF THE PLANNING AND HOUSING

COMMISSION OF THE CITY OF CORONA,

CALIFORNIA, GRANTING A PRECISE PLAN TO

REVIEW THE SITE PLAN, ARCHITECTURE, WALL AND

FENCING PLAN, LANDSCAPING AND OTHER
FEATURES ASSOCIATED WITH 35 SINGLE FAMILY
RESIDENTIAL UNITS PROPOSED ON 9.33 ACRES

LOCATED ON THE EAST SIDE OF GARRETSON
AVENUE, APPROXIMATELY 530 FEET SOUTH OF
SANTANA WAY (APN: 120-020-022), IN THE R-1-20 AND
R-1-14.4 SINGLE FAMILY RESIDENTIAL ZONES.
(APPLICANT: WARMINGTON RESIDENTIAL).

WHEREAS, the application to the City of Corona, California, for a Precise Plan under the provisions of Chapter 17.91 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission for the Precise Plan to review the site plan, architecture, wall and fencing plan, landscaping and other features associated with 35 single family residential units proposed on 9.33 acres located on the east side of Garretson Avenue, approximately 530 feet south of Santana Way (APN: 120-020-022), in the R-1-20 and R-1-14.4 single family residential zones; and
WHEREAS, Precise Plan 2023-0009 (PP2023-0009) was submitted in conjunction with an Affordable Housing Density Bonus Agreement (AHDB2023-0001) and a Tentative Tract Map 38495 (TTM 38495); and
WHEREAS, the Planning and Housing Commission held a noticed public hearing for PP2023-0009, AHDB2023-0001, and TTM 38495 (“Proposed Project”), on August 26, 2024, as required by law; and
WHEREAS, on August 26, 2024, as the first action on the Proposed Project, the Planning and Housing Commission recommended to the City Council the approval of AHDB2023-0001 and the Mitigated Negative Declaration (MND) prepared pursuant to CEQA Guidelines Section 15070(b) for the Proposed Project, because the information contained in the MND, the initial study and the administrative records for this project, including all written and RESOLUTION NO. 2643
APPLICATION NO. PP2023-0009
PAGE | 2
oral evidence provided during the comment period and presented to the Planning and Housing Commission, the Commission finds that potential environmental impacts of this project are either no impact or less-than-significant; and
WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting the Precise Plan as set forth in Corona Municipal Code Section 17.91.070 do exist in reference to PP2023-0009 based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the PP2023-0009 on certain conditions of approval and the findings set forth below and adoption of the MND.

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 PP2023- 0009, the Planning and Housing Commission has reviewed and considered the information contained in the MND the initial study and the administrative records for this Precise Plan, including all written and oral evidence provided during the comment period. Based upon the facts and information contained in the MND, the initial study and the administrative record, including all written and oral evidence presented to the Planning and Housing Commission, the Commission finds that potential environmental impacts of this PP2023-0009 are either no impact or less-than-significant.

SECTION 2. Precise Plan Findings. Pursuant to Corona Municipal Code (“CMC”) Section 17.91.070 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. An initial study (environmental assessment) has been conducted by the City of Corona so as to evaluate the potential for adverse environmental impacts. The initial study identifies potentially significant effects on the environment, but:
a. The project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur, as reflected in the Mitigation and Monitoring Program within the Mitigated Negative Declaration and within the Conditions of Approval attached as Exhibits 13 and 4, respectively.
b. There is no substantial evidence before the City that the project may have a significant effect.

2. All the conditions necessary to granting a Precise Plan as set forth in Section 17.91 of the Corona Municipal Code do exist in reference to PP2023-0009 for the following reasons:

RESOLUTION NO. 2643
APPLICATION NO. PP2023-0009
PAGE | 3
a. The project is a housing project that is consistent with California Government Code § 56915 (State Density Bonus Law). Although the project’s density of 3.75 du/ac exceeds the density limits allowed for the Estate Residential designation under the Corona General Plan and South Corona Community Facilities Plan, the project is considered consistent with the General Plan and a General Plan amendment is not required.
b. The project complies with applicable provisions of the Corona Municipal Code (CMC), and as allowed by the state density bonus law and the applicant’s companion density bonus agreement, certain waivers have been applied to certain development standards to support the development of two (2) affordable housing units on the project site.
c. The project has been reviewed in compliance with the California Environmental Quality Act (CEQA) and all applicable requirements and procedures of such act have been followed and mitigation measures have been established to reduce the project’s impacts on the environment. As justified in Finding #1, a Mitigated Negative Declaration is recommended for adoption in compliance with CEQA as the initial study identifies potentially significant effects on the environment, however, the project applicant has agreed to revise the project to avoid these significant effects or to mitigate the effects to a point where it is clear that no significant effects would occur.
d. The project’s design is contained entirely on the project site making the project site suitable for the proposed development in conjunction with the waiver of certain developed standards being applied to the project. e. The architectural design of the project adheres to the city’s Residential Development Design Guidelines and consists of a variety of traditional architectural elements that feature concrete tile roofing, decorative stone veneers, brick, corbels, gable ends, shutters, window trimming, smooth plaster walls and overall wall reveals and trim. The architectural design is compatible with the character of the surrounding single family neighborhood.

3. The proposal is consistent with the General Plan for the following reasons:
a. PP2023-0009 is consistent with Goal LU-7 to have residential neighborhoods that contain a diversity of housing and supporting uses to meet the needs of Corona’s residents and that are designed to enhance livability and a high quality of life because the architectural style uses materials to enhance the visual appearance of the building along with varied rooflines and wall planes. b. PP2023-0009 is consistent with Policy LU-7.10 requiring that fencing and walls in residential neighborhoods achieve high aesthetic and safety standards because the project proposes a combination of tubular steel fencing and solid block walls that complement the architectural design of the building.

RESOLUTION NO. 2643
APPLICATION NO. PP2023-0009
PAGE | 4
c. PP2023-0009 is consistent with Policy LU-8.7 requiring that new single-family homes constructed in existing neighborhoods be designed to complement existing structures in their property setbacks, scale, building materials, and color palette, and exhibit a high quality of architectural design.
d. PP2023-0009 is consistent with Policy H-1.1 supporting private sector for-profit organizations in their efforts to construct, acquire, and improve housing to provide access to affordable housing to lower and moderate-income households because the project has been designed to support affordable housing units within four three-story buildings that includes outdoor amenities in a protected setting. e. PP2023-0009 fulfils Policy LU-8.1 by conserving the existing residential neighborhoods with an infill housing development that is compatible in density and scale with the surrounding existing uses.

4. The proposal is consistent with R-1-20 and R-1-14.4 zones in that single family residential is a permitted land use, and, as allowed by the state density bonus law and the applicant’s companion density bonus agreement, certain waivers have been applied to certain development standards to support the development of two affordable housing units on the project site
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 Precise Plan.

LOCATIONAL & ZONING MAP
PP2023-0009
Garretson Avenue
120-020-022
ZONING LEGEND:

R-1-20 (Single Family Residential)
R-1-14.4 (Single Family Residential)
R-1-12 (Single Family Residential)
R-1-8.4 (Single Family Residential)
R-1-7.2 (Single Family Residential)
R-1-A (Single Family Residential)
A (Agriculture) / P (Park)

R1-8.4 R1-A
R1-12
A
R1-14.4
R1-7.2
P
T
0 40 80 20 Architecture + Planning
17911 Von Karman Ave, Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com
GARRETSON AVENUE CORONA, CA KTGY # 2023-0608 Warmington Residential 3090 Pullman Street Costa Mesa, CA 92626 714.434.4439
2024-6-5
1st Submittal: 2023-10-25 Plot Date: 2nd Submittal: 2024-02-08 3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06 A0.10
EXHIBIT 3
Details:

LIST OF CONDITIONS

DEPARTMENT CONTACT
BUILDING Anthony Hurley

1. 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.

