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 prior to 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 state law (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 Purchaser Covenant, which is attached as Exhibit 5. • 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.
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. The Notice of Exemption is attached as Exhibit 7.
FISCAL IMPACT
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE
A 10-day public notice was mailed to all property owners and occupants within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. As of the preparation of this staff report, the Planning and Development Department has not received any responses to the public notice.
STAFF ANALYSIS
The affordable housing development proposed by CUP2024-0003 and TTM 38934 has been reviewed against the applicable codes and requirements of the Corona Municipal Code and State Density Bonus Law. The affordable housing density bonus agreement is necessary to provide the affordable housing units proposed for the development. As the agreement addresses the necessary elements that are required per CMC Chapter 17.87, which governs density bonus housing agreements, the Planning and Development Department recommends approval of AHDB2024-0001 based on the conditions of approval in Exhibit 5.
PREPARED BY: BRENDAN DALDE, ASSOCIATE PLANNER
REVIEWED BY: EVAN LANGAN, AICP, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR Exhibits:
1. Locational and Zoning Map
2. Site Plan
3. Density Bonus Housing Agreement
4. Purchaser Covenant
5. Conditions of Approval
6. Concession and Waiver Request Letter, dated August 12, 2025
7. Notice of Exemption
Case Planner: Brendan Dalde (951) 739-4918
AERIAL & LOCATIONAL MAP
CZ2022-0004 & GPA2022-0004
PROMENADE AVE NEAR SIXTH
STREET
ZONING LEGEND
C-3: General Commercial
M-1: Light Manufacturing
M-2: General Manufacturing
M-3: Heavy Manufacturing
BP: Business Park of SP01-2
M-2
M-3
M-1
M-3
M-1
M-2
M-2
C-3
BP
AHDB2024-0001
1717 Via Del Rio
Zoning Legend:
R1-9.6 - Single-Family Residential
R1-7.2 - Single-Family Residential
R3 - Multiple-Family Residential
S - School R1-9.6 R1-7.2
Via Del Rio
Project Site
Unincorporated
Riverside County
S
R3Avenida Del Vista
Beryl Lane
Bern Drive
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
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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 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 and operate 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 rather than the parking standard in the CMC Section 1776.030(A)(5) which requires 164 parking spaces. The project is providing 129 parking spaces instead of the minimum 104 required spaces under Section 65915(p)(1);
(b) Waivers from the following:
a. CMC Section 17.24.200(B) to eliminate the indoor recreation facility requirement for residential projects which have 20 or more dwellings; b. CMC Section 17.24.100(A) to reduce the minimum front yard setback requirement of 20 feet to 18 feet along Via Del Rio;
c. CMC Section 17.82.030(A) to reduce the minimum street side yard setback requirement of 15 feet from a collector street to 13 feet along Avenida Del Vista;
d. CMC Section 17.82.030(A)(2)(a)(5) to reduce the minimum building separation requirement of 25 feet for three-story buildings to 18 feet between Buildings 4 and 5, and 22 feet between Buildings 4 and 6; (c) Concession to deviate from the California Public Utility Commission’s Rule 20 requirement to keep the overhead utility lines under 32k volts along Via Del Rio and across Via Del Rio into a private residence (1801 Bern Drive) in place rather than placing them underground; and
(d) Conditional Use Permit 2024-0003 (CUP2024-0003), Tentative Tract Map 38934 (TTM 38934) and Affordable Housing And 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 construct and operate the Project in a manner that will ensure the provision of the required Affordable Units in exchange for the Density Bonus.
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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 initial purchaser of each of the Affordable Units, 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.
3.2.10 Qualifying Household. A household that: (1) resides or intends to reside in one of the Affordable Units 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”.
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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 the 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 amenities and levels of services and maintenance as is 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 initial sale 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 the Affordable Units shall only be sold to Qualifying Households at an Affordable Housing Cost.
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
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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 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 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; (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. Determination of Qualifying Household income shall be made by Owner at the time of initial application by an individual or family for purchase of each of the Affordable Units. At the time of initial application, Owner shall require an applicant to complete an income certification form in a form as approved by the Director (the “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:
(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;
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(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 the 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:
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.
