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Sourcewell Contract # 020223-CEC| Amendment #2
AMENDMENT #2
TO
CONTRACT # 020223-CEC
THIS AMENDMENT, effective upon the date of the last signature below, is by and between Sourcewell and Doosan Bobcat North America, Inc. (Supplier).
Sourcewell awarded a contract to the Supplier to provide Medium Duty and Compact Construction Equipment with Related Attachments to Sourcewell and its Participating Entities, effective April 6, 2023, through April 17, 2027 (Contract).
NOW, THEREFORE, the parties wish to amend the Contract as follows:
Section 18. Insurance–Subsection A. Requirements– Item 5. Network Security and Privacy Liability Insurance of the Contract is deleted in its entirety.
Except as amended, the Contract remains in full force and effect.
Sourcewell Doosan Bobcat North America, Inc.
By: By:
Jeremy Schwartz, Chief Procurement Officer Kristie Willett, Sr. Government Account Manager
Date: Date:
Government Sales Points of Contact:
Heather Messmer - Government Accounts Sales Support Mgr. [email protected]
Jesse Rheault - Government Account Manager
[email protected]
Barry Hanson - Government Account Manager
[email protected]
Randy Fuss - Director, Government Accounts
[email protected]
Product
Machines
Factory Installed
Options
Skid-Steer Skid Steer Loaders 22.0% 22.0%
Compact T Compact Track Loaders 26.0% 26.0%
AttachmenLoader Attachments 24.0% 24.0%
Compact W Compact Wheel Loader (CWL) 24.0% 24.0%
AttachmenCWL Attachments 24.0% 24.0%
Small Artic Small Articulating Loaders (SAL) 24.0% 24.0% AttachmenSAL Attachments 24.0% 24.0%
Excavators Compact Excavators 28.0% 28.0%
Large ExcavLarge Excavators 24.0% 24.0%
AttachmenExcavator Attachments 24.0% 24.0%
Mini Loade Mini Track Loaders (MTL) 24.0% 24.0%
AttachmenMTL Attachments 24.0% 24.0%
Utility Wor Toolcat 20.0% 20.0%
AttachmenToolcat Attachments 24.0% 24.0%
Compact T Compact Tractors 22.0% 22.0%
AttachmenCompact Tractor Implements and Attachments 24.0% 24.0% Utility Vehi Utility Vehicles 20.0% 20.0%
TelehandleTelehandlers 24.0% 24.0%
AttachmenVH Attachments 24.0% 24.0%
Bobcat® Mowers 22.0% 22.0%
Ryan RYAN Turf Equipment & Attachments 16.0% 16.0%
Steiner Steiner Tractors & Attachments 20.0% 20.0%
Compactio Compaction Equipment 16.0% 16.0%
CLARK EQUIPMENT COMPANY dba BOBCAT COMPANY
250 EAST BEATON DRIVE
PO BOX 6000
WEST FARGO, ND 58078-6000
ORDER ADDRESS:
REMIT TO ADDRESS:
TOLL FREE #: 800-965-4232, Opt#2
FAX#: (855) 608-0681
TIME OF DELIVERY: 60 to 90 Days ARO
COMMERCIAL CREDIT CARD: Accepted (Visa/Mastercard/American Express) TID#: 38-0425350
BOBCAT COMPANY SUGGESTED PRICE LIST - January 2023
Bobcat Company
Phone:
(701) 241-8719
(701) 241-8759
(701) 241-8793
(701) 241-8746
PROMPT PAYMENT TERMS: Net 30
CLARK EQUIPMENT COMPANY dba BOBCAT COMPANY
PO BOX 74007382
CHICAGO, IL 60674
Discount Percent
DATE: 10/01/2025
TO: Honorable Mayor and City Council Members
FROM: Community Services Department
2025-386
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
REQUEST TO MAINTAIN GROUP II-NONPROFIT FIELD RESERVATION STATUS FOR CORONA NATIONAL LITTLE LEAGUE THROUGH DECEMBER 31, 2025 EXECUTIVE SUMMARY:
This staff report asks the City Council to temporarily allow Corona National Little League (CNLL) to continue reserving City athletic fields under its current Group II - Resident Nonprofit status through December 31, 2025. This approval is temporary, pending CNLL’s reinstatement of its 501(c)(3) status and restoration of its good standing with the California Franchise Tax Board. This action supports CNLL’s ongoing efforts to provide equitable access to City fields for local youth and families, in alignment with Athletic Facility Allocation Policy 06400.004 and applicable municipal code.
RECOMMENDED ACTION:
That the City Council:
a. Approve Corona National Little League’s temporary eligibility to reserve City athletic fields as Group II - Resident Nonprofit through December 31, 2025, subject to applicable fees, pending their reinstatement of its 501(c)(3) status and restoration of its good standing with the California Franchise Tax Board. b. Provide retroactive approval of Corona National Little League’s designation as Group II – Resident Nonprofit for the Spring 2025 allocation season from January – June 2025.
BACKGROUND & HISTORY:
The City of Corona’s Athletic Facility Allocation Policy 06400.004 reflects a long-standing commitment to equitable access, community benefit, and responsible stewardship of public resources. A cornerstone of this framework is the prioritization of resident-based, recreational non-profit organizations. Under this policy, Group II – Everyone Plays Athletic Youth Groups, receive higher priority for field access along with reduced field rental rates.
To qualify for Group II status under the Athletic Facility Allocation Policy 06400.004, organizations must:
Hold a current 501(c)(3) non-profit designation
Be in good standing with the California Franchise Tax Board (FTB) Maintain a minimum percentage of resident participants Operate under an inclusive “everyone plays” philosophy that ensures broad access for local youth
Corona National Little League (CNLL), established in 1957, is the City’s longest continuously operating youth sports league. It offers divisions for boys and girls ages 4– 16, including a Challenger Program for individuals with physical and developmental disabilities. CNLL has demonstrated a long-standing commitment to youth development, inclusivity, and community engagement. While CNLL currently holds a valid 501(c)(3) designation, its FTB status is pending review and final clearance by the state of California for the 2022/2023 filing year.
Current CNLL President Ian Miller inherited the league’s “Not in Good Standing” designation, officially issued by the California Franchise Tax Board (FTB) on April 2, 2024.
Since taking office, Mr. Miller has worked diligently to resolve outstanding filings and restore the league’s compliance status. All filing periods through 2021–2022 have been successfully cleared, and CNLL is currently awaiting final confirmation of its 2022–2023 submission. Throughout this process, Mr. Miller has maintained consistent communication with both City staff and the FTB, demonstrating transparency and accountability at every step. At the request of the state, he has resubmitted documentation multiple times to ensure accuracy and completeness.
ANALYSIS:
Staff has reviewed CNLL’s recent efforts to resolve its delinquent filings and restore full compliance. Without verified non-profit status in “good standing” with the FTB, CNLL would be reclassified as a Priority Group 4 user. This shift would increase their field reservation rates from $7 an hour, totaling $3,892.00 monthly, to $40 an hour, totaling $22,240 monthly, which presumably would create a financial burden for the organization.
Maintaining CNLL’s temporary Group II status ensures affordability and continuity of service while the league finalizes its compliance efforts.
Based on the issues stated previously, staff does not have the authority to continue to treat CNLL as a Group II organization. However, the City Council can temporarily
continue CNLL’s Group II eligibility. Therefore, given CNLL’s longstanding history, inclusive programming, and alignment with the City’s values of equitable access and community benefit, staff recommends a temporary continuance of CNLL’s Group II eligibility through December 31, 2025. This approach ensures uninterrupted service to local youth while maintaining accountability through the requirement to submit updated documentation once the FTB status is restored.
FINANCIAL IMPACT:
This decision has no financial impact on the City, as CNLL has historically paid all applicable fees associated with Group II- Resident Nonprofit status for field reservations.
CNLL has consistently complied with the City's fee structure for nonprofit recreational groups, and no request for discounted or waived fees is being made as part of this temporary approval. Therefore, the continued designation under Group II does not result in any loss of revenue or added cost to the City.
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 no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This action is to temporarily approve CNLL Group II- Resident nonprofit status for field reservations, and there is not a possibility that adopting this resolution will have a significant effect on the environment. Therefore, no environmental analysis is required.
PREPARED BY: KAREN LEE, RECREATION SUPERVISOR & MONIQUE LEON,
RECREATION MANAGER
REVIEWED BY: DONNA FINCH, COMMUNITY SERVICES DIRECTOR
ATTACHMENTS:
1. Exhibit 1 – Entity Status Letter
DATE: 10/01/2025
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2025-379
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
AFFORDABLE HOUSING DENISTY BONUS 2024-0001 FOR 57 RESIDENTIAL
CONDOMINIUMS CONSISTING OF THREE AFFORDABLE HOUSING UNITS, LOCATED AT 1717 VIA DEL RIO IN THE R-3 MULTIPLE FAMILY RESIDENTIAL ZONE (APPLICANT: MERITAGE HOMES OF CALIFORNIA, INC.)
EXECUTIVE SUMMARY:
This staff report asks the City Council to approve Affordable Housing Density Bonus Agreement 2024-0001 (AHDB2024-0001) for the development of 57 residential condominiums on 2.86 acres located at 1717 Via Del Rio. The zoning of the property is R-3, which permits residential condominiums by a conditional use permit. The applicant is proposing to construct for-sale townhouse condominiums on the project site that will include 54 units for above moderate income households and three units for very low income households. The density bonus agreement allows the applicant to waive certain development standards to accommodate the development of very low-income housing units, which is the reason for AHDB2024-0001. The Planning and Housing Commission at its meeting on August 25, 2025, recommended approval of AHDB2024-0001 to the City Council.