2. Roofing material shall be Class A.

3. At the time of Building Plan Check submittal, the applicant shall comply with the citys plan check submittal requirements which includes the following: Plot Plan * Foundation Plan * Floor Plan * Ceiling and roof framing plan * Electrical Plans (electrical service shall be underground per Corona Municipal Code chapter 15.60), including size of main switch, number and size of service entrance conductors, single line diagram, circuit schedule and demand load calculations * Plumbing plans including sewer or septic tank location, minimum number of plumbing fixture calculations, isometric diagram including underground piping, water and drainage fixture unit calculations and pipe sizing including meter and building supply, gas piping and roof venting plan * Mechanical plan, heating and air conditioning diagram, equipment schedule * Landscape and Irrigation plans - Paper submittals shall include four (4) complete sets detached from building plans. Refer to the citys plan check submittal requirements and checklists for a complete list.

4. Paper plan submittals shall include 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.

5. Separate permits are required for all fences, walls, signs, and PV systems.

6. Comply with the Corona Burglary Ordinance contained in CMC chapter 15.52. Copies are available at the Building Division counter or online at www.CoronaCA.gov/Building.

7. All contractors must show proof of State and City licenses, and workmen's compensation insurance to the City prior to the issuance of permits.

8. Buildings shall not be occupied prior to posting of Certificate of Occupancy issued by the Building Division.

9. 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.

10. 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.

11. Provide minimum sized solar PV and battery energy storage system per the California Energy Code. A separate permit is required

12. Grading plans shall be approved and pads certified prior to Building permit issuance.

13. Utilities shall meet the utility authority's service requirements. Applicant shall coordinate the utility locations and design with the respective utility provider.

Project Number: PP2023-0009
Applied: 11/6/2023 Approved:

Closed: Expired:

Status: RECEIVED
Parent Project:

Develop 35 single family homes under SDBL
Site Address: 120-020-022 CORONA, CA 92882
Warmington Homes - Moses Kim
3090 Pullman ST Costa Mesa CA,
Description:

Applicant:

PP2023-0009 1 of 7 (Continued on next page)
Project Conditions
City of Corona
BUILDING Anthony Hurley

14. The on-site electrical service feeding the building shall be underground per CMC chapter 15.60.

15. Project shall be designed to conform to the applicable edition of the California Building Standards Code including local amendments, and the Corona Municipal Code.

16. A/C condensers shall be located at least 10 ft. from property lines unless a 5 ft. tall block wall is constructed per CMC 17.84.040 (D)(1).

17. Provide list of Deferred Submittals on the title sheet of building plans. Building plans shall be complete and only specialized systems such as trusses, fire sprinklers, and alarms may be deferred. Other items may be deferred on a case by case basis if approved by the Building Official.

18. A pre-construction meeting is required with the building inspector assigned to the project. You may schedule a pre-con meeting by calling 951-736-2250 or emailing [email protected].

19. All deferred features and related permits shall be approved, and the building not be occupied, prior to issuance of CofO.

Utilities will not be released until a CofO, TCO, or Temporary Utility Bond has been issued.

20. Project site shall be kept clean, secure, safe, and BMPs installed and maintained, and follow all city, state, and county requirements and due standard of care.

FIRE Xente Baker

1. Any revised site plan shall be submitted to the Fire Department for screen check approval prior to building plan submittal.

2. Fire hydrants are to be spaced a maximum 300 feet apart, one- and two-family dwellings only

3. The previous condition for 28' wide fire lanes and second point of fire department access, have been waived in exchange for the installation of a modified 13-D residential fire sprinkler system in the attics of all proposed residential structures. The department is in support of this alternative means and/or method (AM&M).

4. All projects shall comply with the City of Corona Fire Department Site Construction Standard. A copy of which is available at the coronaca.gov. Projects shall have approved all weather access from two (2) directions and fire hydrants providing the required fire flow tested and accepted prior to combustible construction.

5. A minimum fire flow of 1500 gallons per minute at 20 psi shall be provided for one- and two-family dwellings.

6. Provide Class A roofing material on all structures per the Corona Municipal Code.

7. Groves and weed abatement shall be maintained so as not to pose a fire hazard until time of development.

8. Smoke detectors and/or carbon monoxide detectors shall be installed per the California Building, Fire and Residential Code.

PLANNING Rocio Lopez

1. 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.

2. The applicant shall pay all South Corona Master Plan fees per Ordinance No. 1944, or satisfy the fee obligation through participation in a community facilities district, or through construction of master plan facilities for which full or partial fee credit may be obtained per the provisions of Ordinance No. 1944 and Policy Resolution No. 89-24.

3. The applicant or his successor in interest shall comply with the project's Mitigation Monitoring and Reporting Program established in the Mitigated Negative Declaration.

PP2023-0009 2 of 7 (Continued on next page)
Project Conditions
City of Corona
PLANNING Rocio Lopez

4. 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.

5. 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.

6. Approval of this precise plan shall be utilized within two (2) years of the approval date, unless some other period is established by the decision-making entity at the time the permit is approved. The permit must be utilized, or if the permit involves a building, construction must be commenced and carried on diligently to completion of at least one usable unit, prior to the expiration of the time limit. If the time limit expires, any privilege, permit or variance granted shall be deemed to have lapsed.

7. All signage shall be architecturally integrated with the overall project and constructed in accordance with Chapter 17.74 of the Corona Municipal Code requirements. A separate sign permit shall be obtained from the Planning and Building Divisions prior to the installation of any signs.

8. All landscape plans shall be prepared by a licensed professional. Plans shall be prepared in accordance with the city's Landscape Design Guidelines for Residential Developments and the requirements of the CMC, Chapter 17.70 (available on the city's website at: https://www.coronaca.gov/government/departments/community-development/planning-division); and the State of California Model Water Efficiency Landscape Ordinance (MWELO).

9. Landscape plans are required for the project and shall be submitted as a separate submittal for plan check to the Building Division. Landscape plans must also be submitted prior to issuance of a building permit.

At time of plan check submittal, the developer shall also submit a landscape deposit in the amount of $5,000 to the Planning Division for landscape plan check and inspection services which will be completed by a landscape consultant. The deposit will cover on-site landscaping and landscaping within parkways. This fee is separate from the Building Division's landscape plan check submittal fee. Any unused deposit funds will be reimbursed to the developer upon completion of the project.

10. This project is subject to the Western Riverside County Multiple Species Habitat Conservation Plan (MHSCP) fee under the category of Residential. This fee shall be paid at the time of building permit issuance.

11. The fence and wall plan shall include anti-graffiti coating or protection for the exterior side of all perimeter walls. The owner, or his/her successor, shall remove any graffiti on the property as soon as possible. In addition, if the applicant was notified by the City, the applicant shall remove the graffiti within seven (7) days of the City’s notice.

12. PP2023-0009 is contingent upon the approval of AHDB2023-0001 and TTM38495.

13. Prior to the issuance of any building permit, TTM38495 shall be recorded with the County of Riverside.

14. Prior to the issuance of the first certificate of occupancy, the applicant shall construct the perimeter tract wall. If the project will be constructed in phases, the construction of the internal and return walls and landscaping (onsite and offsite) may be phased with the construction of each phase of development.

PP2023-0009 3 of 7 (Continued on next page)
Project Conditions
City of Corona
PLANNING Rocio Lopez

15. Prior to plan check approval, the applicant shall remove reference to "compact tandem parking" and only keep "storage" in the garage floor plans for Plans 1 and 2.

16. The applicant's construction and grading plans shall show a concrete trash pad having minimum dimensions of 10' x 6' located at the side of each unit behind the return wall with a 3-foot wide pedestrian walkway leading from the trash pad to the driveway.

17. The applicant shall collaborate with the adjacent property owners along CL Fleming and Twinleaf Lane on the construction of the project perimeter walls to ensure that the new walls are placed in a manner to avoid a gap between the existing and new walls. The applicant may also utilize the existing adjoining block walls as a shared perimeter wall where feasible. [ADDED BY THE PLANNING AND HOUSING COMMISSION ON AUGUST 25, 2024.]

