Agenda packet — Corona City Council, February 19, 2025 (part 3 of 3)

2 WHEREAS, on February 19, 2025, the City Council held a duly noticed public hearing at which all persons wishing to testify in connection with the Zone Text Amendment were heard and the Zone Text Amendment was comprehensively reviewed.

NOW, THEREFORE, BE IT RESOLVED BY THE CITY COUNCIL OF
THE CITY OF CORONA, CALIFORNIA, AS FOLLOWS:

SECTION 1. CEQA Findings. As the decision-making body for this Zone Text Amendment, the City Council has reviewed and considered the information contained in the preliminary exemption assessment and the administrative records for this Zone Text Amendment, including all written and oral evidence. Based upon the facts and information contained in the administrative record, including all written and oral evidence presented to the City Council, the City Council finds this action exempt pursuant to Public Resources Code Section 21080.17, which states that the California Environmental Quality Act (CEQA) does not apply to the adoption of an ordinance by a city to implement Article 2 (commencing with Section 66314) of Chapter 13 of Division 1 of Title 7 of the Government Code. This action implements the requirements of SB 1211 and AB 2533, which amended sections included within Article 2 of Chapter 13 of Division 1 of Title 7 of the Government Code. Therefore, no environmental analysis is required.

SECTION 2. Zoning Findings. Based on the entire record before the City Council and all written and oral evidence presented to the City Council, the City Council hereby makes and adopts the following findings:

A. The proposed Zone Text Amendment is consistent with the General Plan because it supports General Plan Land Use Goal LU-7 having residential neighborhoods that contain a diversity of housing and supporting uses to meet the needs of Corona’s residents because it will allow for the development of ADUs in the appropriate residential zones that comply with state statutory requirements and local regulations.

B. The proposed Zone Text Amendment is consistent with Title 17 of the Corona Municipal Code, which governs the development standards of land uses within the city and establishes other regulatory procedures for development, because it will establish objective development standards for ADUs to be consistent with state law.

C. The proposed Zone Text Amendment will provide for the public health, safety and welfare because it establishes regulations for ADUs required by state law and will update certain objective development standards, which are intended to promote the orderly development of property and protect the public health, safety, and welfare of the general public.

SECTION 3. Zoning Text Amendment. ZTA2024-0004 is hereby approved.

SECTION 4. Amendment to Chapter 17.85. Chapter 17.85 (Accessory Dwelling Unit) of Title 17 (Zoning) is hereby amended in its entirety to read as set forth in Exhibit “A” attached to this Ordinance and incorporated herein by reference.

SECTION 5. Official Record. The documents and materials that constitute the record of proceedings on which these findings have been based are located at the City of Corona

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3 City Hall, 400 S. Vicentia Avenue, Corona, California 92882. The custodian for these records is Joanne Coletta, the Planning and Development Director of the City of Corona.

SECTION 6. Severability. If any provision or clause of this Ordinance or any application of it to any person, firm, organization, partnership or corporation is held invalid, such invalidity shall not affect other provisions of this Ordinance which can be given effect without the invalid provision or application. To this end, the provisions of this Ordinance are declared to be severable.

SECTION 7. Effective Date. The Mayor shall sign this Ordinance and the City Clerk shall attest thereto and shall within fifteen (15) days of its adoption cause it, or a summary of it, to be published in a general circulation newspaper in the City of Corona. This Ordinance shall take effect and be in force 30 days after its adoption.

PASSED, APPROVED AND ADOPTED this 5
th day of March 2025.
___________________________________
Mayor of the City of Corona, California
ATTEST:
____________________________________
City Clerk of the City of Corona, California

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4 CERTIFICATION
I, Sylvia Edwards, Clerk of the City of Corona, California, do hereby certify that the foregoing Ordinance was regularly introduced at a regular meeting of the City Council of the City of Corona, California duly held the 19th day of February 2025 and thereafter at a regular meeting thereof on the 5
th day of March, 2025, it was duly passed and adopted by the following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 5
th day of March 2025.
_______________________________________
City Clerk of the City of Corona, California
[SEAL]

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5 EXHIBIT “A”
CHAPTER 17.85

ACCESSORY DWELLING UNIT
Sections

17.85.010 Purpose.

17.85.020 Definitions.

17.85.030 General requirements.

17.85.040 Development standards.

17.85.050 Junior accessory dwelling units.

17.85.060 Review and approval process.

17.85.070 Fees.

17.85.080 Non-Permitted Accessory Dwelling Units or Junior Accessory Dwelling Units

17.85.010 Purpose.

The purpose of this chapter is to provide additional opportunities for affordable housing in the city by permitting accessory dwelling units for residential purposes on lots zoned for single-family or multiple family use; to implement state law requiring consideration and provisions for such use; and to protect and preserve existing neighborhoods through established development standards for accessory dwelling units.

17.85.020 Definitions.
(A) "Accessory dwelling unit" means the same as defined in § 17.04.016 of this code. (B) “Livable space” means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.
(C) "Living area" means the interior habitable area of a dwelling unit including basements and attics, but excluding a garage or any accessory building. (D) "Junior accessory dwelling unit" means the same as defined in § 17.04.018 of this code. (E) "Passageway" means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of an accessory dwelling unit.
(F) "Public transit" means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes and are available to the public.

17.85.030 General requirements.

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6 (E) An accessory dwelling unit shall not be sold separately from the primary unit, but may be rented; provided that short term rentals less than 30 days are prohibited for either unit. (F) An accessory dwelling unit located within the existing living area of a single-family primary unit or accessory building does not require a new or separate utility connection directly between the accessory dwelling unit and the utility.
(G) For an attached or detached accessory dwelling unit or an accessory dwelling unit that is constructed with a new single-family primary unit, the applicant shall be required to pay a water and sewer connection fee and/or capacity charge established by resolution of the City Council that is proportionate to the burden of the proposed accessory dwelling unit on the water and sewer system, based upon either its square footage or the number of its drainage fixture unit value, as defined in the California Plumbing Code, as adopted in Chapter 15.20. No water or sewer connection fee or capacity charge shall be required for the development of an accessory dwelling unit located within the existing living area of a primary unit unless the accessory dwelling unit is being constructed at the same time as a new primary unit. (H) An accessory dwelling unit that conforms to the requirements of this chapter shall not be considered to exceed the allowable density for the lot upon which it is located and shall be deemed to be a residential use that is consistent with the General Plan and zoning designations for the lot. (I) No passageway shall be required in conjunction with the construction of an accessory dwelling unit.
(J) The physical dimensions of a primary unit or an accessory building may be expanded by no more than 150 feet if necessary to accommodate ingress and egress to a junior accessory dwelling unit or an accessory dwelling unit located within an accessory building or the existing living area of a primary unit.
(K) The maximum number of accessory dwelling units and/or junior accessory dwelling units that may be constructed on each lot shall be as follows:
(1) On lots with an existing or proposed single-family primary unit, a maximum of two accessory dwelling units are permitted in any of the following combinations provided that the side and rear setbacks are sufficient for fire and safety:
(a) One detached accessory dwelling unit that otherwise complies with the requirements of this chapter and either one junior accessory dwelling unit or one accessory dwelling unit that is attached along a shared wall of the primary dwelling or contained entirely within the existing or proposed single-family primary unit and that otherwise complies with the requirements of this chapter;
(b) One junior accessory dwelling unit and one accessory dwelling unit that is contained entirely within the existing or proposed single-family primary unit and that otherwise complies with the requirements of this chapter;
(c) Two junior accessory dwelling units.
(2) On lots with existing multi-family dwellings, accessory dwelling units or junior accessory dwelling units may be constructed as follows:
(a) Accessory structures that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements or garages, may be converted to accessory dwelling units or junior accessory dwelling units provided such units comply with the requirements of this chapter and all applicable regulations set forth in Title 15 of this code. (b) One accessory dwelling unit or junior accessory dwelling unit shall be permitted within an existing multi-family dwelling and permitted within up to 25% of the existing multi-family dwellings

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7 .
(c) No more than eight detached accessory dwelling units provided that the number of detached accessory dwelling units shall not exceed the number of existing dwelling units on the lot. (3) On lots with proposed multi-family dwellings, no more than two detached accessory dwelling units may be constructed.