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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 prior to the close of escrow for the initial sale of the Affordable Unit. The Purchase Covenant shall be subordinate only to the grant deed conveying the Affordable Unit to the purchaser and any conventional first mortgage obtained by the purchaser.
3.8 Ineligible Purchasers. Owner shall not sell an Affordable Unit to any person with any family relationship to Owner or who owns, directly or indirectly, any interest in the Project or the Property. For purposes of this section, indirect ownership by an individual shall mean ownership by a family member, ownership by a corporation, partnership, estate or trust in proportion to the ownership or beneficial interest in such corporation, partnership, estate or trust held by the individual or a family member, and ownership, direct or indirect, by a partner of the individual.
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, 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,
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national origin, age, pregnancy, marital status, family composition, sexual orientation, or the potential or actual occupancy of minor children. Owner further agrees to take affirmative action to ensure that no such person is discriminated against for any of the above mentioned reasons.
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 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 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 3.7.4. 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, 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.
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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 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.
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 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.
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:
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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.
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, 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
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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]
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CITY’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.
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
ADDRESS OR LOT
NUMBER
ELIGIBLE INCOME GROUP
One (1) Two-Bedroom Plan 2532 Very Low Income
One (1) Three-Bedroom Plan 1633 Very Low Income
One (1) Four-Bedroom 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
Details: AHDB2024-0001: Affordable Housing Density Bonus Agreement associated with TTM 38934 and CUP2024-0003, for a 57- unit residential condominium development to include three, dedicated affordable units, proposed at 1717 Via Del Rio (Assessor’s Parcel Number: 103-200-088, -089)
LIST OF CONDITIONS
DEPARTMENT CONTACT
PLANNING
1. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.
2. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.
3. The project shall comply with all applicable requirements of the Corona Municipal Code (CMC) and ordinances, including the payment of all required fees.
4. AHDB2024-0001 shall be utilized within the time specified in Section 3.17 of the density bonus housing agreement.
5. Prior to City Council approval of the Affordable Housing Density Bonus Agreement, the applicant shall provide the Planning and Development Department with the final lot numbers included in Exhibit "B" of the Density Bonus Housing Agreement according to Section 3.4 of the agreement.
6. Prior to the recordation of the final map for TTM38934, the applicant shall record Affordable Housing Density Bonus Agreement 2024-0001 with the County Recorders Office. This agreement is required to be notarized by the applicant and executed by the City Manager prior to it being recorded.
Project Number: AHDB2024-0001
Applied: 7/11/2024 Approved:
Closed: Expired:
Status: COMPLETE
Parent Project: CUP2024-
0003
Site Address: 1717 VIA DEL RIO CORONA, CA 91720
Louisa Feletto
230 Progress Irvine CA, 92618
Description:
Applicant:
1 of 1
Project Conditions
City of Corona
EXHIBIT 5
Brendan Dalde
5 Peters Canyon Road, Suite 310 | Irvine, CA
August 12, 2025
Sandra Vanian, Planning Manager
Brendan Dalde, Assistant Planner
City of Corona, Planning and Development Department
400 South Vicentia Avenue
Corona, CA 92882
Re: Affordable Housing Narrative
Dear Ms. Vanian & Mr. Dalde,
Meritage Homes is pleased to submit Via Del Rio, a proposed for-sale residential community located in the City’s West Ontario neighborhood. Meritage Homes has entered into a contract with Ingles La Sendra, Inc to purchase approximately 2.87 acres of land located at 1717 Via Del Rio (APN 103-200-088 and 103-200-089).
The proposed project consists of 57 three-story for-sale townhomes with a density of 19.86 dwelling units per acre. Proposed homes range from approximately 1,200 – 1,800 square feet with two to four bedrooms.
The proposed project would also include grading of the site, installation of water, sewer, and water quality infrastructure, as well as private drives and amenities.
The property maintains a general plan designation of “High Density Residential” and a zoning designation of “R3 – Multiple-Family Residential” which allows for the development of a residential project up to 36 dwelling units per acre. This is consistent with other properties to the northeast of the site.