18. The four existing mature palm trees along the project site’s frontage on Garretson Avenue shall be replanted within the parkway on Garretson Avenue upon the completion of the street improvements adjacent to the project site. [ADDED AFTER THE AUGUST 25, 2024 PLANNING AND HOUSING COMMISSION MEETING, AS AGREED TO BY THE APPLICANT.] PUBLIC WORKS Cassidy Jones

1. The Public Works, Planning and Development, and Utilities Department comments for the subject application shall be completed at no cost to any government agency. All questions regarding the intent of the comments 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 City Engineer 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 Planning and Development, Development Services Division. 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 City Engineer 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 City Engineer 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.

PP2023-0009 4 of 7 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Jones

10. The developer shall ensure that a homeowner's association is established for the purpose of maintaining all private streets, common areas, including landscaping on HOA lots along Garretson Ave, and private utilities, including onsite storm drain, irrigation for HOA lots and easements, and WQMP structures. The association documents, including any necessary Covenants, Conditions and Restrictions (CC&R's), shall be subject to the review and approval of the Planning and Development Director and shall be recorded concurrently.

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 Garretson Ave and the private street. b) All drainage facilities located in Garretson Ave, HOA lots, or easements. c) All required grading, including erosion control.
d) All required sewer and water facilities.
e) All required landscaping in parkways and easements.
f) 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 City Engineer.

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..

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 City Engineer.

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.

PP2023-0009 5 of 7 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Jones

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 City Engineer.

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. The study shall analyze the storm water capacity of Garretson Avenue from the project frontage to Santana Way. The developer shall extend storm drain facilities to the project frontage if it is determined that Garretson Avenue does not meet City standard (10-year storm contained future curb to curb, and 100-year storm contained within the limits of the street right-of-way). If it is determined that the project frontage meets City standard and the project will detain/ retain 100% of the difference between the post-construction and pre-construction 100-year storm event, than the developer shall not be required extend storm drain facilities to the project frontage.

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. All residential lots shall drain toward the street. Lot drainage to the street shall be by side yard swales independent of adjacent lots or by an underground piping system. 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 City Engineer.

30. 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 on both the east side of Garretson, west side of Garretson, and on the private street(s). d) Half width plus ten feet pavement improvements on Garretson Ave across project frontage. e) All other public improvements shall conform to City of Corona standards.

31. Prior to approval of improvement plans, the improvement plans shall show Garretson Avenue to be improved to half width plus ten (10) additional feet unless otherwise approved by the City Engineer. 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.

32. 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.

33. Prior to acceptance of improvements, the City Engineer 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.

34. The applicant shall annex this project into a City of Corona Community Facilities District (CFD) 2016-1 (Public Services) for the purpose of maintaining public services including but not limited to emergency services, and 2016-3 (Maintenance Services) for the purpose of maintaining public landscaping, curb, gutter, sidewalk, pavement, street lights, traffic signals, parks, water quality features, etc. within master planned street right-of-way and/or easements . 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.

PP2023-0009 6 of 7 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS Cassidy Jones

35. 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.

36. 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.

37. 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.

38. All the potable water and sewer design criteria shall be per City of Corona Utilities Department standards and Riverside County Department of Health Services Standards unless otherwise approved by the City Engineer and Utilities Department Director.

39. Prior to issuance of any building permits, including model home permits, a domestic water and fire flow system shall be approved by the Planning and Development, Development Services Division and constructed by the developer, to the satisfaction of the Utilities Department and Fire Chief.

40. 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.

41. 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.

42. 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, sewer line, potable water services, sewer laterals, double detector check assemblies and reduced pressure principle assemblies within the public right of way and-or easements.

43. Prior to map recordation or building permit issuance, whichever comes first, the applicant shall construct or guarantee the construction of 8 inch VCP sewer and 8 inch DIP water on private street, unless otherwise approved by the Utilities Department Director.

44. The applicant shall dedicate easements for all public water, reclaimed 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. 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.

45. Fire Hydrants shall be a maximum 250-300 feet apart or as directed by the Fire Department.

46. Reclaimed water shall be used for any construction activity, unless otherwise approved by the Utilities Director or their designee. 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.

47. The applicant shall provide a separate irrigation water service for all HOA- CFD landscaped lots or easements.

48. The landscape plans of all parkway and Landscape Maintenance District (LMD) and Community Facilities District (CFD) lots shall be prepared by a licensed Landscape Architect and shall be submitted to the City for review and approval.

49. The developer shall install automatic irrigation to all street trees separated from adjacent residences by a fence or wall prior to the issuance of a Certificate of Occupancy.
7 of 7
Project Conditions
City of Corona
T P1 P2 P3 P4 P5 P6 P7 P8 P9 P10 P11 P12 P19 P18 P17 P16 P14 P15 P13 P26 P25 P24 P23 P22 P21 P20 223.59' 554.09' 180.41' 597.47' 527.41' 527.60' 316.38' 93.23' 0 20 40 80 Architecture + Planning 17911 Von Karman Ave, Suite 200 Irvine, CA 92614 949.851.2133 ktgy.com GARRETSON AVENUE CORONA, CA KTGY # 2023-0608 Warmington Residential 3090 Pullman Street Costa Mesa, CA 92626 714.434.4439 2024-8-19 1st Submittal: 2023-10-25 Plot Date: 2nd Submittal: 2024-02-08 3rd Submittal: 2024-04-15 4th Submittal: 2024-06-06 ZONE LEGEND 1" = 40'-0" A0.11 ESTIMATED ZONING DELINEATION EXHIBITR1-20, SINGLE FAMILY RESIDENTIAL R-1-14.4, SINGLE FAMILY RESIDENTIAL DPR2022-0022 18 19 2034 1 2 3 22 23 31 21 17 16 15 13 2414 12 11 9 87 28 31 32 30 25 26 6 5 10 27 29 4 35 63'-0"
47'-0"
2'-0" 48'-0" 10'-0" 3'-0"
11'-5 1/2" 35'-6 1/2"
20'-0"

DRIVEWAY
16'-4"
20'-0" 17'-0"
11'-2"
PLAN 1 SQUARE FOOTAGE
GROSS
1ST FLOOR 1759 SQ. FT.
2ND FLOOR
TOTAL LIVING 3231 SQ. FT.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A1.00 PLAN 1 FLOOR PLAN
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A1.10 PLAN 1 - OPT. FLOOR PLAN
67'-0"
47'-0"
10'-0"
45'-8" 11'-4"
17'-0" 30'-0"
26'-4"

DRIVEWAY
16'-4"
11'-0"
17'-4"
PLAN 2 SQUARE FOOTAGE
GROSS
1ST FLOOR 1593 SQ. FT.
2ND FLOOR
TOTAL LIVING 3465 SQ. FT.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A2.00 PLAN 2 FLOOR PLAN
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A2.10 PLAN 2 - OPTIONS FLOOR PLAN
45'-0"
54'-0"
2'-0"
24'-0" 86'-0"
110'-0"
10'-0"
57'-0"
20'-0"

DRIVEWAY
31'-8"
PLAN 3 SQUARE FOOTAGE
GROSS
1ST FLOOR 3901 SQ. FT.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.00 PLAN 3 FLOOR PLAN
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
714.434.4439
2024-6-6
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.10 PLAN 3 - OPTIONS FLOOR PLAN
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 8 16 32 A0.20 STREET SCENE
SCENE 2
SCENE 1
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
A0.40 PERSPECTIVE RENDERING
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626
714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
A0.41 PERSPECTIVE RENDERING
9'-1" 9'-1"
28'-0"
T.O. PLATET.O. PLATE
F.F.

FINISHED GRADE
F.F.
9'-1" 9'-1"
27'-0"

FINISHED GRADE
T.O. PLATET.O. PLATE
F.F.