17.85.040 Development standards.
(A) The accessory dwelling unit shall be located on the same lot as the proposed or existing primary unit and shall be attached to or contained within the existing space of the proposed or existing primary unit, including attached garages, storage areas, or accessory structures, or detached from the primary unit.
(B) Parking for an accessory dwelling unit is required in the following manner:
(1) No additional parking is required for an accessory dwelling unit contained within the existing living area of a primary unit or an existing accessory structure. (2) An accessory dwelling unit attached or detached from the primary unit shall provide one parking space per unit or one parking space per bedroom, whichever is less. Parking may be provided on an existing driveway in the front yard setback area of the lot on which the accessory dwelling unit is located, provided that the driveway is at least 20 feet in depth. Notwithstanding the foregoing, if an existing garage, carport, covered parking structure, or uncovered parking space is converted to an accessory dwelling unit or demolished in conjunction with the construction of an accessory dwelling unit, the parking provided by such garage, carport, covered parking structure, or uncovered parking space is not required to be replaced. (3) Parking spaces shall be paved or on another surface approved by the Planning and Development Director, such as compacted, decomposed granite. Parking on dirt or landscaped areas is prohibited.
(4) A front yard landscaped area is required to be maintained on the lot on which the accessory dwelling unit is located and shall not be removed to accommodate off-street parking. (C) Notwithstanding the foregoing, no additional parking spaces beyond that required for the primary unit shall be required for an accessory dwelling unit that meets any of the following criteria:
(1) The accessory dwelling unit is located within one-half mile walking distance of public transit.
(2) The accessory dwelling unit is located within a historic district identified in the city's Register of Historic Resources.
(3) The accessory dwelling unit is contained within the existing primary unit or accessory building.
(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.
(5) When there is a car-share vehicle located within one block of the accessory dwelling unit. (D) The total floor area for an accessory dwelling unit shall not exceed 1,200 square feet, if detached, or 50% of the primary unit if attached, or, subject to subsection (F) of this section, otherwise result in the total built area of the primary unit and the accessory dwelling unit exceeding the maximum lot area coverage as prescribed per the underlying residential zone. This standard shall not apply to an accessory dwelling unit that is contained within the existing space of an existing or proposed primary unit or accessory building.

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8 (E) Nothing in this chapter shall be construed and no development standard shall apply to prohibit the construction of an accessory dwelling unit that is at least 16 feet in height and at least 800 square feet in size.
(F) The location of, and improvements for, the accessory dwelling unit shall conform with the yard setback, building height, and landscaping requirements of the zone in which it is to be located, except as applied in the following:
(1) No setback shall be required when existing living area or an existing accessory structure is converted to an accessory dwelling unit, or a portion of an accessory dwelling unit, or when an accessory dwelling unit or a portion of an accessory dwelling unit is constructed in the same location and to the same dimensions as existing living area or an existing accessory structure.
(2) A setback of no more than four feet from the side and rear lot lines, including lot lines adjacent to streets, shall be required for all other accessory dwelling units. (G) An accessory dwelling unit shall have a separate independent entrance from the primary unit.
(H) A manufactured home on a permanent foundation may be permitted in any zone as an accessory dwelling unit, subject to the provisions of Chapter 17.81. (I) The accessory dwelling unit shall be architecturally compatible with the primary unit, with respect to style, roof pitch, color, and exterior materials. (J) If the existing primary unit is required to have fire sprinklers, the accessory dwelling unit shall be required to have fire sprinklers.

17.85.050 Junior Accessory Dwelling Units.

Subject to the limitations set forth in § 17.85.030(K), a junior accessory dwelling unit shall be permitted if it complies with the following standards:
(A) The junior accessory dwelling unit complies with the requirements of Title 15 of this code, including, without limitation, the Building Code and the Fire Code. (B) The owner of the lot proposed for the junior accessory dwelling unit shall occupy, as a principal residence, either the primary unit or the junior accessory dwelling unit. Owneroccupancy shall not be required if the owner is another government agency, land trust, or housing organization.
(C) The junior accessory dwelling unit shall not be sold independently of the primary unit on the lot. Either unit may be rented; however, short term rentals less than 30 days are prohibited. (D) A deed restriction, in the form satisfactory to the Planning and Development Director and the City Attorney, shall be completed and recorded with the County Recorder's office prior to issuance of a building permit for a junior accessory dwelling unit. The deed restriction shall include the restrictions and limitations identified in this subsection, shall run with the land, and shall be binding upon any future owners, heirs, or assigns of the property. A copy of the recorded deed restriction shall be filed with the Planning and Development Department stating the following:
(1) The junior accessory dwelling unit shall not be sold separately from the primary unit; (2) The junior accessory dwelling unit shall not exceed 500 square feet in size; (3) The junior accessory dwelling unit shall be considered permitted only so long as either the primary unit or the junior accessory dwelling unit is occupied by the record owner of the property, except when the property is owned by a government agency, land trust, or housing organization.

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9 (4) The restrictions shall be binding upon a successor in ownership of the property and lack of compliance with this provision may result in legal action against the property owner, including revocation of any right to maintain a junior accessory dwelling unit on the property. (E) The junior accessory dwelling unit must be created within the walls of an existing or proposed primary unit.
(F) The junior accessory dwelling unit shall have an independent exterior entrance separate from the main entrance to the primary unit.
(G) The junior accessory dwelling unit shall include an efficiency kitchen which shall include and be limited to the following components:
(1) A cooking facility with appliances.
(2) A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.
(H) A junior accessory dwelling unit shall comply with the building setbacks as required for the primary unit.
(I) No additional parking shall be required for the junior accessory dwelling unit. (J) No water or sewer connection fee or capacity charge shall be required for the development of a junior accessory dwelling unit.
(K) A junior accessory dwelling unit does not require a new or separate utility connection directly between the junior accessory dwelling unit and the utility. (L) Fire sprinklers shall be required for a junior accessory dwelling unit only if fire sprinklers are required for the primary unit.

17.85.060 Review and approval process.

Accessory dwelling units, and junior accessory dwelling units shall be reviewed ministerially through the plan check process for a building permit. Application, plans, and documents required for the plan check process shall be submitted to the Building Division in accordance with the plan check submittal requirements. The city will act on such applications within 60 days of receipt of a completed application or such extended time as requested by the applicant; provided that if the application to construct an accessory dwelling unit or a junior accessory unit is submitted with an application to construct a new single-family primary unit on the lot, the city will delay acting on the accessory dwelling unit permit until such time that the building permit is issued for the primary unit.