RECOMMENDED ACTION:
That the City Council:
a. Approve the Affordable Housing Density Bonus Agreement 2024-0001 as recommended by the Planning and Housing Commission.
b. Authorize the City Manager, or their designee, to execute the Affordable Housing Density Bonus Agreement between the City of Corona and Meritage Homes of California, Inc.
c. Notwithstanding Corona Municipal Code Section 17.87.090, direct the Affordable Housing Density Bonus Agreement to be recorded in the Official Records of the County of Riverside before the recordation of Tentative Tract Map 38934.
BACKGROUND & HISTORY:
The zoning of the project site is R-3 Multiple Family Residential, and the General Plan is High Density Residential (HDR, 15-36 dwelling units per acre). The property contains an existing church building and two telecommunications poles. The church will be demolished to accommodate the development of 57 townhouse condominiums proposed by the applicant. The applicant is proposing to set aside three units for very low income households and 54 units for above moderate income households. The applicant submitted a request for an Affordable Housing Density Bonus Agreement (AHDB2024- 0001) with the City to support the construction of the very low income units.
The applicant is entitled to apply for waivers and concessions from the City’s development standards per the state’s density bonus law (SDBL, Government Code § 65915) and Chapter 17.87 of the Corona Municipal Code (CMC) to accommodate the development of affordable housing units within the project. Section 17.87.020 of the CMC defines an affordable unit as a dwelling unit within a housing development, which will be reserved for sale, at an affordable housing cost, or rent, at an affordable rent, to a lower income household, a very low income household, a moderate income household, or a qualifying resident pursuant to the requirements of the City’s Density Bonus Ordinance and the state density bonus law.
The project proposes five percent (5%) of the total units to very low income households.
Per the SDBL, the applicant is allowed to request one concession and an unlimited number of waivers from the City’s development standards. The applicant’s request per AHDB2024-0001 is for one concession and four waivers from the City’s development standards. The applicant is also proposing to utilize the parking standards under the SDBL rather than the CMC’s parking standards for multiple family residential development. The applicant is not seeking an increase in the project’s density under the General Plan because the project’s total density is 19.8 dwelling uniter per acre (du/ac), which is within the HDR density range of 15-36 du/ac.
In conjunction with AHBD2024-0001, the applicant submitted applications for a Conditional Use Permit (CUP2024-0003) and a Tentative Tract Map (TTM 38934) for the project. CUP2024-0003 establishes the townhouse condominium units and demonstrates the project’s site plan with the proposed parking lot, open space amenities and infrastructure improvements, and architecture of the buildings. TTM 38943 shows the subdivision of the site for residential condominium purposes. The approval of CUP2024- 0003 and TTM 38934 is dependent on the approval of AHDB2024-0001.
ANALYSIS:
DENSITY BONUS HOUSING AGREEMENT
The affordable housing density bonus agreement, which carries a 45-year term, outlines the requested waivers, identification of the affordable units and the required household income limits, construction schedule, annual reporting and other pertinent details. The following summarizes the salient sections within the Agreement.
Housing Development Project
The agreement identifies the housing development consisting of 57 dwelling units. The units and corresponding household income limits are summarized in Table A.
Table A: Housing Units
Unit Type Number of Units Building No. Income Group
Two, Three & Four
Bedrooms
54 Buildings 1-6 Above Moderate
Income
(120% + AMI)
Two Bedrooms 1 Building 4 Very Low Income
(31 – 50% AMI)
Three Bedrooms 1 Building 3 Very Low Income
Four Bedrooms 1 Building 2 Very Low Income
Total 57
Concession, Waiver of Development Standards and Modified Parking Ratios The project is providing five percent (5%) of the total units to very low income households, which allows the project to have one concession and an unlimited number of waivers from the City’s development standards. The applicant is requesting one concession and four waivers from the requirements in the CMC to support the construction of the affordable housing units. The applicant is also proposing to apply the parking standard established in the SDBL instead of using the multiple family residential parking standard established in the CMC.
Section 2.4 of the density bonus agreement identifies the proposed concession and waivers, which are summarized below.
1. Election to use the parking standard in Government Code Section 65915(p)(1), which requires 104 parking spaces for the project instead of the 164 parking spaces required by CMC Section 17.76.030(A)(5). The project will have 129 parking spaces, a surplus of 25 parking spaces from the minimum requirement using Government Code Section 65915(p)(1).
Justification: The parking standards allowed by the state’s density bonus law do not count as an incentive or concession and can be provided as tandem or uncovered parking. Per Gov’t Code Section 65915(p)(1), a jurisdiction shall not require a vehicular parking ratio that exceeds the parking ratios prescribed by the
density bonus law. The City’s multiple family parking ratio would only yield about 52 units, resulting in 5 less units from the proposed project. Based on construction costs to build the project, a lower density project would prevent the development of affordable housing units.
2. Waivers from the following CMC code sections:
a. CMC Section 17.24.200(B). Waiver of the indoor recreational facility requirement in its entirety for residential projects consisting of 20 or more dwellings in the R-3 zone.
Justification: Providing square footage on the project site to accommodate indoor recreational space would require the removal of dwelling units from the proposed project, making the development of the project costprohibitive to build at a lower density. b. CMC Section 17.24.100(A). Waiver of the required minimum front yard setback from 20 feet to 18 feet along Via Del Rio in the R-3 zone.
Justification: Separate water meters are required for each dwelling unit, which are proposed to be installed at the garage drive aprons between the units. The project would be able to provide larger garage drive aprons that can accommodate the water meters while maintaining the number of units proposed for the project to accommodate the three affordable housing units. c. CMC Section 17.82.030(A)(2)(a)(3). Waiver of the required minimum street (collector) side yard setback from 15 feet to 13 feet along Avenida Del Vista.
Justification: Separate water meters are required for each dwelling unit, which are proposed to be installed at the garage drive aprons between the units. The project would be able to provide larger garage drive aprons that can accommodate the water meters while maintaining the number of units proposed for the project to accommodate the three affordable housing units. d. CMC Section 17.82.030(A)(2)(a)(5). Waiver of the required minimum building separation of 25 feet to 18 feet for three-story buildings, and 22 feet between Buildings 4 and 5, and Buildings 4 and 6, respectively.
Justification: The project would be able to maintain the number of units proposed for the project to accommodate the three affordable housing units.
The building separation is reduced at the “pinch point” areas between buildings. The buildings would still meet the building separation requirements of the California Building Code.
3. Concession from Section 15.60.080 of the Corona Municipal Code (CMC) regarding the requirement to underground existing overhead utilities located
adjacent to the project site’s frontage (Via Del Rio) when that service to a structure is enlarged or an addition is made thereto (Southern California Edison overhead lines).
Justification: The cost of undergrounding the overhead utilities that supply power from SCE, which would also require the relocation of existing transformers, is approximately $815,000. This cost would deter the project from constructing the three affordable housing units.
Construction of Affordable Units
Per Section 3.4, the affordable units are required to be constructed concurrently with or before the market rate residential units in the project, and the applicant shall not receive certificates of occupancy for more than twenty percent (20%) of the market rate residential units in the project, if any, prior to receiving a certificate of occupancy for fifty percent (50%) of the affordable units, and shall not receive certificates of occupancy for more than seventy percent (70%) of the market rate residential units in the project, if any, prior to receiving a certificate occupancy for the remaining fifty percent (50%) of the affordable units. The agreement further stipulates that the affordable units be dispersed throughout the project site.
Future Sale of Transfer of Affordable Units
Per Section 3.7.3, the affordable units may only be transferred, sold or resold to qualifying households whose income does not exceed the maximum income limit for the “very low income” affordability category.
Rental of Affordable Units
Per Section 3.5.3, an owner of an affordable unit may rent the affordable unit to a tenant, but the tenant must be a qualifying household. For this housing development, the tenant’s household income must not exceed the maximum income limit for the “very low income” affordability category.
Annual Reporting and Monitoring
Section 3.7.2 requires the owner of the affordable unit to submit a Certificate of Compliance along with supporting documentation to the City annually for review as part of the agreement’s annual reporting process. If the unit is being rented, the owner is required to submit a copy of a fully executed lease and rental agreement with the Certificate of Compliance for the City’s review. The annual reporting process ensures that the affordable unit is being utilized according to the terms of the agreement and according to the City’s affordable housing regulations in the CMC and SDBL.
Other Terms and Conditions
Other terms and conditions of the agreement include but are not limited to the following:
The term of the agreement shall be 45 years from the project’s occupancy date. The City has the right to inspect the affordable units for compliance with the requirements of the agreement.
The agreement runs with the land for 45 years.
Prior to the closing of escrow for each affordable unit, the applicant shall require that the purchaser of the affordable unit, for itself, its successors, assignees and affiliates, to execute a covenant or agreement to ensure that the affordable unit is utilized in accordance with the terms of the agreement. The covenant shall be in substantial conformance to the City’s model Purchaser Covenant included in the agreement.
The agreement establishes policies and criteria for purchaser selection and income verification.
The owner of the affordable unit is required to prepare and maintain complete and accurate project records for so long as the agreement remains in effect. The agreement grants the City the power to enforce the agreement and to pursue legal action against the owner of the affordable unit to remedy any violations of the agreement.
FINANCIAL IMPACT:
The applicant paid the application processing fees of $1,507 to cover the cost of the Affordable Housing Density Bonus Agreement.
ENVIRONMENTAL ANALYSIS:
Per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines, a Notice of Exemption has been prepared as the project qualifies as a Class 32 (Infill Development Projects) categorical exemption. The project site is less than five acres, is consistent with the site’s General Plan land use designation of HDR and applicable General Plan Policies, and the property’s R-3 zoning designation, which indicates residential development is imminent on the site. The project would not result in significant impacts relating to traffic, noise, air quality, or water quality. Moreover, none of the six exceptions to exemptions cited in Guidelines Section 15300.2 (a – f) are applicable to the proposed project.