Of the 57 homes, three homes (5.3%) are proposed to be affordable at a “Very Low” income level. The development would utilize the following incentive/concession and waivers:
• Concession 1: Rule 20 requirement for overhead to underground conversion of utility lines along Via Del Rio. This rule requires the undergrounding of all overhead utilities, except for cables greater than 32k volts. The project proposes to leave overhead lines within the public right of way in place.
The cost of undergrounding the lines along Via Del Rio would not be a straightforward effort based on current pole locations, local services, and transformer locations. As such, the anticipated cost of that work effort would be $815,000 plus additional costs related to private homeowner coordination needed to place a new pole in the rear yard of the home at 1801 Bern Drive, Corona, CA. By eliminating this requirement, the project can support the inclusion of three affordable units on site and achieve the proposed density. It should be noted that due to construction conflicts, the project will underground the lower telecommunication lines between the power pole at the western property line and the pole closest to the intersection of Via Del Rio and Avenida Del Vista along the property’s frontage. No lines crossing Via Del Rio to the south or crossing Avenida Del Vista to the east will be touched.
• Waiver 1: Chapter 17.24.200(B) Recreation Facilities. This code item requires an indoor recreation facility for projects with more than 20 dwelling units. The project proposes to waive this requirement in its entirety. The project proposes to eliminate the indoor recreation space requirement as constructing this space would preclude the development from achieving the proposed density on site.
5 Peters Canyon Road, Suite 310 | Irvine, CA
• Waiver 2: Chapter 17.82.030(A)(2)(a)(1) Front Yard. This code item requires a minimum 20 feet for the front setback. The project proposes a reduced front setback to a minimum 18 feet. By reducing the front yard setback, the project can provide larger drive aprons to accommodate the City’s required water meters per Standard Drawing 408 and achieve the proposed density on site. • Waiver 3: Chapter 17.82.030(A)(2)(a)(3) Street Side Yard. This code item requires a minimum 15 feet for the street side setback. The project proposes a reduced street side setback to a minimum 13 feet. By reducing the street side yard setback, the project can provide larger drive aprons to accommodate the City’s required water meters per Standard Drawing 408 and achieve the proposed density on site.
• Waiver 4: Chapter 17.82.030(A)(2)(a)(5) Building Separation. This code item requires a minimum separation of 25 feet for three story buildings. The project proposes to reduce the building separation to a minimum 18 feet. This reduced separation is at “pinch point” areas between Buildings 4 and 5 (18’ separation) and Buildings 4 and 6 (22’ separation) on site (a front to side condition). The separation minimum would still meet the requirements of the California Building Code. By reducing the minimum building separation, the project can achieve the proposed density on site.
• Utilization of parking ratios as described in the Density Bonus Law found in subdivision (p) of California Government Code Sections 65915 – 65918. The reduction of parking requires one and one-half onsite parking spaces for two- and three-bedroom homes, and two and one-half onsite parking spaces for four- or more bedroom homes.
The project will require a Conditional Use Permit (CUP2024-0003) for the proposed condominium use as well as a Tentative Tract Map (TTM2024-0002) and Affordable Housing And Density Bonus Agreement (AHDB2024-0001). The tentative tract map will include revising easements for existing cell tower facilities on the property.
Meritage Homes believes that the housing proposed by this project provides the type of workforce housing that is desperately needed in the region and throughout the state. We are excited for the opportunity to bring this project to the City of Corona and look forward to working with City staff to get this approved.
Sincerely,
Louisa Feletto
Forward Planning Manager
MLC Holdings, Inc.