17.85.070 Fees.

Plan check fees may be established by City Council resolution. Such fees, if any, shall be paid at the time the documents are submitted for plan check.

17.85.080 Non-Permitted Accessory Dwelling Units or Junior Accessory Dwelling Units.

The issuance of a permit for a previously constructed but nonpermitted accessory dwelling unit or junior accessory dwelling is subject to the requirements of Government Code Section 66332.

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CHAPTER 17.85

ACCESSORY DWELLING UNIT
Sections

17.85.010 Purpose.

17.85.020 Definitions.

17.85.030 General requirements.

17.85.040 Development standards.

17.85.050 Junior accessory dwelling units.

17.85.060 Review and approval process.

17.85.070 Fees.

17.85.080 Non-Permitted Accessory Dwelling Units or Junior Accessory Dwelling Units

17.85.010 Purpose.

The purpose of this chapter is to provide additional opportunities for affordable housing in the city by permitting accessory dwelling units for residential purposes on lots zoned for singlefamily or multiple family use; to implement state law requiring consideration and provisions for such use; and to protect and preserve existing neighborhoods through established development standards for accessory dwelling units.

17.85.020 Definitions.
(A) "Accessory dwelling unit" means the same as defined in § 17.04.016 of this code. (B) “Livable space” means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.
(C) "Living area" means the interior habitable area of a dwelling unit including basements and attics, but excluding a garage or any accessory building. (CD) "Junior accessory dwelling unit" means the same as defined in § 17.04.018 of this code. (DE) "Passageway" means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of an accessory dwelling unit.
(EF) "Public transit" means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes and are available to the public.

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17.85.030 General requirements.

No accessory dwelling unit may be approved or certificate of occupancy issued unless and until each of the following requirements are met:
(A) The plans for the accessory dwelling unit indicate that requirements of the State Subdivision Map Act and Title 16 of this code will be met. (B) The accessory dwelling unit complies with the requirements of Title 15 of this code, including, without limitation, the Building Code and the Fire Code. (C) The lot proposed for an accessory dwelling unit is zoned for single family, multiple family residential or residential/commercial mixed-use and contains an existing or proposed primary unit.
(D) The applicant is the owner of the property.
(E) An accessory dwelling unit shall not be sold separately from the primary unit, but may be rented; provided that short term rentals less than 30 days are prohibited for either unit. (F) An accessory dwelling unit located within the existing living area of a single-family primary unit or accessory building does not require a new or separate utility connection directly between the accessory dwelling unit and the utility.
(G) For an attached or detached accessory dwelling unit or an accessory dwelling unit that is constructed with a new single-family primary unit, the applicant shall be required to pay a water and sewer connection fee and/or capacity charge established by resolution of the City Council that is proportionate to the burden of the proposed accessory dwelling unit on the water and sewer system, based upon either its square footage or the number of its drainage fixture unit value, as defined in the California Plumbing Code, as adopted in Chapter 15.20. No water or sewer connection fee or capacity charge shall be required for the development of an accessory dwelling unit located within the existing living area of a primary unit unless the accessory dwelling unit is being constructed at the same time as a new primary unit. (H) An accessory dwelling unit that conforms to the requirements of this chapter shall not be considered to exceed the allowable density for the lot upon which it is located and shall be deemed to be a residential use that is consistent with the General Plan and zoning designations for the lot.
(I) No passageway shall be required in conjunction with the construction of an accessory dwelling unit.
(J) The physical dimensions of a primary unit or an accessory building may be expanded by no more than 150 feet if necessary to accommodate ingress and egress to a junior accessory dwelling unit or an accessory dwelling unit located within an accessory building or the existing living area of a primary unit.
(K) The maximum number of accessory dwelling units and/or junior accessory dwelling units that may be constructed on each lot shall be as follows:

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(1) On lots with an existing or proposed single-family primary unit, a maximum of two accessory dwelling units are permitted in any of the following combinations provided that the side and rear setbacks are sufficient for fire and safety:
(a) One detached accessory dwelling unit that otherwise complies with the requirements of this chapter and either one junior accessory dwelling unit, or one accessory dwelling unit that is attached along a shared wall of the primary dwelling or contained entirely within the existing or proposed single-family primary unit and that otherwise complies with the requirements of this chapter;
(b) One junior accessory dwelling unit and one accessory dwelling unit that is contained entirely within the existing or proposed single-family primary unit and that otherwise complies with the requirements of this chapter;
(c) Two junior accessory dwelling units.
(2) On lots with existing multi-family residential units dwellings, accessory dwelling units or junior accessory dwelling units may be constructed as follows:
(a) Accessory structures located on the same lot that are not used as livable space, including, but not limited to, storage rooms, boiler rooms, passageways, attics, basements or garages, may be converted to accessory dwelling units or junior accessory dwelling units provided such units comply with the requirements of this chapter and all applicable regulations set forth in Title 15 of this code.
(3b) One accessory dwelling unit or junior accessory dwelling unit shall be permitted within an existing multi-family dwelling and On lots with existing multi-family residential units, accessory dwelling unit(s) or junior accessory dwelling unit(s) may be constructed permitted within up to 25% of the existing multi-family residential units dwellings on the lot provided that at least
one accessory dwelling unit or junior accessory dwelling unit shall be permitted within the existing multi-family residential units on the lot.
(c) No more than eight detached accessory dwelling units provided that the number of detached accessory dwelling units shall not exceed the number of existing dwelling units on the lot.
(43) On lots with existing proposed multi-family residential unitsdwellings, no more than two detached accessory dwelling units may be constructed.

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(1) No additional parking is required for an accessory dwelling unit contained within the existing living area of a primary unit or an existing accessory structure. (2) An accessory dwelling unit attached or detached from the primary unit shall provide one parking space per unit or one parking space per bedroom, whichever is less. Parking may be provided on an existing driveway in the front yard setback area of the lot on which the accessory dwelling unit is located, provided that the driveway is at least 20 feet in depth. Notwithstanding the foregoing, if an existing garage, carport, or covered parking structure, or uncovered parking space is converted to an accessory dwelling unit or demolished in conjunction with the construction of an accessory dwelling unit, the parking provided by such garage, carport, or covered parking structure, or uncovered parking space is not required to be replaced. (3) Parking spaces shall be paved or on another surface approved by the Community Planning and Development Director, such as compacted, decomposed granite. Parking on dirt or landscaped areas is prohibited.
( 4) A front yard landscaped area is required to be maintained on the lot on which the accessory dwelling unit is located and shall not be removed to accommodate off-street parking. (C) Notwithstanding the foregoing, no additional parking spaces beyond that required for the primary unit shall be required for an accessory dwelling unit that meets any of the following criteria:
(1) The accessory dwelling unit is located within one-half mile walking distance of public transit.
(2) The accessory dwelling unit is located within a historic district identified in the city's Register of Historic Resources.
(3) The accessory dwelling unit is contained within the existing primary unit or accessory building.
(4) When on-street parking permits are required but not offered to the occupant of the accessory dwelling unit.
(5) When there is a car-share vehicle located within one block of the accessory dwelling unit.
(D) The total floor area for an accessory dwelling unit shall not exceed 1,200 square feet, if detached, or 50% of the primary unit if attached, or, subject to subsection (F) of this section, otherwise result in the total built area of the primary unit and the accessory dwelling unit exceeding the maximum lot area coverage as prescribed per the underlying residential zone. This standard shall not apply to an accessory dwelling unit that is contained within the existing space of an existing or proposed primary unit or accessory building. (E) Nothing in this chapter shall be construed and no development standard shall apply to prohibit the construction of an accessory dwelling unit that is at least 16 feet in height and at least 800 square feet in size.