PLANNING AND HOUSING COMMISSION ACTION:
At its meeting on August 25, 2025, the Planning and Housing Commission considered the subject matter and took the following action:
Motion was made, seconded (Siqueland/Woody) and carried unanimously, with Chair Longwell and Commissioner Vernon absent, that the Planning and Housing Commission recommend to the City Council that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the State CEQA Guidelines and approval of AHDB2024-0001, based on the conditions of approval. The minutes of the Planning and Housing Commission are included as Exhibit 5.
PREPARED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR ATTACHMENTS:
1. Exhibit 1 – Affordable Housing Density Bonus Agreement
2. Exhibit 2 – Purchaser Covenant
3. Exhibit 3 – Site plan
4. Exhibit 4 – Planning and Housing Commission staff report
5. Exhibit 5 – Draft minutes of the Planning and Housing Commission meeting of August 25, 2025
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RECORDING REQUESTED BY AND
WHEN RECORDED MAIL TO:
City of Corona
400 S. Vicentia Avenue
Corona, CA 92882
Attn: Planning & Development Director
APNs: 103-200-088 and 103-200-089 SPACE ABOVE FOR RECORDER'S USE ONLY
EXEMPT FROM RECORDING FEE PER
GOVERNMENT CODE §27383 AND §27388.1(a)(2)(D)
CITY OF CORONA
DENSITY BONUS HOUSING AGREEMENT - FOR-SALE HOUSING
WITH MERITAGE HOMES OF CALIFORNIA, INC.
(1717 Via Del Rio, Corona, CA 92882)
CMC CHAPTER 17.87
1. PARTIES AND DATE.
This Density Bonus Housing Agreement (“Agreement”) is made and entered into this [***INSERT DATE OF CITY COUNCIL APPROVAL***] day of [***INSERT MONTH***], [***INSERT YEAR***] (“Effective Date”) by and between the City of Corona, a municipal corporation organized under the laws of the State of California with its principal place of business at 400 South Vicentia Avenue, Corona, California 92882 (“City”) and Meritage Homes of California, Inc., a California Corporation with its principal place of business at 230 Progress, Irvine, CA 92618 (“Owner”). City and Owner are sometimes individually referred to as “Party” and collectively as “Parties” in this Agreement.
2. RECITALS.
2.1 Owner. Owner is the current owner in fee of certain real property located at 1717 Via Del Rio, Corona, in Riverside County, California, and designated as Assessor Parcel Number(s) 103-200-088 and 103-200-089, as described and depicted in Exhibit “A” attached hereto and incorporated herein by reference (“Property”).
2.2 Housing Development Project. Owner proposes to construct a Housing Development, as that term is defined in Corona Municipal Code (“CMC”) Section 17.87.020, on the Property consisting of fifty-seven (57) dwelling units (“Residential Units”), which will be known as Vantage project (“Project”).
2.3 Density Bonus Law. Under Government Code Section 65915 et seq. (“State Density Bonus Law”) and CMC Chapter 17.87, the City must, upon the request of an applicant, grant a density bonus and/or certain incentives/concessions or waivers/modifications for any
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development applicant that seeks and agrees to construct a minimum number of residential units that are affordable to moderate, lower and/or very low income households.
2.4 Project Entitlements. The City Council’s approval of the Project includes the following entitlements:
(a) Election to use the parking standard in Government Code Section 65915(p)(1) which requires 104 parking spaces for the project instead of the 164 parking spaces required by CMC Section 1776.030(A)(5). The project will have 129 parking spaces, a surplus of 25 parking spaces from the minimum requirement using Government Code Section 65915(p)(1);
(b) Waivers from the following:
a. CMC Section 17.24.200(B). Waiver in its entirety of the indoor recreation facility requirement for residential projects consisting of 20 or more dwellings;
b. CMC Section 17.24.100(A). Waiver to reduce the required 20-foot minimum front yard setback requirement to 18 feet along Via Del Rio; c. CMC Section 17.82.030(A)(2)(a)(3). Waiver to reduce the required 15-foot minimum street (collector) side yard setback to 13 feet along Avenida Del Vista;
d. CMC Section 17.82.030(A)(2)(a)(5). Waiver to reduce the required 25-foot minimum building separation for three-story buildings to 18 feet between Buildings 4 and 5, and 22 feet between Buildings 4 and 6;
(c) Concession from Section 15.60.080 of the Corona Municipal Code (CMC) regarding the requirement to underground existing overhead utilities when that service to a structure is enlarged or an addition is made thereto for the overhead utilities located along Via Del Rio, adjacent to the project site’s frontage (Southern California Edison overhead lines); and (d) Conditional Use Permit 2024-0003 (CUP2024-0003), Tentative Tract Map 38934 (TTM 38934) and Affordable Housing Density Bonus Agreement 2024-0001 (AHDB2024-0001).
2.5 Density Bonus Units. In order to qualify for the State Density Bonus Law and CMC Chapter 17.87, Owner has agreed to sell three (3) of the Residential Units on the Property to Qualifying Households (as defined below) at an Affordable Housing Cost (as defined in CMC
17.87.020).
2.6 Agreement. City and Owner desire to enter into this Agreement in accordance with the State Density Bonus Law and CMC Chapter 17.87 to ensure that the Owner will
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construct and operate the Project in a manner that will ensure the provision of the required Affordable Units in exchange for the Density Bonus.
3. TERMS.
3.1 Recitals. The Recitals set forth above are true and accurate, and incorporated herein.
3.2 Definitions. For purposes of this Agreement, all defined terms, as indicated by initial capitalization, shall have the meanings set forth in CMC Chapter 17.87, except as expressly indicated otherwise herein. Additionally, the terms listed below shall have the meanings thereafter specified:
3.2.1 Affordable Unit(s). The three (3) dwelling unit(s) that will be offered for sale exclusively to a Qualifying Household at an Affordable Housing Cost during the Term of this Agreement.
3.2.2 CMC. The Corona Municipal Code.
3.2.3 Density Bonus. The density bonus granted to the Project through the Project Approvals, as more specifically described in Section 2.4 of this Agreement.
3.2.4 Director. The Planning and Development Director for the City of Corona or his or her designee.
3.2.5 Occupancy Date. The date the Purchaser Covenant, as more specifically described in Section 3.7, is first recorded against the Affordable Unit.
3.2.6 Project. The Project, as defined in Section 2.2 includes all required or associated on-site and off-site improvements, hardscape improvements, parking areas and landscaping improvements to the Property, in accordance with the Project Approvals, the plans and specifications approved by the City, any conditions imposed by the City in issuing the Project Approvals and any other development entitlements related to the Project and applicable law.
3.2.7 Project Records. Information regarding sales price, principal residency requirement, occupancy status, household and income characteristics of the purchaser of an Affordable Unit, including Income Certification Forms completed by purchasers of the Affordable Units pursuant to Section 3.6.2 of this Agreement.
3.2.8 Project Approvals. As described in Section 2.4 of this Agreement.
3.2.9 Property. That certain real property located within the City of Corona, County of Riverside, State of California, specifically described in the legal description attached as Exhibit "A" to this Agreement, which is incorporated into this Agreement by this reference.
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3.2.10 Qualifying Household. A household that: (1) resides or intends to reside in an Affordable Unit on the Property; and (2) whose income does not exceed the maximum income allowable for a Very Low Income Household, a Lower Income Household or a Moderate Income Household, as applicable to the Affordable Unit described in Exhibit “B”.
3.2.11 State Density Bonus Law. Chapter 4.3 of Division 1 of Title 7 of the California Government Code (Gov’t Code §§ 65915 et seq.).
3.2.12 Term. For each Affordable Unit, the period of forty-five (45) years from the Occupancy Date.
3.2.13 Transfer. Any voluntary or involuntary sale, assignment or transfer of ownership or any interest in an Affordable Unit, including, but not limited to, a fee simple interest, a joint tenancy interest, tenancy in common, a life estate or other limited estate, a leasehold interest, or an interest evidenced by a land contract by which possession of the Affordable Unit is transferred.
3.3 Identification of Affordable Units. The Affordable Units shall be those described in Exhibit “B” attached hereto and incorporated herein by reference. The identification of the Affordable Units shall not be changed without the prior written approval of the Director.
3.4 Construction of Affordable Units. The Affordable Units shall be constructed concurrently with or prior to the other Residential Units in the Project, and the Owner shall not receive certificates of occupancy for more than twenty percent (20%) of the market rate Residential Units in the Project, if any, unless and until certificates of occupancy are issued for at least fifty percent (50%) of the Affordable Units, and shall not receive certificates of occupancy for more than seventy percent (70%) of the market rate Residential Units in the Project, if any, unless and until certificates of occupancy are issued for the remaining fifty percent (50%) of the Affordable Units. Whenever the computation of the number of required affordable units results in a fractional unit, the unit requirement shall be rounded to the closest whole number. The Affordable Units shall be dispersed throughout the Project. Owner shall provide the Affordable Units with the same Project amenities as are provided to the other Residential Units in the Project.
3.5 Reservation of Affordable Units for Affordable Housing.
3.5.1 Qualifying Households Only. Owner covenants and agrees to reserve and restrict the Affordable Units for the Term for the purchase, use and residential occupancy of those who, at the time of Transfer by Owner and continuously thereafter (subject to the other provisions of this Agreement), is a Qualifying Household.
3.5.2 Affordable Housing Cost. Owner covenants and agrees, for the benefit of City, that during the Term Owner shall only Transfer the Affordable Units to Qualifying Households at an Affordable Housing Cost.
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3.5.3 Rental of Affordable Units. Rental of the Affordable Units is prohibited unless the proposed tenant qualifies as a Qualifying Household.