1. Stucco

2. Concrete Flat Tile Roof

3. Stucco Trim at Stucco

4. Stucco Sill Trim

5. Stucco Foam Surround

6. Faux Wood/Fiber Cement Trim Sill7. 2x3 Trim o/ 2x6 Wood Fascia8. Fiber Cement Panels

9. Faux Wood/Fiber Cement Trim

10. Vinyl Windows11. Brick/Stone Veneer12. Brick/Stone Veneer Barranca w/ Smooth Stucco Cap

13. Fiberglass Entry Doors14. Sliding Door15. Metal Sectional Garage Door

16. Fiberglass Man-Door17. Decorative Exterior Lights/Raised Pin Mounted Address

18. Parapet Wall with Stucco Cap
Trim

19. Horizontal Siding

20. Decorative Muntin

1. Concrete Flat Tile Roof

2. Stucco

3. Stucco Recess Reveal

4. Stucco Sill Trim

5. Stucco o/ Foam Eave Cornice

6. Not Used7. Vinyl Windows8. Decorative Fiberglass Entry Door

9. Sliding Door

10. Brick Surround11. Faux Wood Shutters12. Gable End Faux Vent13. Fiber Cement Panel Board14. Not Used15. Fiberglass Garage Man Door16. Metal Sectional Garage Door

17. Decorative Exterior Lights/Raised
Pin Mounted Address

18. Planter

MODERN PRAIRIE (C) MATERIAL LEGEND STYLE

FARMHOUSE (B) MATERIAL LEGEND STYLE

COTTAGE (A) MATERIAL LEGEND STYLE

1. Concrete Flat Tile Roof

2. Stucco

3. Faux Wood Horizontal Trim w/
2X3 Flat Trim Cap

4. Faux Wood Corner Trim at Siding

5. Faux Wood/Fiber Cement Trim at
B&B Siding

6. Faux Wood/Fiber Cement Trim Sill7. Stucco Trim at Stucco8. Stucco Sill Trim

9. Vert. B&B Siding

10. Eave Board11. 2x Barge Board12. Wood Railing (Where Occurs)13. Vinyl Windows14. Faux Wood Shutters15. Decorative Fiberglass Entry Door16. Sliding Door17. Porch Wood Columns/Post18. Faux Barn Door

19. Gable End Vert. B&B Siding w/
Bott. Trim

20. Fiber Cement Panel Board21. Fiberglass Garage Man Door22. Metal Sectional Garage Door23. Decorative Exterior Lights/Raised Pin Mounted Address

24. Decorative Shutter25. Planter26. Gable End Faux Vent 9'-1" 9'-1"
30'-0"

FINISHED GRADE
T.O. PLATET.O. PLATE
F.F.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A1.30 PLAN 1 FRONT ELEVATIONS
9'-1" 9'-1"
28'-6"
T.O. PLATET.O. PLATE
F.F.

FINISHED GRADE
F.F.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A1.40 PLAN 1 COTTAGE (STYLE A)
9'-1" 9'-1"
30'-0"
T.O. PLATET.O. PLATE
F.F.

FINISHED GRADE
F.F.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A1.50 PLAN 1 FARMHOUSE (STYLE B)

FARMHOUSE (B) MATERIAL LEGEND STYLE

1. Concrete Flat Tile Roof

2. Stucco

3. Faux Wood Horizontal Trim w/
2X3 Flat Trim Cap

4. Faux Wood Corner Trim at Siding

5. Faux Wood/Fiber Cement Trim at
B&B Siding

6. Faux Wood/Fiber Cement Trim Sill7. Stucco Trim at Stucco

8. Stucco Sill Trim

9. Vert. B&B Siding

10. Eave Board11. 2x Barge Board12. Wood Railing (Where Occurs)13. Vinyl Windows14. Faux Wood Shutters15. Decorative Fiberglass Entry Door16. Sliding Door17. Porch Wood Columns/Post18. Faux Barn Door

19. Gable End Vert. B&B Siding w/
Bott. Trim

20. Fiber Cement Panel Board21. Fiberglass Garage Man Door22. Metal Sectional Garage Door23. Decorative Exterior Lights/Raised Pin Mounted Address

24. Decorative Shutter25. Planter26. Gable End Faux Vent Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A1.51 PLAN 1 FARMHOUSE (STYLE B) - ENHANCED
9'-1" 9'-1"
27'-0"
T.O. PLATET.O. PLATE
F.F.

FINISHED GRADE
F.F.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A1.60 PLAN 1 MODERN PRAIRIE (STYLE C)

1. Stucco

2. Concrete Flat Tile Roof

3. Stucco Trim at Stucco

4. Stucco Sill Trim

5. Stucco Foam Surround6. Faux Wood/Fiber Cement Trim Sill7. 2x3 Trim o/ 2x6 Wood Fascia

8. Fiber Cement Panels

9. Faux Wood/Fiber Cement Trim

10. Vinyl Windows11. Brick/Stone Veneer12. Brick/Stone Veneer Barranca w/ Smooth Stucco Cap

13. Fiberglass Entry Doors14. Sliding Door15. Metal Sectional Garage Door

16. Fiberglass Man-Door17. Decorative Exterior Lights/Raised Pin Mounted Address

18. Parapet Wall with Stucco Cap
Trim

19. Horizontal Siding

20. Decorative Muntin

MODERN PRAIRIE (C) MATERIAL LEGEND STYLE
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A1.61 PLAN 1 MODERN PRAIRIE (STYLE C) - ENHANCED 9'-1" 9'-1"
27'-0"
T.O. PLATET.O. PLATE
F.F.

FINISHED GRADE
F.F.
9'-1" 9'-1"
27'-0"
T.O. PLATE
F.F.

FINISHED GRADE
F.F.

T.O. PLATE

1. Stucco

2. Concrete Flat Tile Roof

3. Stucco Trim at Stucco

4. Stucco Sill Trim

5. Stucco Foam Surround

6. Faux Wood/Fiber Cement Trim Sill7. 2x3 Trim o/ 2x6 Wood Fascia8. Fiber Cement Panels

9. Faux Wood/Fiber Cement Trim

10. Vinyl Windows11. Brick/Stone Veneer12. Brick/Stone Veneer Barranca w/ Smooth Stucco Cap

13. Fiberglass Entry Doors14. Sliding Door15. Metal Sectional Garage Door

16. Fiberglass Man-Door17. Decorative Exterior Lights/Raised Pin Mounted Address

18. Parapet Wall with Stucco Cap
Trim

19. Horizontal Siding

20. Decorative Muntin

1. Concrete Flat Tile Roof

2. Stucco

3. Stucco Recess Reveal

4. Stucco Sill Trim

5. Stucco o/ Foam Eave Cornice

6. Not Used7. Vinyl Windows8. Decorative Fiberglass Entry Door

9. Sliding Door

10. Brick Surround11. Faux Wood Shutters12. Gable End Faux Vent13. Fiber Cement Panel Board14. Not Used15. Fiberglass Garage Man Door16. Metal Sectional Garage Door

17. Decorative Exterior Lights/Raised
Pin Mounted Address

18. Planter

MODERN PRAIRIE (C) MATERIAL LEGEND STYLE

FARMHOUSE (B) MATERIAL LEGEND STYLE

COTTAGE (A) MATERIAL LEGEND STYLE

1. Concrete Flat Tile Roof

2. Stucco

3. Faux Wood Horizontal Trim w/
2X3 Flat Trim Cap

4. Faux Wood Corner Trim at Siding

5. Faux Wood/Fiber Cement Trim at
B&B Siding

6. Faux Wood/Fiber Cement Trim Sill7. Stucco Trim at Stucco8. Stucco Sill Trim

9. Vert. B&B Siding

10. Eave Board11. 2x Barge Board12. Wood Railing (Where Occurs)13. Vinyl Windows14. Faux Wood Shutters15. Decorative Fiberglass Entry Door16. Sliding Door17. Porch Wood Columns/Post18. Faux Barn Door

19. Gable End Vert. B&B Siding w/
Bott. Trim

20. Fiber Cement Panel Board21. Fiberglass Garage Man Door22. Metal Sectional Garage Door23. Decorative Exterior Lights/Raised Pin Mounted Address

24. Decorative Shutter25. Planter26. Gable End Faux Vent 9'-1" 9'-1"
30'-0"
T.O. PLATE
F.F.

FINISHED GRADE
F.F.