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(F) The location of, and improvements for, the accessory dwelling unit shall conform with the yard setback, building height, and landscaping requirements of the zone in which it is to be located, except as applied in the following:
(1) No setback shall be required when existing living area or an existing accessory structure is converted to an accessory dwelling unit, or a portion of an accessory dwelling unit, or when an accessory dwelling unit or a portion of an accessory dwelling unit is constructed in the same location and to the same dimensions as existing living area or an existing accessory structure.
(2) A setback of no more than four feet from the side and rear lot lines, including lot lines adjacent to streets, shall be required for all other accessory dwelling units. (G) An accessory dwelling unit shall have a separate independent entrance from the primary unit.
(H) A manufactured home on a permanent foundation may be permitted in any zone as an accessory dwelling unit, subject to the provisions of Chapter 17.81. (I) The accessory dwelling unit shall be architecturally compatible with the primary unit, with respect to style, roof pitch, color, and exterior materials. (J) If the existing primary unit is required to have fire sprinklers, the accessory dwelling unit shall be required to have fire sprinklers.

17.85.050 Junior Accessory Dwelling Units.

Subject to the limitations set forth in § 17.85.030(K), a junior accessory dwelling unit shall be permitted if it complies with the following standards:
(A) The junior accessory dwelling unit complies with the requirements of Title 15 of this code, including, without limitation, the Building Code and the Fire Code. (B) The owner of the lot proposed for the junior accessory dwelling unit shall occupy, as a principal residence, either the primary unit or the junior accessory dwelling unit. Owneroccupancy shall not be required if the owner is another government agency, land trust, or housing organization.
(C) The junior accessory dwelling unit shall not be sold independently of the primary unit on the lot. Either unit may be rented; however, short term rentals less than 30 days are prohibited. (D) A deed restriction, in the form satisfactory to the Community Planning and Development Director and the City Attorney, shall be completed and recorded with the County Recorder's office prior to issuance of a building permit for a junior accessory dwelling unit. The deed restriction shall include the restrictions and limitations identified in this subsection, shall run with the land, and shall be binding upon any future owners, heirs, or assigns of the property. A copy of the recorded deed restriction shall be filed with the Community Planning and Development Department stating the following:

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(1) The junior accessory dwelling unit shall not be sold separately from the primary unit; (2) The junior accessory dwelling unit shall not exceed 500 square feet in size; (3) The junior accessory dwelling unit shall be considered permitted only so long as either the primary unit or the junior accessory dwelling unit is occupied by the record owner of the property, except when the property is owned by a government agency, land trust, or housing organization.
(4) The restrictions shall be binding upon a successor in ownership of the property and lack of compliance with this provision may result in legal action against the property owner, including revocation of any right to maintain a junior accessory dwelling unit on the property. (E) The junior accessory dwelling unit must be created within the walls of an existing or proposed primary unit.
(F) The junior accessory dwelling unit shall have an independent exterior entrance separate from the main entrance to the primary unit.
(G) The junior accessory dwelling unit shall include an efficiency kitchen which shall include and be limited to the following components:
(1) A cooking facility with appliances.
(2) A food preparation counter and storage cabinets that are of reasonable size in relation to the size of the junior accessory dwelling unit.
(H) A junior accessory dwelling unit shall comply with the building setbacks as required for the primary unit.
(I) No additional parking shall be required for the junior accessory dwelling unit. (J) No water or sewer connection fee or capacity charge shall be required for the development of a junior accessory dwelling unit.
(K) A junior accessory dwelling unit does not require a new or separate utility connection directly between the junior accessory dwelling unit and the utility. (L) Fire sprinklers shall be required for a junior accessory dwelling unit only if fire sprinklers are required for the primary unit.

17.85.060 Review and approval process.

Accessory dwelling units, larger accessory dwelling units, and junior accessory dwelling units shall be reviewed ministerially through the plan check process for a building permit. Application, plans, and documents required for the plan check process shall be submitted to the Building Division in accordance with the plan check submittal requirements. The city will act on such applications within 60 days of receipt of a completed application or such extended time as requested by the applicant; provided that if the application to construct an accessory dwelling unit or a junior accessory unit is submitted with an application to construct a new single-family

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primary unit on the lot, the city will delay acting on the accessory dwelling unit permit until such time that the building permit is issued for the primary unit.

17.85.070 Fees.

Plan check fees may be established by City Council resolution. Such fees, if any, shall be paid at the time the documents are submitted for plan check.

17.85.080 Non-Permitted Accessory Dwelling Units or Junior Accessory Dwelling Units.

The issuance of a building permit for a previously constructed but nonpermitted accessory dwelling unit or junior accessory dwelling is subject to the requirements of Government Code Section 66332.

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DATE: 01/21/2025
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2025-10
APPLICATION REQUEST:

ZTA2024-0004: Zone text amendment to Title 17 of the Corona Municipal Code amending Chapter 17.85 to add certain regulations for Accessory Dwelling Units consistent with state law. (Applicant: City of Corona)
RECOMMENDED ACTION:

That the Planning and Housing Commission recommend APPROVAL of ZTA2024-0004 to the City Council, based on the findings contained in the staff report.

BACKGROUND
Chapter 17.85 of the Corona Municipal Code (CMC) governs the city’s regulations for Accessory Dwelling Units (ADU). California Government Code Section 66310 - 66342 requires local jurisdictions to permit ADUs on single family and multiple family residential properties according to the regulations of state law. Local ordinances governing ADUs that are inconsistent and more restrictive than the requirements of state law are not valid, and the local jurisdiction is required to permit ADUs according to the state law until the jurisdiction adopts an ordinance that is consistent with state law.

CMC Chapter 17.85 was last amended in 2020 to include regulations that were adopted by state legislation regarding ADUs. Recently, Senate Bill 1211 (SB 1211) and Assembly Bill 2533 (AB 2533) were approved by the California Governor on September 19, and September 28, 2024, respectively, establishing additional regulations for ADUs on multiple family residential properties and the permitting of previously constructed nonpermitted ADUs.

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SB 1211
This bill amends the state’s ADU law to include the following. • Prohibits a local agency from requiring the replacement of off-street parking spaces if an uncovered parking space is demolished in conjunction with the construction of, or is converted to, an ADU.
• Adds a definition of livable space for the purpose of provisions governing ADUs to mean a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.
• Requires a local agency to ministerially approve up to eight detached ADUs located on a property with an existing multifamily dwelling, provided that the number of ADUs does not exceed the number of existing units on the property, and up to two detached ADUs on a property with a proposed multifamily dwelling.