3.5.4 No Transient Uses. Notwithstanding Section 3.5.3, the Affordable Units shall not be used on a transient basis and shall not be leased or rented for a period of less than twelve (12) months. The Affordable Units will not, at any time, be leased or rented for use as a hotel, motel, time share, dormitory, fraternity house, sorority house, rooming house, hospital, nursing home, sanitary or rest home.
3.5.5 Utilization of Affordable Units. No Affordable Unit shall be withdrawn from the market or otherwise held vacant by the Owner during the Term.
3.6 Purchaser Selection and Income Verification.
3.6.1 Purchaser Selection Policies and Criteria. The Owner shall adopt written purchaser selection policies and criteria applicable to the Affordable Units, which shall be subject to the approval of the Director and, to the extent permitted by fair housing and other applicable laws, that:
(a) are consistent with the purpose of providing affordable housing for Qualifying Households at an Affordable Housing Cost;
(b) give first priority to Qualifying Households who reside, work, go to school or have family in the City of Corona;
(c) provide for the selection of purchasers from a written waiting list in the chronological order of their application, insofar as is practicable, or any other method of selection approved by the Director;
(d) give prompt written notice to any rejected applicant of the grounds for rejection;
(e) except as provided in subsection (b) above, do not give preference to any particular class or group of persons except to the extent that the purchaser must be a Qualifying Household;
3.6.2 Determination of Household Income. A good faith determination of Qualifying Household income shall be made by Owner at the time of application by an individual or family for purchase of an Affordable Unit. At the time of application, Owner shall require an applicant to complete an income certification form in a form as approved by the Director (“Income Certification Form”) and certify the accuracy of the information provided on such form.
3.6.3 Verification. Owner shall make a good faith effort to verify the accuracy of income information provided in any Income Certification Form by an applicant for purchase of the Affordable Unit by taking one or more of the following steps, as reasonably required or indicated:
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(a) Obtain an income tax return and copy of each W2 Wage and Earnings Statement for the most recently concluded income tax year; (b) Contact a credit reporting agency or conduct a similar search; (c) Obtain an income verification form from the Qualifying Household's current employer(s);
(d) Obtain an income verification form from the United States Social Security Administration or the California Department of Social Services, if the applicant or the Qualifying Household receives assistance from either of such agencies; or (e) If the applicant or an adult member of a Qualifying Household is unemployed and has no such income tax return, obtain another form of independent verification.
3.6.4 Evidence. For purposes of this Section, Owner may conclusively rely upon the evidence of the age of a person as presented in a valid California Driver's License or other form of identification issued by the State of California or the United States Government that includes a date of birth and a photograph of the subject person. All such verification information shall only be obtained by Owner after obtaining the Qualifying Household's written consent for the release of such information to Owner. Failure to consent in writing to the release of such income verification information to Owner may disqualify the Qualifying Household for purchase of an Affordable Unit.
3.6.5 Equivalent Purchase Terms. Owner shall apply the same purchase terms and conditions to potential purchasers of the Affordable Units as are applied to all other purchasers of Residential Units within the Project, except as otherwise required to comply with this Agreement (i.e., income requirements) and/or government subsidy programs.
Discrimination based on subsidies received by the potential purchaser of an Affordable Unit is prohibited.
3.6.6 Transfer to Qualified Nonprofit Housing Corporation. If, despite bona fide good faith documented marketing efforts, Owner is unable to locate a Qualifying Household to purchase an Affordable Unit within one hundred eighty (180) calendar days after the issuance of a certificate of occupancy for such Affordable Unit, Owner may Transfer such Affordable Unit to a qualified nonprofit housing corporation that meets all of the requirements set forth in Government Code Section 65915(c)(2)(A)(ii) and any other applicable provisions of state law.
3.7 Purchaser Covenant Restricting Sale of Affordable Units. Prior to the close of escrow for each Affordable Unit, Owner shall require the purchaser of the Affordable Unit, for itself, its successors, assignees and affiliates, to execute a covenant or agreement, in substantially the same form as set forth in Exhibit “C” attached hereto and incorporated herein by reference (“Purchaser Covenant”), which form shall include the following provisions:
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3.7.1 Incorporation of Density Bonus Housing Agreement. The Purchaser Covenant shall incorporate each and every provision of this Agreement, either expressly or by reference.
3.7.2 Annual Certificate of Compliance. The Purchaser Covenant shall require that the purchaser of the Affordable Unit, on an annual basis, complete and submit to the Director, on an annual basis, a certificate of compliance certifying that the purchaser is in compliance with the requirements of this Agreement and the Purchaser Covenant.
3.7.3 Future Sale or Transfer of Affordable Units. The Purchaser Covenant shall expressly state that during the Term, the Affordable Unit shall only be transferred, sold or resold to Qualifying Households at an Affordable Housing Cost in accordance with CMC Chapter 17.87 and the State Density Bonus Law. The Purchaser Covenant shall require the purchaser of the Affordable Unit to provide written notice to the City at least thirty (30) calendar days prior to the date of a proposed Transfer of the Affordable Unit, along with evidence satisfactory to the Director that the Affordable Unit will be transferred to a Qualifying Household at an Affordable Housing Cost or an Affordable Rent, as applicable.
Notwithstanding the foregoing, notice to the City shall not be required for the Transfer of an Affordable Unit upon the Owner’s death to a surviving joint tenant or spouse who is also a record owner of the Affordable Unit.
3.7.4 Right of First Refusal. The Purchaser Covenant shall provide that when the Term has expired, the then-current owner of the Affordable Unit shall offer the City or, at the City’s election, a non-profit housing organization the right of first refusal to purchase the Affordable Unit for a minimum of sixty (60) days prior to offering to Transfer the Affordable Unit to any other person or entity.
3.7.5 Recordation. The Purchaser Covenant shall be recorded against the Affordable Unit as part of escrow immediately following the grant deed conveying the Affordable Unit to the purchaser of the Affordable Unit. The Purchase Covenant shall be subordinate only to any conventional first mortgage obtained by the purchaser.
3.8 Ineligible Purchasers. Owner shall not sell an Affordable Unit to any employees or officers of Owner or the immediate relatives of Owner, its officers, and employees, including spouse, children, parents, grandparents, brother, sister, father-in-law, mother-in-law, son-in-law, daughter-in-law, aunt, uncle, niece, nephew, sister-in-law or brother-in-law.
3.9 Retention of Project Records. The Owner shall prepare and maintain complete and accurate Project Records generated during the Owner’s ownership of the Affordable Unit for so long as this Agreement remains in effect. From time to time, upon request from the City, the Owner shall make all Project Records, whether in the custody or control of the Owner or its Affiliates, available to the City, the City’s auditor, representative or agent for examination and copying at any reasonable time, on fifteen (15) calendar days advance notice.
3.10 Federal and State Laws. Notwithstanding anything herein to the contrary, nothing contained herein shall require Owner or City to do anything contrary to or refrain from doing anything required by federal and state laws or regulations applicable to the construction,
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management, maintenance, and sale of low and very low income housing units in the City of Corona.
3.11 Prohibition Against Discrimination. Owner shall not discriminate against any Qualifying Household or potential tenant on the basis of sex, color, race, religion, ancestry, national origin, age, pregnancy, marital status, family composition, sexual orientation, or the potential or actual occupancy of minor children.
3.12 Indemnification. Owner shall defend, indemnify and hold harmless City and its officers, agents, employees, representatives, and volunteers (collectively, “Indemnitees”) from and against any loss, liability, claim or judgment relating in any manner to any act or omission of Owner under this Agreement. Owner shall not be required to indemnify and hold harmless Indemnitees for liability attributable to the active negligence or willful misconduct of Indemnitees, provided such active negligence is determined by agreement between the parties or by the findings of a court of competent jurisdiction. In instances where an Indemnitee is shown to have been actively negligent and where Indemnitees’ active negligence accounts for only a percentage of the liability involved, the obligation of Owner will be for that entire portion or percentage of liability not attributable to the active negligence of Indemnitees.
3.13 City’s Right to Inspect Affordable Units and Documents. City may inspect the Affordable Units owned by Owner during normal business hours, upon 48 hours’ notice, for so long as this Agreement remains in effect, to determine Owner’s compliance with this Agreement.
3.14 Agreement to be Recorded; Covenants Run with the Land; Priority. This Agreement shall be recorded within ten (10) days of the Effective Date in the Official Records of Riverside County, California, as senior, non-subordinate covenants and as an encumbrance running with the land for the full Term of this Agreement and shall pass to and be binding upon Owner and all parties having any interest in the Affordable Units for the benefit of City and Qualifying Households. In no event shall this Agreement be made junior or subordinate to any deed of trust or other documents providing financing for the construction or operation of the Project, or any other lien or encumbrance whatsoever for the entire Term of this Agreement except as provided in Section 3.7.5. Nor shall this Agreement be made junior or subordinate to any extension, amendment, or modification of any lien or encumbrance recorded against the Property prior to the date hereof. Prior to recordation of this Agreement, Owner shall provide City with evidence satisfactory to the City that all deeds of trust, liens, encumbrances, or other documents recorded against the Property prior to the Effective Date have been or will be subordinated to this Agreement, at Owner’s sole cost and expense. Each and every contract, deed, lease or other instrument covering, conveying or otherwise transferring the Property or any interest therein, as the case may be (each a “Contract”), shall conclusively be held to have been executed, delivered and accepted subject to this Agreement regardless of whether the other party or parties to such Contract have actual knowledge of this Agreement.
3.15 Default. Failure or delay by either Party to perform any term or provision of this Agreement, which is not cured within thirty (30) days after receipt of notice from the other Party, constitutes a default under this Agreement. The party who so fails or delays must immediately commence to cure, correct or remedy such failure or delay, and shall complete such cure,
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correction or remedy with due diligence. The injured party shall give written notice of default to the Party in default specifying the default complained of by the injured Party. Except as required to protect against further damages, the injured Party may not initiate proceedings against the Party in default until thirty (30) days after giving such notice. Failure or delay in giving such notice shall not constitute a waiver of any default, nor shall it change the time of default.