T.O. PLATE
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A2.30 PLAN 2 FRONT ELEVATIONS
9'-1" 9'-1"
27'-0"
T.O. PLATET.O. PLATE
F.F.

FINISHED GRADE
F.F.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A2.40 PLAN 2 COTTAGE (STYLE A)

1. Concrete Flat Tile Roof

2. Stucco

3. Stucco Recess Reveal

4. Stucco Sill Trim

5. Stucco o/ Foam Eave Cornice6. Not Used7. Vinyl Windows

8. Decorative Fiberglass Entry Door

9. Sliding Door

10. Brick Surround11. Faux Wood Shutters12. Gable End Faux Vent13. Fiber Cement Panel Board14. Not Used15. Fiberglass Garage Man Door16. Metal Sectional Garage Door

17. Decorative Exterior Lights/Raised
Pin Mounted Address

18. Planter

COTTAGE (A) MATERIAL LEGEND STYLE
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A2.41 PLAN 2 COTTAGE (STYLE A) - ENHANCED
9'-1" 9'-1"
30'-0"
T.O. PLATET.O. PLATE
F.F.

FINISHED GRADE
F.F.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A2.50 PLAN 2 FARMHOUSE (STYLE B)

FARMHOUSE (B) MATERIAL LEGEND STYLE

1. Concrete Flat Tile Roof

2. Stucco

3. Faux Wood Horizontal Trim w/
2X3 Flat Trim Cap

4. Faux Wood Corner Trim at Siding

5. Faux Wood/Fiber Cement Trim at
B&B Siding

6. Faux Wood/Fiber Cement Trim Sill7. Stucco Trim at Stucco

8. Stucco Sill Trim

9. Vert. B&B Siding

10. Eave Board11. 2x Barge Board12. Wood Railing (Where Occurs)13. Vinyl Windows14. Faux Wood Shutters15. Decorative Fiberglass Entry Door16. Sliding Door17. Porch Wood Columns/Post18. Faux Barn Door

19. Gable End Vert. B&B Siding w/
Bott. Trim

20. Fiber Cement Panel Board21. Fiberglass Garage Man Door22. Metal Sectional Garage Door23. Decorative Exterior Lights/Raised Pin Mounted Address

24. Decorative Shutter25. Planter26. Gable End Faux Vent Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A2.51 PLAN 2 FARMHOUSE (STYLE B) - ENHANCED
9'-1" 9'-1"
27'-0"
T.O. PLATET.O. PLATE
F.F.

FINISHED GRADE
F.F.

Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A2.60 PLAN 2 MODERN PRAIRIE (STYLE C)

1. Stucco

2. Concrete Flat Tile Roof

3. Stucco Trim at Stucco

4. Stucco Sill Trim

5. Stucco Foam Surround6. Faux Wood/Fiber Cement Trim Sill7. 2x3 Trim o/ 2x6 Wood Fascia

8. Fiber Cement Panels

9. Faux Wood/Fiber Cement Trim

10. Vinyl Windows11. Brick/Stone Veneer12. Brick/Stone Veneer Barranca w/ Smooth Stucco Cap

13. Fiberglass Entry Doors14. Sliding Door15. Metal Sectional Garage Door

16. Fiberglass Man-Door17. Decorative Exterior Lights/Raised Pin Mounted Address

18. Parapet Wall with Stucco Cap
Trim

19. Horizontal Siding

20. Decorative Muntin

MODERN PRAIRIE (C) MATERIAL LEGEND STYLE
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A2.61 PLAN 2 MODERN PRAIRIE (STYLE C) - ENHANCED 10'-1"
25'-0"
T.O. PLATE
F.F.

FINISHED GRADE

1. Concrete Flat Tile Roof

2. Stucco

3. Stucco Recess Reveal

4. Stucco Sill Trim

5. Stucco o/ Foam Eave Cornice6. Not Used7. Vinyl Windows

8. Decorative Fiberglass Entry Door

9. Sliding Door

10. Brick Surround11. Faux Wood Shutters12. Gable End Faux Vent13. Fiber Cement Panel Board14. Not Used15. Fiberglass Garage Man Door16. Metal Sectional Garage Door

17. Decorative Exterior Lights/Raised
Pin Mounted Address

18. Planter

COTTAGE (A) MATERIAL LEGEND STYLE
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.30 PLAN 3 FRONT ELEVATION (STYLE A)

FARMHOUSE (B) MATERIAL LEGEND STYLE

1. Concrete Flat Tile Roof

2. Stucco

3. Faux Wood Horizontal Trim w/
2X3 Flat Trim Cap

4. Faux Wood Corner Trim at Siding

5. Faux Wood/Fiber Cement Trim at
B&B Siding

6. Faux Wood/Fiber Cement Trim Sill7. Stucco Trim at Stucco

8. Stucco Sill Trim

9. Vert. B&B Siding

10. Eave Board11. 2x Barge Board12. Wood Railing (Where Occurs)13. Vinyl Windows14. Faux Wood Shutters15. Decorative Fiberglass Entry Door16. Sliding Door17. Porch Wood Columns/Post18. Faux Barn Door

19. Gable End Vert. B&B Siding w/
Bott. Trim

20. Fiber Cement Panel Board21. Fiberglass Garage Man Door22. Metal Sectional Garage Door23. Decorative Exterior Lights/Raised Pin Mounted Address

24. Decorative Shutter25. Planter26. Gable End Faux Vent 10'-1"
24'-0"

FINISHED GRADE
T.O. PLATE
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.31 PLAN 3 FRONT ELEVATION (STYLE B)
10'-1"
20'-6"

FINISHED GRADE
T.O. PLATE

1. Stucco

2. Concrete Flat Tile Roof

3. Stucco Trim at Stucco

4. Stucco Sill Trim

5. Stucco Foam Surround6. Faux Wood/Fiber Cement Trim Sill7. 2x3 Trim o/ 2x6 Wood Fascia

8. Fiber Cement Panels

9. Faux Wood/Fiber Cement Trim

10. Vinyl Windows11. Brick/Stone Veneer12. Brick/Stone Veneer Barranca w/ Smooth Stucco Cap

13. Fiberglass Entry Doors14. Sliding Door15. Metal Sectional Garage Door

16. Fiberglass Man-Door17. Decorative Exterior Lights/Raised Pin Mounted Address

18. Parapet Wall with Stucco Cap
Trim

19. Horizontal Siding

20. Decorative Muntin

MODERN PRAIRIE (C) MATERIAL LEGEND STYLE
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.32 PLAN 3 FRONT ELEVATION (STYLE C)
10'-1"
25'-0"
T.O. PLATE
F.F.

FINISHED GRADE
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.40 PLAN 3 COTTAGE (STYLE A)
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.41 PLAN 3 COTTAGE (STYLE A)
10'-1"
24'-0"
T.O. PLATE
F.F.

FINISHED GRADE
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.50 PLAN 3 FARMHOUSE (STYLE B)
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.51 PLAN 3 FARMHOUSE (STYLE B)
10'-1"
24'-0"
T.O. PLATE
F.F.