AB 2533
This bill amends the state’s ADU law to prohibit a local agency from denying a permit for an unpermitted ADU or junior ADU that was constructed before January 1, 2020, for those violations, unless the local agency makes a finding that correcting the violation is necessary to comply with the conditions that would otherwise deem a building substandard.

SB 1211 and AB 2533 went into effect on January 1, 2025.

PROPOSED AMENDMENT
ZTA2024-0004 will amend Chapter 17.85 of the CMC to address the ADU regulations added by SB 1211 and AB 2533. The following identifies the changes to the ordinance. The redline changes to the ordinance in its entirety are provided in Exhibit 1. • Section 17.85.020, Definitions. The definition of livable space is being added to this section.
• Section 17.85.030, General Requirements. The number of ADUs that are permitted on property with multifamily residential dwellings is being updated to reflect that permitted by SB 1211. Other miscellaneous changes involve cleaning up the language of the existing ordinance.
• Section 17.85.040, Development Standards. The parking language is being updated to include an uncovered parking space that is converted to an ADU or demolished in conjunction with the construction of an ADU is not required to be replaced. • Section 17.85.080, Non-Permitted Accessory Dwelling Units or Junior Accessory Dwelling Units. This is a new section added to Chapter 17.85 to address the requirement of AB 2533 regarding the issuance of a building permit by the local

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jurisdiction for a previously constructed but nonpermitted ADU or junior ADU subject to the requirements of Government Code Section 66332.

ENVIRONMENTAL ANALYSIS:

Pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), a project is exempt from CEQA if the activity is covered by the commonsense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This action involves minor text changes to the Zoning Code regarding certain regulations for accessory dwelling units that are consistent with state law. This action involves no physical impact. As such, there is no possibility that the amendment to the city’s Zoning Code will have a significant effect on the environment. Therefore, no environmental analysis is required.

FISCAL IMPACT
ZTA2024-0004 is a city-initiated application. No application fee was paid to process this request.

PUBLIC NOTICE
A 10-day public notice was advertised in the Sentinel Weekly News.

STAFF ANALYSIS
ZTA2024-0004 establishes consistency with state law regarding the permitting of ADUs, keeping the city’s local ordinance on ADUs, CMC Chapter 17.85, valid. ZTA2024-0004 also supports General Plan Goal LU-7 of having residential neighborhoods that contain a diversity of housing and supporting uses to meet the needs of Corona’s residents because it implements General Plan Policy LU-7.3 to allow for the development of ADUs in the appropriate residential zones that comply with state statutory requirements and local regulations.

FINDINGS FOR APPROVAL OF ZTA2024-0004

1. Pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), a project is exempt from CEQA if the activity is covered by the commonsense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This action involves minor text changes to the Zoning Code regarding certain regulations for accessory dwelling units that are consistent with state law. This action involves no physical

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impact. As such, there is no possibility that the amendment to the city’s Zoning Code will have a significant effect on the environment. Therefore, no environmental analysis is required.

2. ZTA2024-0004 is consistent with the General Plan for the following reason:
a. ZTA2024-0004 supports the General Plan Goal LU-7 of residential neighborhoods that contain a diversity of housing and supporting uses to meet the needs of Corona’s residents because it implements General Plan Policy LU-7.3 to allow for the development of ADUs in the appropriate residential zones that comply with state statutory requirements and local regulations.

3. ZTA2024-0004 is consistent with the intent of Title 17 of the Corona Municipal Code for the following reason:
a. Title 17 governs the development standards of land uses within the city and establishes other regulatory procedures for development and ZTA2024-0004 will establish objective development standards for ADUs to be consistent with state law.

4. The proposed amendment will provide for the public health, safety, and welfare for the following reason:
a. ZTA2024-0004 establishes regulations for ADUs required by state law and will update certain objective development standards, which are intended to promote the orderly development of property and protect the public health, safety, and welfare of the general public.

SUBMITTED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR Exhibits:

1. CMC Chapter 17.85 Redline Changes.

2. Environmental Documentation

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CHAPTER 17.85

ACCESSORY DWELLING UNIT
Sections

17.85.010 Purpose.

17.85.020 Definitions.

17.85.030 General requirements.

17.85.040 Development standards.

17.85.050 Junior accessory dwelling units.

17.85.060 Review and approval process.

17.85.070 Fees.

17.85.080 Non-Permitted Accessory Dwelling Units or Junior Accessory Dwelling Units

17.85.010 Purpose.

The purpose of this chapter is to provide additional opportunities for affordable housing in the city by permitting accessory dwelling units for residential purposes on lots zoned for singlefamily or multiple family use; to implement state law requiring consideration and provisions for such use; and to protect and preserve existing neighborhoods through established development standards for accessory dwelling units.

17.85.020 Definitions.
(A) "Accessory dwelling unit" means the same as defined in § 17.04.016 of this code. (B) “Livable space” means a space in a dwelling intended for human habitation, including living, sleeping, eating, cooking, or sanitation.
(C) "Living area" means the interior habitable area of a dwelling unit including basements and attics, but excluding a garage or any accessory building. (CD) "Junior accessory dwelling unit" means the same as defined in § 17.04.018 of this code. (DE) "Passageway" means a pathway that is unobstructed clear to the sky and extends from a street to one entrance of an accessory dwelling unit.
(EF) "Public transit" means a location, including, but not limited to, a bus stop or train station, where the public may access buses, trains, subways, and other forms of transportation that charge set fares, run on fixed routes and are available to the public.

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17.85.030 General requirements.

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17.85.050 Junior Accessory Dwelling Units.

Subject to the limitations set forth in § 17.85.030(K), a junior accessory dwelling unit shall be permitted if it complies with the following standards:
(A) The junior accessory dwelling unit complies with the requirements of Title 15 of this code, including, without limitation, the Building Code and the Fire Code. (B) The owner of the lot proposed for the junior accessory dwelling unit shall occupy, as a principal residence, either the primary unit or the junior accessory dwelling unit. Owneroccupancy shall not be required if the owner is another government agency, land trust, or housing organization.
(C) The junior accessory dwelling unit shall not be sold independently of the primary unit on the lot. Either unit may be rented; however, short term rentals less than 30 days are prohibited. (D) A deed restriction, in the form satisfactory to the Community Planning and Development Director and the City Attorney, shall be completed and recorded with the County Recorder's office prior to issuance of a building permit for a junior accessory dwelling unit. The deed restriction shall include the restrictions and limitations identified in this subsection, shall run with the land, and shall be binding upon any future owners, heirs, or assigns of the property. A copy of the recorded deed restriction shall be filed with the Community Planning and Development Department stating the following:

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17.85.060 Review and approval process.

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primary unit on the lot, the city will delay acting on the accessory dwelling unit permit until such time that the building permit is issued for the primary unit.

17.85.070 Fees.

Plan check fees may be established by City Council resolution. Such fees, if any, shall be paid at the time the documents are submitted for plan check.

17.85.080 Non-Permitted Accessory Dwelling Units or Junior Accessory Dwelling Units.

The issuance of a building permit for a previously constructed but nonpermitted accessory dwelling unit or junior accessory dwelling is subject to the requirements of Government Code Section 66332.