Notice of Exemption FORM “A”
NOTICE OF EXEMPTION
Name: City of Corona, Planning &
Development Department
Address: 400 S. Vicentia Ave., Suite 120,
Corona, CA 92882
TO:
☐ Office of Planning and Research
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
FROM:
(Public
Agency)
Telephone: 951-736-2434
☒ Clerk of the Board of Supervisors
or
County Clerk (Riverside)
Address: 2724 Gateway Dr. Riverside, CA
92507
1. Project Title: Major Conditional Use Permit – CUP2024-0003 Tentative Tract Map – TTM2024-0002 (TTM38934)
Affordable House Density Bonus – AHDB2024-0001
2. Project Applicant: Louisa Feletto, Meritage Homes of California, INC., 5 Peters Canyon Road #310, Irvine, CA 92606
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):
1717 Via Del Rio, Corona, CA 92882, (APN: 103-200-088,
089)
4. (a) Project Location – City: Corona (b) Project Location – County: Riverside
5. Description of nature, purpose, and beneficiaries of Project:
CUP2024-0003: Conditional Use Permit to allow the
construction of 57 residential condominiums, including
three to be dedicated as affordable, on one lot located at 1717 Via Del Rio (APN 103-200-088 and 103-200-089)
within the R-3 (Multiple-Family Residential) Zone.
(Applicant: Louisa Feletto, Meritage Homes of California, Inc., 5 Peters Canyon Road, No.310, Irvine, CA 92606)
TTM2024-0002 (TTM38934): Tentative Tract Map to
allow individual ownership (airspace subdivision) of 57 residential condominiums, as well as the subdivision of one lot comprising 2.87 acres in area into four lettered lots AHDB2024-0001: Affordable Housing Density Bonus
Agreement associated with TTM 38934 and CUP2024-
0003, for a 57-unit residential condominium development to include three, dedicated affordable units.
Notice of Exemption FORM “A”
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:
Louisa Feletto, Meritage Homes of California, INC., 5
Peters Canyon Road #310, Irvine, CA 92606
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))
(d) ☒ Categorical Exemption.
State type and section number:
California Environmental Quality Act (CEQA) – Per
Section 15332 (Infill Development Projects) of the State Guidelines for Implementing the 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 Categorical Exemption, and further, that none of the six Exceptions to Exemptions cited in Guidelines
Section 15300.2 are applicable.
(e) ☐ Declared Emergency. (Pub. Resources Code § 21080(b)(3); State CEQA Guidelines § 15269(a))
(f) ☐ Statutory Exemption.
State Code section number:
(g) ☐ Other. Explanation:
9. Reason why project was exempt: 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.
10. Lead Agency Contact Person:
Telephone: Brendan Dalde, Associate Planner
(951) 739-4918
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 ☐
Notice of Exemption FORM “A”
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: May 8, 2025 _______________________________
Signature Date: Click to enter date
Brendan Dalde___________________
Name Title: Associate Planner
☒ 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.
DRAFT MINUTES - August 25, 2025
City of Corona - Planning & Housing Commission Page 1
City of Corona
Planning & Housing Commission Minutes
Monday, August 25, 2025, 6:00 p.m.
Council Chambers
400 S. Vicentia Avenue
Corona, CA 92882
Commission Present: Matt Woody, Craig Siqueland, Karen Alexander Commission Absent: Sarah Longwell, Marie Vernon
_____________________________________________________________________
1. PLEDGE OF ALLEGIANCE
Commissioner Siqueland led the Pledge of Allegiance.
2. CALL TO ORDER
Vice Chair Alexander called the meeting to order.
3. MEETING MINUTES
3.1 MINUTES - August 11, 2025
Moved by: Craig Siqueland
Seconded by: Matt Woody
Aye (3): Matt Woody, Craig Siqueland, and Karen Alexander Absent (2): Sarah Longwell, and Marie Vernon
Motion APPROVED (3 to 0)
4. COMMUNICATIONS FROM THE PUBLIC
None.
5. CONSENT CALENDAR
None.
6. PUBLIC HEARINGS
6.1 AHDB2024-0001
Brendan Dalde, Associate Planner, reviewed the staff report and exhibits for AHDB2024-0001, TTM 38934 and CUP2024-0003 together as these items are related to the same project.
Discussion ensued between the Commission, staff and the applicant regarding a
DRAFT MINUTES - August 25, 2025
City of Corona - Planning & Housing Commission Page 2
variety of topics including the applicant's proposed overhead utility concession, wall and fence plan, terms of the affordable housing density bonus agreement, the existing cell towers on the project site, landscape maintenance district, trash staging plan, parking and traffic.
Vice Chair Alexander opened the public hearing. Five speakers spoke. Vice Chair Alexander closed the public hearing.