FINISHED GRADE

FARMHOUSE (B) MATERIAL LEGEND STYLE

1. Concrete Flat Tile Roof

2. Stucco

3. Faux Wood Horizontal Trim w/
2X3 Flat Trim Cap

4. Faux Wood Corner Trim at Siding

5. Faux Wood/Fiber Cement Trim at
B&B Siding

6. Faux Wood/Fiber Cement Trim Sill7. Stucco Trim at Stucco

8. Stucco Sill Trim

9. Vert. B&B Siding

10. Eave Board11. 2x Barge Board12. Wood Railing (Where Occurs)13. Vinyl Windows14. Faux Wood Shutters15. Decorative Fiberglass Entry Door16. Sliding Door17. Porch Wood Columns/Post18. Faux Barn Door

19. Gable End Vert. B&B Siding w/
Bott. Trim

20. Fiber Cement Panel Board21. Fiberglass Garage Man Door22. Metal Sectional Garage Door23. Decorative Exterior Lights/Raised Pin Mounted Address

24. Decorative Shutter25. Planter26. Gable End Faux Vent Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.52 PLAN 3 FARMHOUSE (STYLE B) - ENHANCED

FARMHOUSE (B) MATERIAL LEGEND STYLE

1. Concrete Flat Tile Roof

2. Stucco

3. Faux Wood Horizontal Trim w/
2X3 Flat Trim Cap

4. Faux Wood Corner Trim at Siding

5. Faux Wood/Fiber Cement Trim at
B&B Siding

6. Faux Wood/Fiber Cement Trim Sill7. Stucco Trim at Stucco

8. Stucco Sill Trim

9. Vert. B&B Siding

10. Eave Board11. 2x Barge Board12. Wood Railing (Where Occurs)13. Vinyl Windows14. Faux Wood Shutters15. Decorative Fiberglass Entry Door16. Sliding Door17. Porch Wood Columns/Post18. Faux Barn Door

19. Gable End Vert. B&B Siding w/
Bott. Trim

20. Fiber Cement Panel Board21. Fiberglass Garage Man Door22. Metal Sectional Garage Door23. Decorative Exterior Lights/Raised Pin Mounted Address

24. Decorative Shutter25. Planter26. Gable End Faux Vent Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.53 PLAN 3 FARMHOUSE (STYLE B) - ENHANCED
10'-1"
20'-6" T.O. PLATE
F.F.

FINISHED GRADE
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.60 PLAN 3 MODERN PRAIRIE (STYLE C)
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
0 4 8 12 A3.61 PLAN 3 MODERN PRAIRIE (STYLE C)
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
A4.00 COLOR & MATERIAL BOARD
Architecture + Planning
17911 Von Karman Ave,
Suite 200
Irvine, CA 92614
949.851.2133
ktgy.com

GARRETSON AVENUE
CORONA, CA KTGY # 2023-0608
Warmington Residential
3090 Pullman Street
Costa Mesa, CA 92626714.434.4439
2024-6-5
1st Submittal: 2023-10-25
Plot Date:
2nd Submittal: 2024-02-08
3rd Submittal: 2024-04-15
4th Submittal: 2024-06-06
A4.10 COLOR & MATERIAL BOARD

www.coxcastle.com Los Angeles | Orange County | San Francisco Cox, Castle & Nicholson LLP
50 California Street, Suite 3200
San Francisco, California 94111-4710
P: 415.262.5100 F: 415.262.5199
Linda C. Klein
415.262.5130
[email protected]
August 14, 2024
VIA E-MAIL: [email protected]
Ms. Rocio Lopez
Consulting Planner
City of Corona
400 South Vicentia Avenue, Suite 120
Corona, CA 92882
Re: Updated State Density Bonus Law Request
2501 Garretson Avenue (TTM2023-0002, PP2023-0009, AHDB2023-001) Dear Ms. Lopez:

The City has asked that we merge our August 8, 2024, list of requested State Density Bonus Law (“SDBL”) benefits with the housing law overview we provided in our July 16, 2024 letter. Accordingly, on behalf of Warmington Residential (“Warmington”), we are submitting this further updated letter related to the proposed residential project (“Project”) located at 2501 Garretson Avenue (“Property”) in the City of Corona (the “City”). This letter addresses SDBL, the Housing Accountability Act (“HAA”), and has four parts. Part 1 describes the SDBL benefits to which the Project is entitled. Part 2 summarizes the rules related to SDBL concessions/incentives1 and waivers. Part 3 identifies the requested SDBL benefits. Part 4 summarizes the HAA and addresses City comments that are not objective standards applicable to the Project under state law.

1. Project Eligibility For SDBL Benefits
SDBL provides four categories of benefits to projects providing the requisite amounts of affordable housing: (1) a density bonus; (2) incentives; (3) waivers; and (4) SDBL parking standards. The amount of the density bonus and number of incentives depends on the number of affordable units provided and their level of affordability.

The Property has a General Plan land use designation of Estate Residential, which allows 1 to 3 dwelling units per acre and is zoned R-20.0 Single-Family Residential (“R1-20 Zone”) and R-1-14.4 Single-Family Residential (“R1-14.4 Zone”). Under SDBL, the base density permitted on a parcel is “the greatest number of units allowed under the zoning ordinance, specific plan, or land use element of the general plan, or, if a range of density is permitted, means the greatest number of units allowed by the specific zoning range, specific plan, or land use element of the 1 SDBL uses the terms “concession” and “incentive” interchangeably. For readability, this letter uses “incentive” to refer to both.

Page 2 ends

general plan applicable to the project.” (Gov. Code, § 65915, subd. (o)(6).) A “density bonus” is “a density increase over the otherwise maximum allowable gross residential density.” (Id., subd. (f).) “All density calculations resulting in fractional units shall be rounded up to the next whole number.” (Id., subd. (f)(5).) Using these directions, the Project’s base density is 28 units (9.326 acres x 3 dwelling units/acre).

At least six percent of the Project units (two units) would be affordable to very lowincome households. Therefore, the Project is eligible for SDBL benefits. (Gov. Code, § 65915, subd. (b)(1)(A).) These benefits consist of a 22.5 percent density bonus, one incentive, unlimited waivers, and use of SDBL parking standards. (Id., subds. (d)(2)(A), (e), (f)(2), (p).) The Project proposes a 22.5 percent density bonus, allowing 35 single-family homes and, as discussed in Section 3 below, multiple waivers.

2. SDBL Incentives, Waivers, And Process
a. Incentives
An incentive is a reduction in development standards or modification of zoning or architectural requirements, or any other regulatory incentive or concession proposed by the developer, that results in identifiable and actual cost reductions to provide for affordable housing costs. (Gov. Code, § 65915, subd. (k).) The California Department of Housing and Community Development (“HCD”) has taken the position that the SDBL “clearly indicates that requirements beyond development standards are eligible” as incentives, including “regulatory requirements,” provided that the request has identifiable and actual cost reductions. (HCD Letter of Inquiry and Technical Assistance to City of San Jose, dated Dec. 14, 2021, at p. 3.)2 Courts have explained that an applicant is not required to prove that a requested incentive or waiver would lead to cost reductions. Rather, specific requests are “presumed” to result in cost reductions, and an agency bears the burden to demonstrate otherwise if it intends to deny a request. (Bankers Hill 150 v. City of San Diego (2022) 74 Cal.App.5th 755, 770, citing Schreiber v. City of Los Angeles (2021) 69 Cal.App.5th 549, 555.) Likewise, while an applicant may be required to provide a basic explanation as to why a project is eligible to receive an incentive (e.g., drawings and the like), an agency cannot require preparation of a supporting report or study. (HCD Notice of Violation to City of Encinitas, dated Mar. 25, 2021, at pp. 3–4 [“The Legislature was clear that no additional studies, reports, or analysis were to be required.”]; see Assembly Bill (“AB”) 12873, effective January 1, 2024 [amending Gov. Code § 65915, subd. (a)(2) to remove “incentives or concessions” and “waivers or reductions of development standards” from the list of items for which a local government may request reasonable documentation].) Cost reductions, HCD has noted, “should be apparent from 2 Available at https://www.hcd.ca.gov/community-development/housing-element/docs/sclSanJose-LOI-TA121421.pdf. 3 https://leginfo.legislature.ca.gov/faces/billCompareClient.xhtml?bill_id=202320240AB1287&showamends=true [as AB 1287 amended SDBL].)