3.16 Remedies.
3.16.1 All Remedies Available. A default hereunder shall give the nondefaulting Party the right to proceed with any and all remedies available at law or equity. Such remedies may include an action for damages, an action or proceeding for specific performance, and/or an action or proceeding for injunctive relief. Such actions or proceedings may require the defaulting Party to pay damages, to perform its obligations and covenants under this Agreement, and to enjoin or cease and desist from acts which may be unlawful or in violation of the provisions of this Agreement.
3.16.2 Revocation of Permits. City may institute any appropriate legal actions or proceedings necessary to ensure compliance with this Agreement, including but not limited to:
(a) Actions to revoke, deny or suspend any permits and/or certificate of occupancy; and
(b) Actions for injunctive relief or damages.
3.16.3 Municipal Code Violation. It is agreed and understood that the covenants to maintain the Affordable Units as set forth herein are a requirement of CMC Chapter 17.87 and as a condition to receiving the Density Bonus and the concessions and waivers described in Section 2.4 of this Agreement, Owner agrees that a breach by Owner of the covenants set forth in this Agreement constitutes a violation of the CMC, subject to enforcement by all legally available means.
3.16.4 Excessive Sale Price. It shall constitute a default for the Owner to charge or accept for any Affordable Unit a sale price in excess of the Affordable Housing Cost, to fail to sell an Affordable Unit to a Qualifying Household as required by Section 3.5 of this Agreement, or to otherwise sell an Affordable Unit to a purchaser that Owner knows or has constructive knowledge does not qualify as a Qualifying Household.
3.17 Expiration of Density Bonus. The Density Bonus permitted by this Agreement shall expire, become null and void and of no further force or effect if the Project Approvals are not utilized within the time limit established by the Corona Municipal Code or the conditions of approval (“Density Bonus Deadline”). Owner may submit an application requesting an extension prior to the Density Bonus Deadline, which extension may be approved by the Director upon a finding of unavoidable delay.
3.18 General Provisions.
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3.18.1 Delivery of Notices. All notices permitted or required under this Agreement shall be given to the respective Parties at the following address, or at such other address as the respective Parties may provide in writing for this purpose:
Owner:
Meritage Homes of California, Inc.
230 Progress
Irvine, CA 92618
Attn: Nick Emsiek
City:
City of Corona
400 South Vicentia Avenue
Corona, CA 92882
Attn: Planning & Development Director
Such notice shall be deemed made when personally delivered or when mailed, forty-eight (48) hours after deposit in the U.S. Mail, first class postage prepaid and addressed to the Party at its applicable address. Actual notice shall be deemed adequate notice on the date actual notice occurred, regardless of the method of service.
3.18.2 Governing Law; Government Code Claim Compliance. This Agreement shall be governed by the laws of the State of California. Venue shall be in Riverside County.
3.18.3 Time of Essence. Time is of the essence for each and every provision of this Agreement.
3.18.4 No City Responsibility for Project. City shall have no responsibility for the construction, installation, management, operation or maintenance of the Project.
3.18.5 Successors and Assigns. This Agreement shall be binding on the successors and assigns of the Parties; provided, however, that in the event that Owner Transfers its interest in the Property to a successor, Owner shall have no further obligation or liability under this Agreement except to the extent arising out of a default by Owner under this Agreement that existed prior to or at the time of such Transfer. Notwithstanding anything in this Agreement to the contrary, this Agreement shall automatically terminate and be of no further force or effect, without any additional instrument or other action required, as to each Residential Unit in the Project that is not an Affordable Unit upon the closing of the sale of such Residential Unit to the initial purchaser thereof.
3.18.6 Amendment; Modification. No supplement, modification or amendment of this Agreement shall be binding unless executed in writing and signed by both Parties.
3.18.7 Waiver. No waiver of any default shall constitute a waiver of any other default or breach, whether of the same or other covenant or condition. No waiver, benefit,
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privilege, or service voluntarily given or performed by a Party shall give the other Party any contractual rights by custom, estoppel or otherwise.
3.18.8 Invalidity; Severability. If any portion of this Agreement is declared invalid, illegal, or otherwise unenforceable by a court of competent jurisdiction, the remaining provisions shall continue in full force and effect.
3.18.9 Cooperation; Further Acts. The Parties shall fully cooperate with one another, and shall take any additional acts or sign any additional documents as may be necessary, appropriate or convenient to attain the purposes of this Agreement.
3.18.10 Attorney’s Fees. If either Party commences an action against the other Party, either legal, administrative or otherwise, arising out of or in connection with this Agreement, the prevailing Party in such litigation shall be entitled to have and recover from the losing Party reasonable attorney’s fees and all other costs of such action.
3.18.11 Counterparts. This Agreement may be signed in counterparts, each of which shall constitute an original.
3.18.12 Entire Agreement. This Agreement contains the entire Agreement of the Parties with respect to the subject matter hereof, and supersedes all prior negotiations, understandings or agreements. This Agreement may only be modified by a writing signed by both Parties.
3.18.13 Enforcement. City shall have the power to enforce this Agreement and no other person or entity shall have any right or power to enforce any provision of this Agreement on behalf of City, or to compel City to enforce any provision of this Agreement against Owner, the Project, the Property or any Residential Unit, including the Affordable Units. [SIGNATURES ON NEXT 2 PAGES]CITY’S SIGNATURE PAGE FOR
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CITY OF CORONA
DENSITY BONUS HOUSING AGREEMENT – FOR-SALE HOUSING
WITH MERITAGE HOMES OF CALIFORNIA, INC.
(1717 VIA DEL RIO, CORONA, CA 92882)
CMC CHAPTER 17.87
IN WITNESS WHEREOF, the Parties have entered into this Agreement as of the date first written above.
CITY OF CORONA
By: _________________________
[***INSERT NAME***]
[***INSERT TITLE***]
Attest:
_________________________
[***INSERT NAME***]
City Clerk
[***INSERT OTHER SIGNATURE
BLOCKS AS NEEDED, INCLUDING
CITY ATTORNEY AND
RECOMMENDING EMPLOYEES***]
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OWNER’S SIGNATURE PAGE FOR
CITY OF CORONA
DENSITY BONUS HOUSING AGREEMENT – FOR-SALE HOUSING
WITH MERITAGE HOMES OF CALIFORNIA, INC.
(1717 VIA DEL RIO, CORONA, CA 92882)
CMC CHAPTER 17.87
IN WITNESS WHEREOF, the Parties have entered into this Agreement as of the date first written above.
MERITAGE HOMES OF CALIFORNIA, INC.
a California Corporation
By: _________________________
Nick Emsiek
Division President – Southern California
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EXHIBIT “A”
LEGAL DESCRIPTION AND DEPICTION
OF THE PROPERTY
Real property in the City of Corona, County of Riverside, State of California, described as follows:
That portion of lot 2 of Trinidad Yorba Tract, in the County of Riverside, State of California, as shown by map on file in book 2 page 22 of maps, records of Riverside County, California, described as follows:
Beginning at the southwesterly terminus of that certain course in the northwesterly line of Avenida Del Vista shown on map of Tract No. 2583, on file in Book 46 pages 11 to 14, inclusive of maps, records of Riverside County, California, as having a bearing and length of North 42° 05' 03" East, 1811.00 feet; thence Southwesterly along that certain curve in said northwesterly line shown on said map of Tract No. 2583, being concave northerly and having a radius of 14.00 feet and an arc length of 21.99 feet; through a central angle of 90° 00' 00" to the end of said curve; thence tangent to said curve North 47° 54' 57" West, 26.74 feet to the beginning of a tangent curve concave northeasterly having a radius of 956.00 feet; thence northwesterly along said last mentioned curve an arc distance of 242.13 feet through a central angle of 14° 30' 41"; thence tangent to said last mentioned curve North 33° 24' 16" West 11.39 feet; to a point on the southeasterly line of that certain parcel of land conveyed to Corona Unified School District of Riverside, by deed recorded December 7, 1959 in book 2594 page 15 of official records of Riverside County, California; thence North 42° 04' 47" East (formerly recorded North 42° 03' 13" East) along the southeasterly line of said parcel, 405.65 feet; thence South 47° 54' 57" East, 291.35 feet to a point in said course in the northwesterly line of Avenida Del Vista having a bearing and length of North 42° 05' 03" East, 1811.00 feet; distant thereon North 42° 05' 03" East 425.00 feet from the point of beginning; thence along said certain course South 42° 05' 03" West 425.00 feet to the point of beginning.
APN: 103-200-088 and 103-200-089
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EXHIBIT “B”
IDENTIFICATION OF AFFORDABLE UNITS
The Affordable Units subject to this Agreement are indicated in the table below. The Address or Lot Number in the table corresponds to the dwelling unit depicted in the Project floor plans on file with the City’s Planning and Development Department as of [***INSERT DATE OF***].
NUMBER OF UNITS AND
UNIT TYPE
BUILDING
NUMBER,
ADDRESS OR LOT
NUMBER
ELIGIBLE INCOME GROUP
One (1) Two-Bedroom Building No.___
Plan 2532
Very Low Income
One (1) Three-Bedroom Building No.___
Plan 1633
Very Low Income
One (1) Four-Bedroom Building No.___
Plan 1638
Very Low Income
Total: Three (3) Affordable Units
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EXHIBIT “C”
PURCHASER COVENANT
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[***MODEL - REMOVE THIS TITLE WHEN USED***]
RECORDED AT REQUEST OF
AND WHEN RECORDED RETURN TO:
City of Corona
400 S. Vicentia Ave
Corona, California 92882
Attn: Planning & Development Director
APN: [**INSERT APN**] (SPACE ABOVE FOR RECORDER’S USE)
FEE EXEMPT – GOVERNMENT CODE §27383
DOCUMENTARY TRANSFER TAX EXEMPT - R&T CODE § 11922
RESTRICTIVE COVENANT OF AFFORDABILITY RESTRICTIONS
ON TRANSFER OF PROPERTY AND RIGHT OF FIRST REFUSAL
(Density Bonus Agreement)
The recordation of this Restrictive Covenant is being recorded at the behest of the City of Corona in accordance with the Corona Municipal Code Section 17.87.060 to provide and preserve affordable housing to benefit very low, lower and moderate income households in the City of Corona.