Moved by: Craig Siqueland
Seconded by: Matt Woody
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.
Aye (3): Matt Woody, Craig Siqueland, and Karen Alexander Absent (2): Sarah Longwell, and Marie Vernon
Motion APPROVED (3 to 0)
6.2 TTM 38934
Moved by: Matt Woody
Seconded by: Craig Siqueland
That the Planning and Housing Commission recommend to the City Council APPROVAL of TTM 38934, based on the findings contained in the staff report and conditions of approval.
Aye (3): Matt Woody, Craig Siqueland, and Karen Alexander Absent (2): Sarah Longwell, and Marie Vernon
Motion APPROVED (3 to 0)
6.3 CUP2024-0003
Moved by: Craig Siqueland
Seconded by: Matt Woody
That the Planning and Housing Commission adopt Resolution No. 2670, GRANTING CUP2024-0003 based on the findings contained in the staff report and conditions of approval.
Aye (3): Matt Woody, Craig Siqueland, and Karen Alexander Absent (2): Sarah Longwell, and Marie Vernon
Motion APPROVED (3 to 0)
7. WRITTEN COMMUNICATIONS
None.
DRAFT MINUTES - August 25, 2025
City of Corona - Planning & Housing Commission Page 3
8. ADMINISTRATIVE REPORTS
None.
9. COMMISSIONERS' REPORTS AND COMMENTS
None.
10. FUTURE AGENDA ITEMS
None.
11. ADJOURNMENT
Chair Longwell adjourned the meeting at 7:45 p.m. to the Planning and Housing Commission meeting of Monday, September 8, 2025, commencing at 6:00 p.m. in the City Hall Council Chambers.
DATE: 10/01/2025
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2025-381
REQUEST FOR CITY COUNCIL ACTION
SUBJECT:
CONDITIONAL USE PERMIT 2024-0003 TO ESTABLISH 57 TOWNHOUSE CONDOMINIUM UNITS ON 2.86 ACRES, LOCATED AT 1717 VIA DEL RIO IN THE R3 MULTIPLE-FAMILY RESIDENTIAL ZONE (APPLICANT: MERITAGE HOMES OF CALIFORNIA, INC.)
EXECUTIVE SUMMARY:
This staff report asks the City Council to affirm the decision by the Planning and Housing Commission in granting Conditional Use Permit 2024-0003 (CUP2024-0003) to establish 57 townhouse condominiums on 2.86 acres located at 1717 Via Del Rio in the R-3 Multiple Family Residential Zone. The R-3 zone permits townhouse condominiums by a conditional use permit, which is the reason for CUP2024-0003. The project will consist of for-sale residential units with 54 units for above moderate income households and three units for very low income households. The Planning and Housing Commission at its meeting on August 25, 2025, approved CUP2024-0003.
RECOMMENDED ACTION:
That the City Council affirm the Planning and Housing Commission’s action granting CUP2024-0003, based on the finding contained in the staff report and conditions of approval.
BACKGROUND & HISTORY:
The project site is 2.86 acres and contains a church and two existing telecommunications poles. The zoning of the property is R-3 Multiple-Family Residential and the General Plan is High Density Residential (HDR), which permits a density range of 15 to 36 dwelling units per acre (du/ac).
The applicant is proposing to develop a mixed-income, townhouse condominium project that will consist of 54 units for above moderate income households and three units for very low income households. To accommodate the development of the three units for very low income households, the applicant is processing an Affordable Housing Density Bonus Agreement (AHDB2024-0001) in conjunction with CUP2024-0003. AHDB2024- 0001 allows the developer to apply for certain waivers and a concession from the City’s development standards, which is a mechanism allowed by the state’s density bonus law (Government Code § 65915 – 65918) and Chapter 17.87 of the Corona Municipal Code (CMC) to support the construction of affordable housing. The project also includes a Tentative Tract Map (TTM 38934) to subdivide the property for residential condominium purposes.