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Notice of Exemption FORM “A”

NOTICE OF EXEMPTION
TO:
☒ Office of Planning and Research
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
(Sent via [email protected])
FROM:
(Public
Agency)
Name: City of Corona, Planning &
Development Department
Address: 400 S. Vicentia Ave., Suite
120, Corona, CA 92882
Telephone: 951-736-2434
☒ Clerk of the Board of Supervisors
or
County Clerk (Include County name)
Address: 4080 Lemon Street, Riverside, CA
92501

1. Project Title: ZTA2024-0004

2. Project Applicant: City of Corona

3. Project Location – Identify street address and cross streets or attach a map showing project site
(preferably a USGS 15’ or 7 1/2’ topographical map
identified by quadrangle name):

City wide

4. (a) Project Location – City: Corona (b) Project Location – County: Riverside

5. Description of nature, purpose, and beneficiaries of Project:

Amendment to Chapter 17.85 of the Corona Municipal
Code establishing certain objective development standards for Accessory Dwelling Units (ADUs) consistent with
state law.

6. Name of Public Agency approving project: City of Corona

7. Name of Person or Agency undertaking the project,
including any person undertaking an activity that
receives financial assistance from the Public Agency
as part of the activity or the person receiving a lease, permit, license, certificate, or other entitlement of use from the Public Agency as part of the activity:

City of Corona

8. Exempt status: (check one)
(a) ☐ Ministerial project. (Pub. Resources Code § 21080(b)(1); State CEQA Guidelines § 15268)
(b) ☐ Not a project.
(c) ☐ Emergency Project. (Pub. Resources Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))

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Notice of Exemption FORM “A”
(d) ☐ Categorical Exemption.

State type and section number:
(e) ☐ Declared Emergency. (Pub. Resources Code § 21080(b)(3); State CEQA Guidelines § 15269(a))
(f) ☐ Statutory Exemption.

State Code section number:
(g) ☒ Other. Explanation: (Public Resources Code § 21080 (a); State CEQA Guidelines §15061(b)(3))

9. Reason why project was exempt: This action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from
CEQA if the activity is covered by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

This action involves minor text changes to the Zoning
Code regarding certain regulations for accessory dwelling units that are consistent with state law. This action
involves no physical impact. As such, there is no
possibility that the amendment to the city’s Zoning Code will have a significant effect on the environment.

10. Lead Agency Contact Person:

Telephone:

Joanne Coletta, Director
951-736-2434

11. If filed by applicant: Attach Preliminary Exemption Assessment (Form “A”) before filing.

12. Has a Notice of Exemption been filed by the public agency approving the project? Yes ☒ No ☐

13. Was a public hearing held by the Lead Agency to consider the exemption? Yes ☒ No ☐ If yes, the date of the public hearing was: Click to enter date ________________________________
Signature Date: Click to enter date
Sylvia Edwards
Name Title: City Clerk
☒ Signed by Lead Agency ☐ Signed by Applicant
Date Received for Filing: Click to enter date
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21110, Public Resources Code.

Reference: Sections 21108, 21152, and 21152.1, Public Resources Code.

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DRAFT
1 City of Corona
Planning & Housing Commission Minutes
Tuesday, January 21, 2025, 6:00 p.m.

Council Chambers
400 S. Vicentia Avenue
Corona, CA 92882
Commission Present: Craig Siqueland, Sarah Longwell, Karen Alexander

Commission Absent: Matt Woody, Marie Vernon
_____________________________________________________________________

1. PLEDGE OF ALLEGIANCE
Commissioner Siqueland led the Pledge of Allegiance.

2. CALL TO ORDER
Chair Longwell called the meeting to order.

2.1 RECOGNITION - Matt Woody for his service as Chair
This item was postponed to a future meeting.

3. MEETING MINUTES

3.1 MINUTES - December 9, 2024
These minutes were approved.

Moved by: Karen Alexander
Seconded by: Craig Siqueland
Aye (3): Craig Siqueland, Sarah Longwell, and Karen Alexander Absent (2): Matt Woody, and Marie Vernon
Motion APPROVED (3 to 0)

4. COMMUNICATIONS FROM THE PUBLIC
None.

5. CONSENT CALENDAR
The Consent Item was not pulled for discussion by Commission.

5.1 GPCD2025-0002
Moved by: Craig Siqueland
Seconded by: Karen Alexander

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DRAFT
2 That the Planning and Housing Commission adopt Resolution No. 2656 determining that the vacation of the city easements located on the west side of Sherman Avenue, south of State Route 91 is consistent with the General Plan.

Aye (3): Craig Siqueland, Sarah Longwell, and Karen Alexander Absent (2): Matt Woody, and Marie Vernon
Motion APPROVED (3 to 0)

6. PUBLIC HEARINGS

6.1 ZTA2024-0004
Joanne Coletta, Planning and Development Director, reviewed the staff report and exhibits for ZTA2024-0004.

Commissioners had various questions regarding details of this zone text amendment, and Ms. Coletta provided clarification.

Chair Longwell opened and closed the public hearing, with no speakers.

Moved by: Karen Alexander
Seconded by: Craig Siqueland
That the Planning and Housing Commission recommend APPROVAL of ZTA2024-0004 to the City Council, based on the findings contained in the staff report.

Aye (3): Craig Siqueland, Sarah Longwell, and Karen Alexander Absent (2): Matt Woody, and Marie Vernon
Motion APPROVED (3 to 0)

7. WRITTEN COMMUNICATIONS
None.

8. ADMINISTRATIVE REPORTS
Ms. Coletta reported that the City Council took no action on the battery storage item reviewed by the Planning Commission in December and so the application will move forward.

9. COMMISSIONERS' REPORTS AND COMMENTS
Commissioner Alexander thanked staff for their hard work, looking forward to the new year. Commissioners welcomed Chair Longwell in her new role as chairperson.

10. FUTURE AGENDA ITEMS
Future agenda items are scheduled for the Planning and Housing Commission meeting of February 10, 2025.

11. ADJOURNMENT

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DRAFT
3 Chair Longwell adjourned the meeting at 6:28 p.m. to the Planning and Housing Commission meeting of Monday, February 10, 2025, commencing at 6:00 p.m. in the City Hall Council Chambers.

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DATE: 02/19/2025
TO: Honorable Mayor and City Council Members
FROM: Economic Development Department
2025-75

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

NORTH MALL REDEVELOPMENT UPDATE
EXECUTIVE SUMMARY:

This presentation provides an update on the redevelopment efforts at the North Mall and asks the City Council to provide direction to prepare conceptual plans for new development on the city owned portion of the site
RECOMMENDED ACTION:

That the City Council provide direction to staff to prepare conceptual designs for a mixeduse development at the North Mall and entitle the properties BACKGROUND & HISTORY:

The redevelopment of the North Mall is one of the catalytic projects in the Downtown Revitalization Plan. In March of 2024, City Council provided direction to staff to continue pursuing acquisitions in the North Mall, with the ultimate goal of redevelopment of that site consist with the Downtown Revitalization Plan and Downtown Specific Plan goals for the area.

Since March 2024, the City acquired additional properties in the North Mall and has reached a critical mass of consolidated ownership that would allow the City to pursue a

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meaningful redevelopment project for the site. Staff is seeking direction to begin preparing plans for redevelopment work and the pursue entitlement for this project.

FINANCIAL IMPACT:

There is no financial impact associated with this action.