This Restrictive Covenant of Affordability Restrictions on Transfer of Property (“Covenant”) is made on [**INSERT DATE**], [**INSERT YEAR**], by [**INSERT NAME OF RECORD OWNER**] (“Owner”), over that certain real property described in Exhibit “A” attached hereto (the “Burdened Property”).
RECITALS
A. Property. Owner is the owner in fee of certain real property located within the City of Corona, County of Riverside, State of California, commonly known as [**INSERT STREET ADDRESS**] (“Property”), and legally described in Exhibit “A” attached hereto and incorporated herein by reference.
B. Density Bonus. Chapter 17.87 of the Corona Municipal Code (“CMC”) provides that the City shall, in accordance with Government Code Section 65915, grant a density bonus and other incentives or concessions when a developer seeks and agrees to construct a minimum number of housing units that are affordable to moderate, lower and/or very low income households.
C. Density Bonus Agreement. As required by CMC Section 17.87.060, Owner or Owner’s predecessor in interest, entered into that certain Density Bonus Housing Agreement – For Sale Housing dated [**INSERT DATE**] and recorded on [**INSERT DATE**] in the Official Records of the County of Riverside as Document No. [**INSERT RECORDED DOCUMENT #**] (“Density Bonus Agreement”) whereby the Burdened Property is classified
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as an Affordable Unit that is restricted for the purchase, use and residential occupancy by a Qualifying Household, as defined in the Density Bonus Agreement, for a period of forty-five (45) years.
D. Required Covenant. Pursuant to Section 3.7 of the Density Bonus Agreement, Owner is required to record this Covenant against the Burdened Property.
COVENANT
NOW THEREFORE, Owner covenants as follows:
1. Incorporation of Density Bonus Agreement. The Density Bonus Agreement is hereby incorporated by reference and shall constitute a part of this Covenant as though set forth in full. Owner shall comply with all terms and conditions of the Density Bonus Agreement. All terms with initial capital letters used herein but not otherwise defined shall have the respective meanings set forth in the Density Bonus Agreement or in CMC Chapter 17.87, as applicable.
2. Term of Covenant. The term of this Covenant shall commence upon recordation of this Covenant in the Official Records of the County of Riverside and shall continue for a period of forty-five (45) years (“Term”).
3. Annual Certificate of Compliance. On or before [**INSERT DATE**] of each year, Owner shall complete and submit to the Director, a certificate of compliance in substantially the form attached hereto as Exhibit “B” and incorporated herein by reference certifying that the Owner is in compliance with the requirements of the Density Bonus Agreement and this Covenant.
4. Future Sale or Transfer of Burdened Property. During the Term of this Covenant, the Burdened Property shall only be transferred, sold, or resold at an Affordable Housing Cost to persons who, at the time of such transfer or sale, constitute a Qualifying Household whose income does not exceed the maximum income allowable for a [**INSERT “Very Low Income” “Lower Income” or “Moderate Income” AS APPLICABLE**] Household subject to the consent of the City’s City Manager, or his or her designee (“City Manager”) as required by Section 4.2 below.
4.1 Notice of Intent to Transfer. If Owner desires to Transfer the Burdened Property, Owner shall deliver written notice to the City Manager of such intent by certified mail not less than thirty (30) calendar days prior to the date of such proposed Transfer in substantially the form attached hereto as Exhibit “C” and incorporated herein by reference (“Transfer Notice”). Owner shall also submit the following information and supporting documentation with the Transfer Notice:
4.1.1 Documentation, such as income certification, state and federal tax returns, and a list of all assets owned by the prospective transferee and any other financial information, demonstrating that the prospective transferee of the Burdened Property qualifies as a Qualifying Household;
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4.1.2 Documentation demonstrating that the sale or rent price of the Burdened Property does not exceed the Affordable Housing Cost or the Affordable Rent, as applicable; and
4.1.3 Documentation demonstrating that the prospective transferee of the Burdened Property has received written notice of the requirements of the Density Bonus Agreement and this Covenant.
4.2 City Consent to Transfer. Within thirty (30) days of receipt of a Transfer Notice and complete supporting documentation, the City Manager shall review the Transfer Notice and supporting documentation and if the information submitted by Owner demonstrates, to the satisfaction of the City Manager, in his or her sole discretion, that the prospective transferee of the Burdened Property qualifies as a Qualifying Household and that the sales or rent price for the Burdened Property does not exceed the Affordable Housing Cost or the Affordable Rent, as applicable, for the prospective transferee, the City Manager shall consent to the Transfer. Thereafter, Owner may proceed with the Transfer of the Burdened Property to the prospective transferee identified in the Transfer Notice.
4.3 Permitted Transfer. Notwithstanding anything to the contrary in this Covenant, a Transfer of the Affordable Unit upon the Owner’s death to a surviving joint tenant or spouse who is also a record owner of the Affordable Unit shall not be subject to the requirements of Section 4.1 or 4.2 above.
5. Occupancy of Affordable Unit on Burdened Property. During the Term of this Covenant, the use and occupancy of the Affordable Unit on the Burdened Property shall be restricted to persons who constitute a Qualifying Household whose income does not exceed the maximum income allowable for a [**INSERT “Very Low Income” “Lower Income” or “Moderate Income” AS APPLICABLE**] Household at the time of purchase.
6. Right of First Refusal. Upon expiration of the Term, the Owner shall offer the City of Corona (“City”) or, at the City’s election, a non-profit housing organization the right of first refusal to purchase the Burdened Property at the then current fair market value.
6.1 Notice of Sale. Prior to any sale, transfer or assignment of the Burdened Property after the Term has expired, Owner shall give written notice to the City and/or a nonprofit housing organization (“Notice of Sale”).
6.2 Purchase Notice. For a period of 60 days following receipt of the Notice of Sale, City and/or the non-profit housing organization shall have the right to exercise the right of first refusal by delivering to Owner written notice of it’s desire to purchase the Burdened Property (“Purchase Notice”). In the event that Owner does not receive a Purchase Notice within the 60-day period, there shall be a conclusive presumption that the City and/or the nonprofit housing organization has elected not to purchase the Burdened Property, and Owner may sell the Burdened Property.
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7. Defaults and Remedies.
7.1 Events of Default. The occurrence of any one or more of the following events shall constitute an Event of Default by the Owner under this Covenant:
7.1.1 City determines that Owner has made a misrepresentation in connection with its obligations under this Covenant;
7.1.2 The Affordable Unit on the Burdened Property is rented or leased to a person(s) who do not qualify as a Qualifying Household in violation of Section 4 of this Covenant and such failure continues following written notice by the City and thirty (30) days opportunity to cure following the date of such notice;
7.1.3 The Owner fails to provide information to the City necessary to determine Owner’s compliance with the requirements of this Covenant, and such failure continues following written notice by the City and thirty (30) days opportunity to cure following the date of such notice.
7.1.4 The occurrence of any actual, attempted, or pending Transfer of the Burdened Property or any estate or interest therein without the City’s consent as required by Section 3.2.
7.1.5 Recordation of a notice of default and/or notice of sale pursuant to California Civil Code Section 2924 (or successor provisions) under any deed of trust or mortgage with a power of sale encumbering the Burdened Property.
7.1.6 Commencement of a judicial or nonjudicial foreclosure proceeding regarding the Burdened Property.
7.1.7 Execution by Owner of a deed in lieu of foreclosure transferring ownership of the Property.
7.1.8 Commencement of a proceeding or action in bankruptcy, whether voluntary or involuntary, pursuant to Title 11 of the United States Code or other bankruptcy statute, or any other insolvency, reorganization, arrangement, assignment for the benefit of creditors, receivership or trusteeship, concerning the Owner.
7.1.9 Any other default or breach of any covenant, warranty, promise or representation under this Covenant, and such default or breach continues following written notice by the City and thirty (30) days opportunity to cure following the date of such notice.
7.2 Remedies.
7.2.1 All Remedies Available. A default hereunder shall give the City the right to proceed with any and all remedies available at law or equity. Such remedies may
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include an action for damages, an action or proceeding for specific performance, and/or an action or proceeding for injunctive relief. Such actions or proceedings may require the Owner to pay damages, to perform its obligations and covenants under this Covenant, and to enjoin or cease and desist from acts which may be unlawful or in violation of the provisions of this Covenant.
7.2.2 Municipal Code Violation. It is agreed and understood that the covenants set forth herein are a requirement of CMC Chapter 17.87 and any breach of the covenants to maintain the Affordable Units for the Term constitutes a violation of the CMC, subject to enforcement by all legally available means.
7.2.3 Excessive Sale Price. If the Owner charges or accepts for any Affordable Unit a sale price in excess of the Affordable Housing Cost or a rent price in excess of the Affordable Rent or otherwise Transfers an Affordable Unit to a person or entity that does not qualify as a Qualifying Household as required by Section 4 of this Covenant, the Owner shall be liable in a civil action to the City for damages in the sum of three (3) times the amount by which the amount received or accepted by Owner exceeds the Affordable Housing Cost or Affordable Rent, as applicable.