Public Outreach
The applicant mailed out flyers to Coronita Elementary School and residences immediately adjacent to the project site in the Fall of 2024 to share the redevelopment plan for the project site. The applicant has stated to staff that Meritage did not receive any calls from the residents in response to the flyer, but Meritage continued to have consistent communication with the Corona Norco Unified School District regarding the project’s interface with the elementary school.
ANALYSIS:
The existing church will be demolished to accommodate the proposed residential development. The R-3 zone and the General Plan designation of HDR permit townhouse condominiums within a density range of 15 to 36 du/ac. The project proposes 57 residential units on 2.86 acres resulting in a density of 19.93 du/ac which is consistent with the General Plan. The project also includes garage and surface parking, driveways, common open space, landscaping and drainage infrastructure. The project is subject to the R-3 zone and Residential Condominium development standards established in Chapter 17.24 and Chapter 17.82 of the CMC, respectively.
Site Plan
The project’s site plan includes six detached, three-story buildings. The unit breakdown for each building is shown in Table 1.
Table 1
Building and Unit Count
Building # of Units
1 10
2 10
3 10
4 9
5 9
6 9
Total 57
The existing telecommunications towers are presently enclosed by a block wall and accessible from within the church’s parking lot. After the site is redeveloped, a new and separate gated driveway will be provided at the northeasterly corner of the property to allow cell tower maintenance personnel to access the towers directly from Avenida Del Vista.
Table 2 shows the building setbacks for the project and the waiver of the development standard requested per AHDB2024-0001.
Table 2 Setbacks
Yard Location Required
Yard
Proposed
Yard
Setback
Meet
Condominium
Standard?
Waiver Requested
by Density Bonus
Agreement
Front
(Via Del Rio)
20’ 18’ No Yes
Interior Side
(Northwest P/L)
15’ 22’ Yes No
Street Side
(Avenida Del Vista)
15’ 13’ No Yes
Rear
(Northeast P/L)
10’ 49’ Yes No
Floor Plans
The floor plans proposed for the residential units are summarized in Table 3. All floor plans meet the minimum unit size of 600 feet required by the R-3 zone.
Table 3 Floor Plans
Unit Type Unit Size
(Exclusive of garage, porch, and
deck)
Number of
Bedrooms
Number of
Units
Unit 2531 1,300 2 9
Unit 2531X 1,268 2 9
Unit 1633 1,496 3 21
Unit 1638 1,765 4 18
Total 57
The floorplans include private two-car garages and ground-floor patios enclosed by a three foot high CMU slump stone wall covered in white stucco. The floor plans are three
stories and include bedrooms, kitchens, bathrooms, decks, and great rooms. Plan types 2531, 2531X, and 1633 include a tandem garage measuring 9’ w x 40’ d; Plan type 1638 provides a side-by-side garage measuring 20’ w x 20’ d.
The three affordable units are dispersed throughout the development and include a two bedroom unit, three bedroom unit, and four bedroom unit.
Common and Private Outdoor Space
The project is required to provide both private and common outdoor space for residents at a ratio of 200 SF per unit, with 25 percent of the total area apportioned as private outdoor space. Based on the number of units, the project is required to have 11,400 SF of total open space with at least 2,850 SF devoted to combined private open space. The project proposes 17,793 SF of open space, including 10,935 SF of common outdoor spaces in the form of landscaped pathways and various amenities (seating areas, shade structures, BBQs and a tot lot), and 6,858 SF of combined private outdoor space in the form of patios and decks. Per AHDB2024-0001, the applicant is requesting a waiver to omit an indoor recreation facility that is required for multiple family residential projects that have 20 or more units. Table 4 summarizes the project’s outdoor space and amenities.
Table 4 Common and Private Outdoor Space Requirement
Outdoor Space
Requirement Per
R-3 Zone
Minimum
Requirement Per
R-3 Zone
Proposed
Outdoor Space
or Amenity
Meet the R-3
Standard?
Waiver
Requested by
Density Bonus
Agreement
Common Outdoor
Space
8,550 SF total 10,935 SF Yes No
Private Outdoor
Space (balconies,
porches) @ min.