Page 3 ends

the project application, thus negating any need for ‘financial analysis or report.’” (HCD Notice of Violation to City of Encinitas, dated Mar. 25, 2021, at pp. 3–4.) A local agency must grant an incentive unless it can make written findings, based on substantial evidence, according to certain specified statutory limitations. The only reasons to deny a requested incentive are if: (i) the incentive would not result in identifiable and actual cost reductions; (ii) the incentive would have a specific, adverse impact on public health and safety, and there is no feasible way to mitigate or avoid that impact without rendering the development unaffordable to low income and moderate income households; (iii) the incentive would have an adverse impact on any real property listed in the California Register of Historical Resources; or (iv) the incentive would be contrary to state or federal law. (Gov. Code, § 65915, subd. (d)(1).) b. Waivers
A waiver is “a waiver or reduction of development standards that will have the effect of physically precluding the construction of a development” entitled to benefits under SDBL. (Gov. Code, § 65915, subd. (e)(1).) “Development standard” is defined broadly as “a site or construction condition, including, but not limited to, a height limitation, a setback requirement, a floor area ratio, an onsite open-space requirement, or a parking ratio that applies to a residential development pursuant to any ordinance, general plan element, specific plan, charter, or other local condition, law, policy, resolution, or regulation that is adopted by the local government or that is enacted by the local government’s electorate exercising its local initiative or referendum power, whether that power is derived from the California Constitution, statute, or the charter or local ordinances of the local government.” (Id., subd. (o)(2).) Waivers can be requested for “any development standard that will have the effect of physically precluding the construction of a development” that meets the SDBL’s minimum affordable requirements “at the densities or with the concessions or incentives permitted by [SDBL].” (Id., subd. (e)(1).) An applicant is entitled to unlimited waivers. (Id.)
A local government may deny a requested waiver only under certain, limited circumstances. Specifically, denial is allowed only if granting the waiver “would have a specific, adverse impact . . . upon health or safety, and for which there is no feasible method to satisfactorily mitigate or avoid the specific adverse impact” or “would have an adverse impact on any real property that is listed in the California Register of Historical Resources, or to grant any waiver or reduction that would be contrary to state or federal law.” (Id.) Conditions that would have a specific, adverse impact upon the public health and safety “arise infrequently.” (Id.; Gov.

Code, § 65589.5, subd. (a)(3).)
According to HCD, to obtain a waiver, the “showing or ‘reasonable documentation’ required by the applicant is that the project qualifies for a density bonus.” (HCD’s Notice of Violation Letter to the City of Encinitas, dated Jan. 20, 2022.4) Stated differently “[a] project that meets the requirements of the [SDBL] is entitled to waivers if they are needed, ‘period.’” 4 Available at https://www.hcd.ca.gov/community-development/housing-element/docs/sdiEncinitas-NOV012022.pdf.

Page 4 ends

(Id., quoting Wollmer v. City of Berkeley (2011) 193 Cal.App.4th 1329, 1346–1347; see Bankers Hill 150, supra, 74 Cal.App.5th 755, 775 [rejecting a claim that a project was not eligible for waivers because it could be redesigned to be more consistent with the city ’s development standards].)
In addition, HCD has clarified that a waiver must be granted if it is necessary to facilitate a requested incentive. (HCD Letter of Technical Assistance to the City of San Jose, dated May 20, 2022, at pp. 2–3.5) To illustrate the point, HCD provides an example in which an applicant seeks an incentive to remove the requirement for ground floor commercial space in a mixed-use zoning district and instead provide residential uses on the ground floor. Under such a scenario, an applicant can seek a waiver of ground floor transparency requirements because such requirements “would be incompatible” with the incentive allowing ground floor residential uses. (Id.) According to HCD, “these derivative waivers should be considered and approved in a perfunctory manner by the local agency.” (Id.)

3. SDBL Requests For The Project
The Project requests a density bonus and multiple waivers to City development standards, as follows:
a. Density Bonus
The Project is entitled to and requests a density bonus of 22.5 percent. The Project’s base density is 28 units (9.326 acres x 3 dwelling units/acre). At least six percent of the Project units (two units) would be affordable to very low-income households, providing a 22.5 percent density bonus, allowing for the Project’s 35 units. (Gov. Code, § 65915, subds. (b)(1)(A), (f)(2).) b. Waivers
i. Reduction in Minimum Lot Area
Municipal Code section 17.11.060 requires a minimum lot area of 20,000 square feet in the R1-20 Zone and Municipal Code section 17.20.060 requires a minimum lot area of 14,400 square feet in the R-1.14.4 Zone. Warmington requests a waiver to allow lot sizes ranging from 7,350 square feet to 19,674.25 square feet in these zones. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density. ii. Reduction in Minimum Lot Width
Municipal Code section 17.11.070(A) requires a minimum lot width of 100 feet in the R1-20 Zone and Municipal Code section 17.20.070(A) requires a minimum lot width of 90 feet in the R-1.14.4 Zone. Warmington requests a waiver to allow a minimum lot width ranging from 70 feet to 177.56 feet in these zones. This waiver is needed to fit the Project as designed and at 5 Available at https://www.hcd.ca.gov/community-development/housing-element/docs/sclsanjose-ta-052022.pdf.

Page 5 ends

the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density. iii. Reduction in Minimum Lot Depth
Municipal Code section 17.11.070(B) requires a minimum lot depth of 150 feet in the R1-20 Zone and a minimum lot depth of 100 feet in the R-1.14.4 Zone per Section 17.20.070(B).

Warmington requests a waiver to allow lot depths ranging from 93.76 feet to 120.39 feet in the Project. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
iv. Reduction in Front Yard Setback
Municipal Code section 17.11.100(B)(1) requires a front yard setback of 25 feet in the R1-20 Zone and Municipal Code section 17.20.100(B)(1) requires the same front yard setback in the R1-14.4 Zone. Warmington requests a waiver to reduce the front yard setback ranging from 15 feet to 39.9 feet in both zones. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
v. Reduction in Side-Yard Setback
In the R1-20 Zone, Municipal Code section 17.11.100(C)(1) requires a side yard of 10 feet for a lot with no alley access where the other side yard is at least 15 feet. Municipal Code section 17.20.100(C)(1) imposes the same requirement in the R1-14.4 Zone. Warmington requests a waiver to reduce the requirement from 10 feet to 5 feet in both zones. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density. vi. Reduction in Corner Setback
In the R1-20 Zone, Municipal Code section 17.11.100(C)(2) requires a corner side yard setback of 15 feet. Warmington requests a waiver to reduce the requirement to 10 feet for Lots 19 and 35. This waiver is needed to fit the Project as designed and at the density proposed.

Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
vii. Reduction in Setback for Reverse Corner Lots
Municipal Code section 17.20.100(C)(5) requires reversed corner lots in the R1-14.4 zone to have a side yard on the street side with a width not less than the required front yard on the key lot to its rear which is 25 feet. Warmington requests a waiver to reduce the side yard setback for reverse corner lots to approximately 9 feet for Lot 28 and approximately 18 feet for Lot 26. This waiver is needed to fit the Project as designed and at the density proposed. Absent

Page 6 ends

this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
viii. Reduction in Flag Lot Size
Municipal Code section 17.04.358(A) requires that flag lots be a minimum of 20,000 square feet. Warmington requests a waiver to reduce the minimum size of flag Lot 10 to 12,091.91 square feet. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
ix. Reduction in Garage Setback
City Residential Design Guideline 4.1.B.5.a states: “Setback garages from the front of the dwelling by a minimum of 15 feet to create a more traditional street scene and diminish the appearance of the garage door.” Warmington requests a waiver to reduce this setback to a minimum of 2 feet from the front of the unit and eliminate this requirement from Plans 2 and 2R, where the one-car garage extends past the primary structure. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, garages would need to be moved towards the rear parcel line, which would move the back of the house back into the backyard and the rear property line would need to move back to avoid a reduction in the backyard. Ultimately, this would require parcels to be larger, reducing the overall number of parcels and thus density.
x. Two-Story Element Placement
City Residential Design Guideline 4.2.B.8 states: “The plotting of homes should avoid the placement of two, two-story elements directly adjacent to one another. Wherever possible, two-story elements should be adjacent to single story homes or single-story elements. If this cannot be achieved in a given situation, additional side yard separation and/or additional front setbacks shall be required to alleviate a row-house effect and provide greater privacy.” This is not an objective design standard. Nevertheless, Warmington requests a waiver to allow two twostory elements to be directly adjacent to one another and not to “flip” any plans for Lots 6 through 35. Absent this waiver, additional setbacks would be required, resulting in the need for larger lots, resulting in fewer lots and thus less density on the Property. xi. Deviations from City Standard 110 - Right-Of-Way Width, Parkway, Sidewalk, and Parking
The City’s published street design standards are contained in Series 100 and available on the City’s website. According to those standards, private street right-of-way widths must be consistent with Series 110.6 Series 110 states private streets with two-way access must consist of 6 Street Design Table, available at
https://www.coronaca.gov/home/showpublisheddocument/3724/636257066402770000.

Page 7 ends

a 56 feet wide right-of-way that includes a 10 feet wide parkway and within the parkway, a detached 5 feet wide sidewalk, 4.5 feet wide parkway landscape, and no curbside parking on both sides of the street.7 Warmington requests a waiver to reduce the minimum overall right-ofway width for the private street from 56 feet to 46 feet, comprised of 36 feet of roadway width, measured from curb to curb, and a five-foot wide sidewalk (including a six-inch curb) on both sides of the street. The 36 feet of roadway width allows for on-street parking along one side of the street. This waiver is needed to fit the Project as designed and at the density proposed.

Absent this waiver, the streets would need to be much wider, limiting the number of parcels that could fit on the Property and thus reducing density.
xii. Increase in Lot Area Coverage, R1-20 Zone
Municipal Code section 17.11.120 requires lot area coverage in the R1-20 zone to not exceed 35 percent for one-story and 30 percent for two-story buildings or structures.

Warmington requests a waiver to increase the maximum lot area coverage requirement of 30 percent for two-story buildings or structures, to up to 35 percent for Lots 18, 21, 33 and 34. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
xiii. Increase in Lot Area Coverage, R1-14.4 Zone
Municipal Code section 17.20.120 also requires lot area coverage in the R1-14.4 Zone to not exceed 40 percent for one-story and 30 percent for two-story buildings or structures.

Warmington requests a waiver to increase the lot area coverage for the two-story homes ranging from 30 percent to up to 35 percent for Lots 7, 8, 9, 12, 14, 16, 21, 23, 27, 30, 31, 32, and 33.

This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
xiv. Reduction in Access Corridor Waiver for Flag Lots
Municipal Code section 17.04.358 requires that the access corridor of a flag lot have a depth not less than 80 feet in a residential zone. Warmington requests a waiver to reduce the access corridor depth distance to 43 feet for Lot 10. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density. xv. Reduction in Lot Width for Lots on Knuckles or Curved Streets Municipal Code section 16.08.020 requires all lots fronting on a cul-de-sac, a knuckle, or a curved street to have at least a 45-foot distance at the curb line between property line prolongations. Warmington requests a waiver to reduce the curb line between property line 7 Available at https://www.coronaca.gov/home/showpublisheddocument/3744/636257066425870000.

Page 8 ends

prolongations of Lot 5 to approximately 27 feet and of Lot 11 to approximately 30 feet. This waiver is needed to fit the Project as designed and at the density proposed. Absent this waiver, parcels in the Project would need to be larger, reducing the overall number of parcels and thus density.
c. Reservation Of SDBL Benefits
As discussed above, the Project is entitled to one incentive and waivers of “any development standard that will have the effect of physically precluding the construction” of the Project. (Gov. Code, § 65915, subd. (e)(1).) Warmington reserves the right to request its incentive and additional waiver(s) of development standard(s) as needed to address comments as the Project application progresses.

4. Housing Accountability Act
a. Summary Of The HAA’s Rules Related To Objective Standards The HAA also applies to housing development projects and limits a local jurisdiction’s ability to deny or reduce the density of such projects when they are consistent with “applicable, objective general plan, zoning, and subdivision standards and criteria, including design review standards, in effect at the time that the application was deemed complete.” (Gov. Code, § 65589.5, subd. (j)(1) [emphasis added].) “Deemed complete” means “the applicant has submitted a preliminary application pursuant to [Government Code] Section 65941.1.” (§ 65589.5, subd. (h)(5).) The Project applicant submitted its preliminary application pursuant to Government Code section 65941.1 (i.e., SB 330 preliminary application) on August 4, 2023.

Under the HAA, a project that complies with applicable, objective standards can be denied or conditioned on lower density only if the project would have “a specific, adverse impact” on public health and safety and there is “no feasible method to satisfactorily mitigate” that impact other than disapproval or approval at a lower density. (Id.) A “specific, adverse impact” means “a significant, quantifiable, direct, and unavoidable impact, based on objective, identified written public health or safety standards, policies, or conditions as they existed on the date the application was deemed complete.” (Id.) Such impacts “arise infrequently” (id., subd. (a)(3)) and must be supported by “a preponderance of the evidence” (id., subd. (j)(1)).

The HAA defines “objective” as “involving no personal or subjective judgment by a public official and being uniformly verifiable by reference to an external and uniform benchmark or criterion available and knowable by both the development applicant or proponent and the public official.” (Gov. Code, § 65589.5, subd. (h)(8) [emphasis added].) This definition of “objective” is reinforced by HAA subdivision (f)(4), which states a housing development project “shall be deemed consistent, compliant, and in conformity with an applicable plan, program, policy, ordinance, standard, requirement, or other similar provision if there is substantial evidence that would allow a reasonable person to conclude that the housing development project or emergency shelter is consistent, compliant, or in conformity.” In sum, if there are two different plausible views of a standard, the City must apply the view that supports housing.

Page 9 ends

(California Renters Legal Advocacy & Education Fund v. City of San Mateo (2021) 68 Cal.App.5th 820, 844–845 (“CARLA”).)
The HAA’s protections apply to the Project. Accordingly, the City can demand the Project comply with only objective, written standards (i.e., the objective standards not altered by the Project’s SDBL benefits) in effect when the Project applicant submitted its preliminary application.
b. Response To City Comments That Are Not Objective Standards The City’s comments on the full application include requests unrelated to objective standards. Specifically, the City requested that lots be aligned with the Property’s zoning districts. We were unable to find any requirement stating that a parcel can be in only one zoning district and indeed are aware of many parcels throughout the state that sit in more than one zoning district. The City also requested that models 1 and 2 be flipped so that homes differ in plotting to increase privacy and avoid windows facing each other. As noted above, the City’s Design Guidelines recommend avoiding the placement of two, two-story elements directly adjacent to one another. All the homes in the Project are separated by at least 13 feet and thus are not “directly adjacent” to each other. Further, the Design Guidelines recommend avoiding a “row house” effect. The separation between the homes achieves this—there is no mistaking the Project with a rowhouse project, where the units are attached to each other.8 * * *
Warmington is excited to bring much needed housing, including affordable housing, to the City and looks forward to working collaboratively on the Project. Please do not hesitate to contact me if you have any questions related to the SDBL.

Sincerely,
Linda C. Klein
Cc: Dean Derleth, Esq., City Attorney
Joanne Coletta, Planning and Development Director
8 See, e.g., https://www.thespruce.com/what-is-a-rowhouse-5180207. 104369\17824642










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