8. Subordination. This Covenant shall be subordinate and junior to the lien of a first deed of trust against the Burdened Property and shall not impair the rights of any institutional lender that is the maker of a loan secured by such first deed of trust to exercise its remedies under the deed of trust in the event of a default by the Owner.
9. Waiver. No waiver of any default shall constitute a waiver of any other default or breach, whether of the same or other covenant or condition. No waiver, benefit, privilege, or service voluntarily given or performed by a Party shall give the other Party any contractual rights by custom, estoppel or otherwise.
10. Recordation. This Covenant shall be recorded in the County of Riverside.
11. Covenant Runs with Land. This Covenant shall be recorded as a covenant running with the land against the Burdened Property and shall be binding upon and enforceable against the heirs, devises, assigns, transferees, and successors in interest of the Owner.
12. Amendments. No amendment or termination of this Covenant shall be valid or effective without the written consent of the City Manager of the City of Corona. [**INSERT NAME OF RECORD OWNER**]
By: ___________________________________ ____________________ [**INSERT NAME OF RECORD OWNER**] Date
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[ALL SIGNATURES MUST BE NOTARY ACKNOWLEDGED]
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EXHIBIT “A”
RESTRICTIVE COVENANT OF AFFORDABILITY RESTRICTIONS
ON TRANSFER OF PROPERTY AND RIGHT OF FIRST REFUSAL
(Density Bonus Agreement)
LEGAL DESCRIPTION AND DEPICTION OF BURDENED PROPERTY
Real property in the County of Riverside, State of California, as described in the attachment:
[***TO BE INSERTED***]
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EXHIBIT “B”
RESTRICTIVE COVENANT OF AFFORDABILITY RESTRICTIONS
ON TRANSFER OF PROPERTY AND RIGHT OF FIRST REFUSAL
(Density Bonus Agreement)
FORM OF CERTIFICATE OF COMPLIANCE
CITY OF CORONA
ANNUAL CERTIFICATE OF COMPLIANCE
AFFORDABLE HOUSING UNITS
Date:____________ Certification Period _______, 202__ to _____,202_
Owner(s) Name(s): ___________________________________________________________ Property Address: __________________________________________________________ (“Property”) As the owner(s) of the Property, or authorized officer/governing person of the owner, I/we hereby certify, based on personal knowledge, that the Property is in compliance with all terms and conditions of the Density Bonus Agreement dated [**INSERT DATE**] and the Restrictive Covenant of Affordability Restrictions on Transfer of Property dated [**INSERT DATE**] and recorded in the Official Records of the County of Riverside on [**INSERT DATE**] as Instrument No. [**INSERT INSTRUMENT NO.**].
I/We certify that (check one):
I/We currently reside at the Property as my/our primary residence; or The Property has been rented/leased for a period of twelve (12) months or more to a Qualifying Household for an Affordable Rent and the City Manager has consented to such transfer pursuant to Section 4 of the Covenant. A copy of the current fully executed lease or rental agreement must be attached hereto.
I/We further certify that within the last year, the Property has not been leased or rented for use as a hotel, motel, time share, dormitory, fraternity house, sorority house, rooming house, hospital, nursing home, sanitary or rest home.
I/we certify under penalty of perjury under the laws of the State of California that the above information is complete and accurate. I/we agree to provide any additional documentation required by the City of Corona for the transfer of the Property to Transferee.
Owner(s) signature(s):
__________________________________ _____________________________________ Signature Signature
_________________________________ _____________________________________ Printed Name Printed Name
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EXHIBIT “C”
RESTRICTIVE COVENANT OF AFFORDABILITY RESTRICTIONS
ON TRANSFER OF PROPERTY AND RIGHT OF FIRST REFUSAL
(Density Bonus Agreement)
FORM OF TRANSFER NOTICE
NOTICE OF INTENT TO TRANSFER AN AFFORDABLE UNIT
To: City of Corona
Housing & Homeless Solutions Division
400 South Vicentia Avenue
Corona, CA 92882
Date: ___________________
Pursuant to the terms of the Restrictive Covenant of Affordability Restrictions on Transfer of Property and Right of First Refusal dated [**INSERT DATE**], the undersigned Owner(s) of the real property located at [**INSERT ADDRESS**] (“Property”) hereby gives notice of his/her/their intent to transfer the Property to the following person(s) (“Transferee”):
Name: ____________________________
Address: ____________________________
Telephone: ____________________________
E-mail: ____________________________
The proposed transfer of the Property is (check one):
Sale
Lease
Other Specify: ______________________
The proposed rent/sale price for the Property is: $____________________________ Documentation evidencing the rent/sale price for the Property must be attached hereto.
Attach completed Transferee Income Certification Form in the form attached hereto as Attachment No. 1.
I/we certify under penalty of perjury under the laws of the State of California that the above information is complete and accurate. I/we agree to provide any additional documentation required by the City of Corona for the transfer of the Property to Transferee.
Owner(s) signature(s):
__________________________________ _____________________________________ Signature Signature
_________________________________ _____________________________________ Printed Name Printed Name
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ATTACHMENT NO. 1
TO
TRANSFEREE INCOME CERTIFICATION FORM
INSTRUCTIONS: Please complete form and include the requested information for all persons in the household. The adult head of household must sign and date the form. Attach all referenced documents.
PROPERTY ADDRESS:________________________________________________________ Number of Bedrooms:___________
Rent/Sale Price for Property: ____________________________
TRANSFEREE HOUSEHOLD INFORMATION
Enter legal address (where the Transferee currently lives) and contact information below.
Legal Address Mailing Address (if different)
Street, Apt/Unit #
State, City, Zip Code
Phone Number(s)
Email(s)
Household
Member #
Name
(last, first, MI)
Relationship to the
head of household (cohead, spouse, child,
etc.)
Birth Date
(mm/dd/yyyy)
1 Head of Household
2 3
4 5
6
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TRANSFEREE INCOME AND ASSETS
Annual Income: For each household member (HH Mbr#) below, anticipate annual income for the next 12 months by converting current income to annual figures. Convert wages/income by multiplying it by the frequency in wh8ich it is received and factor in amounts that will terminate before the end of the next 12 months. Multiply weekly income by 52; biweekly income (received every other week) by 26; semi-monthly income (received twice each month) by 24; an monthly income by 12. Leave blank those that do not apply. To determine the total income for the household, add up all columns on the last row of this chart. Attach documentation substantiating information provided in this chart.
Income Sources HH
Mbr
#1
HH
Mbr
#2
HH
Mbr
#3
HH
Mbr
#4
HH
Mbr
#5
HH
Mbr
#6
Employment/Wages/Worker’s Compensation $ $ $ $ $ $
Social Security/Pensions $ $ $ $ $ $
Public Assistance $ $ $ $ $ $
Alimony or Child Support $ $ $ $ $ $
Other (please describe):
_______________________________ $ $ $ $ $ $
Total for each HH Member $ $ $ $ $ $
Total Income for Household $
Income From Assets: Annual income includes income derived from assets to which household members have access. Interest or dividends earned are counted as income even when the earnings are reinvested. Using the categories below, report the (a) type of asset(s) held by each member of the household, (b) cash value of asset(s), and (c) the income derived from the assets (report annual figures only). If the asset does not generate income, report zero. If the household member does not have assets, leave blank. Calculate the totals on the last row of this chart.
Attach documentation substantiating information provided in this chart.
Household
Member #
Assets Categories:
Checking, Savings, Mutual funds, Money
Market Acct. Equity in Rental Property,
Retirement and Pensions, 401(K), Stocks,
Bonds,
Treasury Bills, Certificate of Deposit, Annuities,
Revocable Trust, Mortgages or Deed of Trust,
Whole Life Insurance policy, Lump suminheritance, Lottery Winnings, Insurance Current Cash Value Actual Income
from Assets
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Settlements, Personal property held as an
investment (e.g., antiques, gems, etc.)
1 $ $
2 $ $
3 $ $
4 $ $
5 $ $
6 $ $
1. Total Cash Value of Assets $
2. Total Actual Income from Assets $
If line 1 is greater than $5,000, multiply line 1 by [**INSERT PASSBOOK SAVINGS RATE**] passbook rate and enter result here; otherwise leave blank. $ Do you own improved property: Yes No
Address: ____________________________________
Approximate Value: ___________________________
I certify under penalty of perjury under the laws of the Stat of California that the above information is complete and accurate. I agree to provide any additional documentation required by the City of Corona to document my/our household income.
HEAD OF HOUSEHOLD
Signature Printed Name Date
OTHER ADULT HOUSEHOLD MEMBERS
Signature Printed Name Date
Signature Printed Name Date
Signature Printed Name Date
Signature Printed Name Date
UNIT 1638.1R UNIT 1633.1R UNIT 1638.1R UNIT 1633.1R UNIT 2531.2 UNIT 2531X.2R
UNIT 1633X.1R UNIT 1638.1R UNIT 1633.1R
53'-6"
143'-6"
UNIT 1638.1R UNIT 1633.1R UNIT 1638.1R UNIT 1633.1R UNIT 2531.2 UNIT 2531X.2R
UNIT 1633X.1R UNIT 1638.1R UNIT 1633.1R
53'-6"
143'-6"
AREA TABULATION
BUILDING 902A
UNCONDITIONED SPACE
CONDITIONED SPACE
JOB #: 23095
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE 0 2 4 8
SECOND FLOOR PLAN
FIRST FLOOR PLAN
3 BDRM., 3 BATH
1,765 S.F.
4 BDRM., 4 BATH
1,496 S.F.
3 BDRM., 3 BATH
1,765 S.F.
4 BDRM., 4 BATH
1,496 S.F. 1,268 S.F.
2 BDRM., 2.5 BATH
1,268 S.F.
2 BDRM., 2.5 BATH
1,765 S.F.