PREPARED BY: JOE BELDING, ECONOMIC DELVEOPMENT DIRECTOR REVIEWED BY: JUSTIN TUCKER, ASSISTANT CITY MANAGER
ATTACHMENTS:

1. Exhibit 1 – Presentation

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Joel Belding
Economic Development Director
February 19, 2025

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That City Council provide
direction to prepare
conceptual designs for a
mixed-use development at
the North Mall and entitle
the properties

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2022 2024
4 2004 2012 2018 2020
Dissolution of
Redevelopment Agencies
2018 DDA W/ LAB for
redevelopment of North
Mall
Mar 2024 - Council Direction to
“Continue acquiring properties
and redevelop the North Mall
into a thriving, vibrant, mixeduse development with retail, residential, and commercial
components.”
History
6 th Street Corridor
Oct 2022 - Downtown
Revitalization Plan adopted. 2004 Adoption of City General Plan, which includes mixed use
development on site
City Redevelopment Agency began
acquiring properties in North Mall
Dec 2024 – Adoption of Downtown Specific
Plan, with design standards and a land use plan
for a mixed-use development in the North Mall
2020 Updated General Plan with mixed
use development proposed on North Mall

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Downtown Revitalization Project Plan
Continue acquiring properties and redevelop the
North Mall into a thriving, vibrant, mixed-use
development with retail, residential, and commercial
components.

City Owned
Privately Owned

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• Historic way of developing cities • Housing opportunities near employment, retail, and transit
• Walkable environment • Resident activity provides passive security for entire area
• Density where it makes sense • Opportunities for shared parking to support Downtown development
• Housing supports the economics for the
project and other Downtown businesses

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10 • One11 • Opened 2016
• Metro at Main • Opened 2017

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12 Timing
Constraints
Maximize
Public Benefit
Removes Risk
Yields Higher
Value
Best Project
for Corona

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What works
best here?

1. Downtown
Revitalization Plan

2. Downtown
Specific Plan

3. Market viability:

Retail
Commercial
Housing
Site Planning

1. Project Concept
Architecture
Layout
Open space
Parking
Phasing

2. Most viable and
beneficial option
Entitle project

1. Lot line
adjustments

2. Planning
Commission
review
Development
Partner

1. Outreach

2. SLA

3. Negotiations

4. DDA

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Spring 2026 Summer 2026
14 Spring 2025 Summer 2025 Fall 2025 Winter 2026
Commence Phase 1
demolition work
Entitle the conceptual project
Return to Council with
redevelopment options
Work with consultant on options
Continue working with remaining
owners on possible acquisitions
Begin identifying a
development partner

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That City Council provide
direction to prepare
conceptual designs for a
mixed-use development at
the North Mall and entitle
the properties

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DATE: 02/19/2025
TO: Honorable Mayor and City Council Members
FROM: Office of the City Manager
2025-25

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

CORONA DEPOT BUILDING RELOCATION UPDATE
EXECUTIVE SUMMARY:

On July 3, 2024, the City Council approved the relocation of portions of the historic Corona Depot Building, located at 150 Depot Drive, following a resolution requested by Council Member Speake to affirm the City’s commitment to preserving the structure. Since then, staff has been working on plans to move and relocate the depot. This report provides an update on the project and seeks the Council's direction on preservation options for the Corona Depot.

RECOMMENDED ACTION:

That the City Council:
a. Provide direction on potential preservation options for the Corona Depot Building.

BACKGROUND & HISTORY:

In May 2024, the City Council directed staff to research preservation options for the Corona Depot Building. Following this, on July 3, 2024, the Council approved Resolution 2024-071, affirming the desire to preserve and relocate the architecturally significant portion of the building, specifically the waiting area and patio. A preferred relocation site, City Park, was identified in July 2024. Since August 2024, staff have

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been actively engaged in planning, cost assessment, and securing necessary permits for the project. Furthermore, the depot's current owner, Ganahl Lumber, has proposed to donate $50,000 to the project if the move is made within a reasonable timeframe. The City would not become the owner of the structure until is was removed from the site.

ANALYSIS:

Progress and Stakeholders
Ganahl has applied for a demolition permit and the City has applied for a building relocation permit. Both permits are in process. Approval of the demolition permit is a ministerial action that can be issued over the counter. The building relocation permit is a discretionary action that requires an environmental analysis, per the California Environmental Quality Act (CEQA), and approval from the Board of Zoning Adjustment.

Multiple meetings have been held with the building owner, stakeholder groups, staff, and consultants to come to an understanding about the feasibility, process, and cost of the relocation. Staff contacted the Corona Historical Society and the Corona Historic Preservation Society (CHPS) to discuss their preferences for the relocation, rehabilitation, and mitigation measures. CHPS requested additional preservation efforts, including moving an additional portion of the building and salvaging historic materials (window framing, Spanish roof tiles, brass letters, sliding baggage doors, and plaque). Additionally, the City hired Thirtieth Street Architects, an architecture firm specializing in historical rehabilitation and restoration, to assist in the analysis, develop bracing options to ensure structural integrity during the move, and develop an adaptive reuse design at the new site.

The building relocation permit and environmental analysis require a site plan and an adaptive reuse plan, both of which are dependent on whether the Council chooses to relocate additional portions of the building or construct an addition to the moved structure.

After the City finalizes the environmental analysis, the City will provide a 30-day notice to the Corona Historic Preservation Society in accordance with the noticing requirements in Chapter 17.63 (Historic Resources) of the Corona Municipal Code. Additionally, the City will provide a 20-day notice to the public, in accordance with CEQA procedures, before the demolition and building relocation is reviewed by the Board of Zoning Adjustment (BZA). Once the BZA approves the request, the owner may proceed with the demolition and the City with the relocation of the building.

Potential Adaptive Reuses and Proposed Location
The relocated depot could serve multiple community uses, including:
 Coffee shop
 Concession stand

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 Restrooms
City Park has been identified as a preferred relocation location. The park is currently undergoing a renovation, has an appropriately size available flat location, and is itself a historic location that would be compatible with a relocated historic looking structure. The route to this site would pose few challenges for moving a building of this size.

Staff is seeking the Council's direction on this location.

Estimated Costs
The council initially approved the allocation of $250,000 for relocating the waiting room, enclosed patio, and foundation grading. After significant additional analysis, the cost of moving the two portions of the structure, nearly exceed the $250,000 allocation and foundation grading would incur an additional cost. These costs do not include the cost to build a new foundation, affix and brace the moved structure, rehabilitate the interior, and otherwise bring the moved structure into compliance with modern building codes for adaptive reuse.

CHPS has preference to expand the scope of the move to include additional portions of the structure, such as the general office area, up to approximately 2000 square feet. This will significantly increase the moving costs between $550,000 and $750,000, and expand the scope and cost to bring the facility up to modern building standards for an adaptive reuse.

Staff have consulted a number of architects and contractors with experience relocating and rehabilitating old structures to estimate the cost to complete the moved structure. The consensus estimate is approximately $1475 per square foot for a moved structure and $1250 per square foot for an addition (new construction) to the moved structure. The consensus estimate to build a brand new building in the style of the Depot is approximately $900 per square foot.

Options
Staff has outlined five options for Council consideration:
 Option A: Take no action. The estimated cost is $0.
 Option B: Preserve key components. The estimated cost is $25,000 to $50,000  Option C: Build a new replica of the Depot and use the original roof, windows, doors, etc. The estimated cost is $2.3 million.
 Option D: Move the original two structures and rehabilitate them. The estimated cost is $4+ million.
 Option E: Move original two structures, rehabilitate and add on a new build structure (CHPS request). The estimated cost is $6.5+ million.

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 Option F: Move original two structures, baggage area and rehabilitate (CHPS request). The estimated cost is $7.5 million
Breakdown of estimated costs:

Staff is asking the Council to provide direction on potential preservation options and location, if any, for the Corona Depot Building.

FINANCIAL IMPACT:

The total project cost can range between approximately $2.3 million and $8 million.

Depending on which option is chosen by the City Council, approval of the recommended actions will result in an appropriation up to the amount of $8,000,000 to the Corona Depot Building Relocation Capital Improvement Project No. FC-2024-11 within the Measure X Fund 120. Ganahl Lumber’s pledge of $50,000 toward relocation efforts is anticipated.

ENVIRONMENTAL ANALYSIS:

This action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the commonsense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is for causing a significant effect on the environment.

Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This

OPTION A
Take No
Action
Do not preserve
any components
or portion of the
building

OPTION B
Preserve Key
Components
e.g. roof tiles,
windows, doors,
etc. for future
building use

OPTION C
Build
Replica
and use the
original roof,
windows,
doors, etc.

OPTION D
Move
Original
& Rehab

OPTION E
Move
Original
+ New Build
& Rehab

OPTION F
Move
Original
+ Baggage
Area
& Rehab
Move cost $0 $0 $0 $250,000 $250,000 $800,000
Rehabilitation $0 $0 $0 $2,641,646 $2,641,646 $2,641,646 Baggage Area
Addition -- -- -- -- -- $2,950,000
New Build
Addition -- -- -- -- $2,500,000 --
New Replica $0 $0 $1,611,000 -- -- --
Soft costs $0 $0 $483,300 $792,493 $792,493 $792,493
A&E cost $0 $0 $241,650 $396,247 $396,247 $396,247
Salvage & Storage $25k-$50k* $25k-$50k*
TOTAL $0 $25k – $50k
$2,360,950
+ $4,080,386+ $6,580,386+ $7,581,986+

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presentation is seeking direction from council solely for the purpose of analyzing the environmental impacts of the relocation of the Depot.

PREPARED BY: AMINAH MEARS, DPA, ASSISTANT TO THE CITY MANAGER REVIEWED BY: JUSTIN TUCKER, ASSISTANT CITY MANAGER

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Corona Depot Building Relocation Update
150 Depot Drive
Aminah Mears, DPA
Assistant to the City Manager
February 19, 2025 Page 339 of 349
The Ask…
That the City Council provide
direction on potential preservation
options

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Overview

1. Recent History

2. Current Status

3. Potential Adaptive Reuses

4. Potential Location

5. Estimated Costs

6. Options

7. Next Steps

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 May 2024 the Council directed staff to research
preservations options.
 July 3, 2024 the Council approved Resolution
2024-071, affirming the desire to preserve the
depot building and the relocation of the
architecturally significant portion of the building,
consisting of the waiting area and patio
 July 2024 City park was identified as the
preferred new location for the building.
 August 2024 – Present staff have been
working to better plan for and fully understand
the total cost of the project
Recent History

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 Demolition Permit (Ganahl) application
submitted
 Building Relocation Permit (City)
application in process
 Multiple stakeholder meetings
o Owner, Staff, Consultants and CHPS
o CHPS requested that City move more of
the building (an additional 2,000 sf) and
salvage the window framing, Spanish
roof tiles, brass letters, rolling doors &
scale, and historical plaque.
 Environmental Analysis (CEQA)
Current Status

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Coffee Shop
Concession
Stand
Restrooms
Potential Adaptive
Reuses

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Proposed Location:

City Park
x

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Estimated Costs
8 OPTION A
Take No Action
Do not preserve any
components or portion of the
building

OPTION B
Preserve Key Components
e.g. roof tiles, windows,
doors, etc. for future building
use

OPTION C
Build
Replica
and use the original roof,
windows, doors, etc.

OPTION D
Move Original
& Rehab

OPTION E
Move Original
+ New Build
& Rehab

OPTION F
Move Original
+ Baggage Area
& Rehab
Move cost
$0 $0 $0 $250,000 $250,000 $800,000
Rehabilitation
$0 $0 $0 $2,641,646 $2,641,646 $2,641,646
Baggage Area Addition
-- -- -- -- -- $2,950,000
New Build Addition
-- -- -- -- $2,500,000 --
New Replica
$0 $0 $1,611,000 -- -- --
Soft costs
$0 $0 $483,300 $792,493 $792,493 $792,493
A&E cost
$0 $0 $241,650 $396,247 $396,247 $396,247
Salvage & Storage
$25k-$50k* $25k-$50k*
TOTAL $0 $25k – $50k $2,360,950+ $4,080,386+ $6,580,386+ $7,581,986+ Cost estimates do not include furniture & equipment
*Could be covered by Ganahl as part of their $50,000 contribution.

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Options
Preserve Key Components
(Roof tiles, windows, doors, etc.
for future reuse)

OPTION B
Build replica of depot
building
(and incorporate preserved
components)

OPTION C
New Build \
Move Original
& Rehab

OPTION D
Pros
• Saves funds for other
higher-priority projects
in the community.

Cons
• Building isn’t
preserved
• Key building
components aren’t
preserved for future
reuse
Pros
• Helps preserve even
more of the building.
• Minimizes amount of
building demolished.
• Adaptive reuse can
generate economic
activity.

Cons
• Very High Cost
• Building loses
historical integrity &
value when moved.
• Questionable
economic viability at
the new location
$50,000* $2,335,950 $4,080,386+
Move More Original &
Rehab + build new build

OPTION E
$6,580,386+
Take No Action

OPTION A
Move More:

Move Original Building +
General Baggage Area +
Rehab

OPTION F
$0 $7,581,986
Pros
• Helps preserve history
• New location helps
protect historical
significance
• Relocation is an
alternative to
deterioration or
demolition
• Adaptive reuse can
generate economic
activity
Cons
• Whole building isn’t
preserved
Pros
• Preserves more funds
for other priority
projects in the city.
• New build reduces
issues found in old
buildings and has long
useful life
Cons
• Considerable cost
• Whole building isn’t
preserved
*Preservation work is likely to require $50,000 or less and can be accomplished within the amount donated by Ganahl Lumber.

Pros
• Helps preserve history
• Better alternative than
demolition
• Adaptive reuse can
generate economic
activity
Cons
• High Cost
• Building isn’t
preserved in place
• Questionable
economic viability at
the new location
Pros
• Preserves maximum
amount of the original
building
• Minimizes the amount
of building demolished
• Adaptive reuse can
generate economic
activity
Cons
• Highest Cost
• Building isn’t
preserved in place
• Questionable
economic viability at
the new location

Page 347 of 349 ends

The Ask…
That the City Council provide direction on potential
preservation options

Page 348 of 349 ends

Thank You
(951) 279-3508
[email protected]
www.CoronaCA.gov
11 Page 349 of 349

Corona City CouncilFebruary 19, 2025

Corona City Council
February 19, 2025