4 BDRM., 4 BATH
1,496 S.F.
3 BDRM., 3 BATH
1,496 S.F.
3 BDRM., 3 BATH
CORONA, CALIFORNIA
07/08/2024
A-1
#23095
05/01/2025
DIMENSIONED SITE PLAN
0 10 20 40
North
SP-2
Project Summary
Site Area: 2.87 Acres (161,956 SF)
No. of Units: 57 Homes
1 • (18) Plan 2531: 1268 SF, 2 bed., 2.5 bath • (21) Plan 1633: 1496 SF, 3 bed, 3 bath • (18) Plan 1638: 1765 SF, 4 bed, 4 bath Density: 19.86 du/ac
Building Coverage: 45,648 SF (28.2% of site)
Proposed Setbacks
2 :
• Front: 18’ minimum (Via Del Rio) • Street Side: 13’ minimum (Avenida Del Vista) • Side & Rear: 15’ minimum • Building to Building: 18’ minimum separation Parking Required
3 : 104 Spaces total
• 2-3 Bedroom: 39 homes x 1.5 sp/du = 58.5 spaces • 4+ Bedroom: 18 homes x 2.5 sp/du = 45 spaces Parking Provided: 127 Spaces total (2.23 sp/du) • Resident: Private 2-car garage per unit • Guest Spaces: 13 spaces (9’ x 17/5’ w/ 2.5’ overhang) Open Space Provided: 17,793 SF • Common Open Space: 10,935 SF 4 (10’ min. dim)
• Private Open Space: 6,858 SF
5 (6’ min. dim.)
Notes:
1. Type VB construction with NFPA 13D automatic sprinkler system.
2. Affordable waiver used to reduce front and street side setback and building separation requirements.
3. Required parking based on affordable parking standards.
4. Affordable waivers used to reduce common open space requirement and indoor common open space requirement.
5. See floor plans for private open space per plan details.
6. Existing General Plan: High Density Residential
7. Existing Land Use: Church
8. Existing Zoning: R3
9. Proposed General Plan: High Density Residential
10. Proposed Zoning: R3
11. Assessor’s Parcel Numbers: 103-200-088 & -089
12. Site Address: 1717 Via Del Rio, Corona, CA 92882
BUILDING 1
(103 A)
BUILDING 2
(103 A)
BUILDING 3
(103 A) BUILDING 4
(902 A)
BUILDING 5
(902 A)
BUILDING 6
(902 A)
BUILDING 1
(103 A)
BUILDING 2
(103 A)
BUILDING 3
(103 A) BUILDING 4
(902 A)
BUILDING 5
(902 A)
BUILDING 6
(902 A)
AVENIDA DEL VISTA
VIA DEL RIO
ALLEY B
ALLEY E
ALLEY A
ALLEY D
ALLEY C
DATE: 08/25/2025
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2025-323
APPLICATION REQUEST:
AHDB2024-0001: Affordable Housing Density Bonus Agreement for the development of 57 residential condominiums consisting of three affordable housing units, located at 1717 Via Del Rio (APN 103-200-088 and 103-200-089) in the R-3 (Multiple Family Residential) Zone. (Applicant: Louisa Feletto, Meritage Homes of California, Inc., 5 Peters Canyon Road, No. 310, Irvine, CA 92606)
RECOMMENDED ACTION:
That the Planning and Housing Commission recommend to the City Council that the project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the State CEQA Guidelines and approval of AHDB2024-0001, based on the conditions of approval.
PROJECT SUMMARY
Meritage Homes is proposing to build 57 townhouse condominium units consisting of 54 above moderate income units and three very low income units on a 2.87-acre parcel located at 1717 Via Del Rio (Exhibits 1 and 2). The zoning of the project site is R-3 Multiple Family Residential, and the General Plan is High Density Residential (HDR, 15-36 dwelling units per acre).
Per Chapter 17.87 of the Corona Municipal Code (CMC) and State Density Bonus Law [SDBL, Government Code § 659150], the applicant submitted a request for an Affordable Housing Density Bonus Agreement (AHDB2024-0001) with the City to support the construction of the three affordable housing units within the proposed development. Section 17.87.020 of the
CMC defines an affordable unit as a dwelling unit within a housing development, which will be reserved for sale, at an affordable housing cost, or rent, at an affordable rent, to a lower income household, a very low income household, a moderate income household, or a qualifying resident pursuant to the requirements of the city’s Density Bonus Ordinance and the state density bonus law.
For the proposed housing development to be eligible for certain benefits provided by the SDBL and the CMC, the applicant has agreed to sell three (3) of the condominium units to qualifying households at the very low-income affordability category, which is defined as individuals or households making 50 percent of the Area Median Income (AMI) for Riverside County. Under the SDBL, the development is eligible for a density bonus and/or other benefits, which include concessions and waivers of the city’s development standards established by the CMC.
The applicant is not seeking an increase in the project’s density under the General Plan because the project’s total density is 19.8 du/ac, which is within the HDR density range of 15-36 du/ac. The applicant’s request per AHDB2024-0001 is for one concession and four waivers from the city’s development standards to support the development of the affordable housing units within the project. The applicant is also proposing to utilize the parking standards under the SDBL rather than the CMC’s parking standards for multiple family residential development. The affordable housing density bonus agreement with the City is a mechanism that ensures the affordable housing units set aside within the development remain affordable during the term of the agreement.
In conjunction with AHBD2024-0001, the applicant submitted applications for a Conditional Use Permit (CUP2024-0003) and a Tentative Tract Map (TTM 38934) for the project.
CUP2024-0003 establishes the townhouse condominium units and demonstrates the project’s site plan with the proposed parking lot, open space amenities and infrastructure improvements, and architecture of the buildings. TTM 38943 shows the subdivision of the site for residential condominium purposes. The approval of CUP2024-0003 and TTM 38934 is dependent on the approval of AHDB2024-0001.
DENSITY BONUS HOUSING AGREEMENT
The affordable housing density bonus agreement is provided in Exhibit 4. The agreement, which carries a 45-year term, outlines the requested waivers, identification of the affordable units and the required household income limits, construction schedule, annual reporting and other pertinent details. The following summarizes the salient sections within the Agreement.
Housing Development Project
The agreement identifies the housing development consisting of 57 dwelling units. The units and corresponding household income limits are summarized in Table A.
Table A: Housing Units
Unit Type Number of Units Building No. Income Group
Two, Three & Four
Bedrooms
54 Buildings 1-6 Above Moderate Income
(120% + AMI)
Two Bedrooms 1 Building 4 Very Low Income
(31 – 50% AMI)
Three Bedrooms 1 Building 3 Very Low Income
Four Bedrooms 1 Building 2 Very Low Income
Total 57
Concession, Waiver of Development Standards and Modified Parking Ratios The project is providing five percent (5%) of the total units to very low income households.
Per the SDBL, the applicant is allowed to request one concession and an unlimited number of waivers from the city’s development standards. The project’s on-site design is being developed per the city’s R-3 zone development standards for condominium developments.
The applicant is requesting one concession and four waivers from the requirements in the CMC to support the construction of the affordable housing units. The applicant is also proposing to apply the parking standard established in the SDBL instead of using the multiple family residential parking standard established in the CMC.
Section 2.4 of the density bonus agreement identifies the proposed concession and waivers, which are summarized below.
1. Election to use the parking standard in Government Code Section 65915(p)(1), which requires 104 parking spaces for the project instead of the 164 parking spaces required by CMC Section 17.76.030(A)(5). The project will have 129 parking spaces, a surplus of 25 parking spaces from the minimum requirement using Government Code Section 65915(p)(1).
Justification: The city’s multiple family parking ratio would only yield about 52 units, resulting in 5 less units from the proposed project. Based on construction costs to build the project, a lower density project would prevent the development of affordable housing units.
2. Waivers from the following CMC code sections:
a. CMC Section 17.24.200(B). Waiver of the indoor recreational facility requirement in its entirety for residential projects consisting of 20 or more dwellings.
Justification: Providing square footage on the project site to accommodate indoor recreational space would require the removal of dwelling units from the proposed project, making the development of the project cost-prohibitive to build at a lower density.
b. CMC Section 17.24.100(A). Waiver of the required minimum front yard setback requirement from 20 feet to 18 feet along Via Del Rio.
Justification: Separate water meters are required for each dwelling unit, which are proposed to be installed at the garage drive aprons between the units. Reducing the minimum front yard setback requirement along Via Del Rio, the project would be able to provide larger garage drive aprons that can accommodate the water meters while maintaining the number of units proposed for the project to accommodate the three affordable housing units. c. CMC Section 17.82.030(A). Waiver of the required minimum street (collector) side yard setback from 15 feet to 13 feet along Avenida Del Vista.
Justification: Separate water meters are required for each dwelling unit, which are proposed to be installed at the garage drive aprons between the units. Reducing the minimum street side yard setback requirement along Avenida Del Vista, the project would be able to provide larger garage drive aprons that can accommodate the water meters while maintaining the number of units proposed for the project to accommodate the three affordable housing units.
d. CMC Section 17.82.030(A)(2)(a)(5). Waiver of the required minimum building separation of 25 feet for three-story buildings to 18 feet and 22 feet between Buildings 4 and 5, and Buildings 4 and 6, respectively.
Justification: Reducing the minimum required building separation between the subject buildings, the project would be able to maintain the number of units proposed for the project to accommodate the three affordable housing units. The reduced building separation occurs only at the “pinch point” areas between buildings. The buildings would still meet the building separation requirements of the California Building Code.
3. Concession from Section 15.60.080 of the Corona Municipal Code (CMC) regarding the requirement to underground existing overhead utilities when that service to a structure is enlarged or an addition is made thereto for the overhead utilities located along Via Del Rio, adjacent to the project site’s frontage (Southern California Edison overhead lines).