50 SF
2,850 SF total 6,858 SF total Yes No
Tot Lot 1 Tot Lot Yes Yes No
Indoor Recreation
Facility
1 Indoor
Recreation
Facility
No No Yes
Outdoor
Recreation Facility
1 Outdoor
Recreation
Facility
Yes Yes No
Architecture
The architectural design of the proposed buildings would incorporate colors, materials, and a general style inspired by traditional Spanish architecture. The exterior includes concrete roof tiles designed and colored to resemble classic Spanish tiles, and the building facades include decorative tiles surrounding entryways, and walls painted with a white stucco sand finish. The façade will have architectural pop-outs and recessed elements, in conjunction with gridded vinyl windows and navy-blue shutters. The architecture complies with the City’s Residential Development Design Guidelines. The building height is 37 feet, which complies with the R-3 zone’s maximum building height limit of 40 feet.
Trash Receptacles
The applicant has provided a will-serve letter from refuse hauler Waste Management confirming provision of solid waste collection on a weekly basis. As all units are proposed to be individually owned, no communal trash facilities are provided (as would be typical with a “for rent” multifamily development), rather the project proposes to include two, 64- gallon trash bins and one 32-gallon organic/green waste bin within the garage for each unit. On specified days, each resident would be required to place their bins on their respective driveway for pickup/disposal. The bins cannot be placed in the alleys which must maintain a clear, unobstructed fire lane width of 28 feet for fire access.
Landscaping
The project’s conceptual landscape plan encompasses 26,217 SF of landscaping, covering 16 percent of the site, and will feature new trees in addition to varied shrubs and ground cover chosen for compliance with Water Use Classification of Landscape Species (WUCOLS) Region 4 (South Inland Valley) guidelines. Trees will be planted at intervals of no less than 20 linear feet, including 15 to be located along Avenida Del Vista and 13 along Via Del Rio to provide a buffer between the street and Buildings 1, 2 and 3.
All new landscaping would be required to be drought tolerant, and irrigation is required to meet the City’s Landscape Design Guidelines for residential projects. Formal landscape and irrigation plans will be subject to final review and approval by City staff.
Perimeter Walls and Fencing:
The wall and fence plan for the project includes the following:
A six-foot-tall CMU block wall located along the project’s northeasterly propertyline and constructed of slump stone, gray in color, and topped with a two-inch slump CMU cap.
Along the northwesterly property line, a combined retaining wall and wrought iron fence standing a maximum of six feet in height.
Located in front of each residential unit, a front porch enclosed by a three-foot-tall slump CMU block wall finished with white stucco.
New tubular steel fencing and gates along the easterly perimeter of the cell tower compound to enclose and secure the compound. The new fence will be tied to the existing block enclosure wall.
The design of the retaining wall and wrought iron fence proposed on the northwesterly property line is influenced by the adjacent Coronita Elementary School's existing wall and fencing, itself situated two feet from the shared property line. To ensure soil and site stability, the proposed wall/fence must be located four feet, eight inches inland from the property line, resulting in a gap of six feet, nine inches between the two fences. A gate is proposed to be installed between the structures (preventing unauthorized access to the
gap area) and trees and shrubs will be planted within the space to improve aesthetic and provide buffering. Maintenance of the gap area would be the responsibility of the project’s future homeowners’ association (HOA) pursuant to a dedicated maintenance easement proposed by associated TTM 38934. The Corona Norco Unified School District (including acknowledgement of the proposed fence design and location) provided the applicant a letter of support.
Lighting
Outdoor lighting would consist of wall and pole-mounted fixtures, as well as groundmounted path lights along proposed driveways and throughout common areas. All lighting would be directed downward and shielded to minimize offsite spillover. The location of all exterior lighting would comply with standards for glare established in CMC § 17.84.070.
Access and Circulation
Vehicular access to the project site will be provided by two new driveways, located on Avenida Del Vista and Via Del Rio and leading to internal drive aisles circulating within the development. The drive aisles would provide entry to individual garages and guest parking spaces.
Parking
The project is subject to the City’s multiple family residential parking ratio in CMC Chapter
17.76. According to the City’s parking ratio, the project requires 164 parking spaces.
Instead, the applicant is electing to utilize the State Density Bonus Law (SDBL), a California statute, parking requirement in Government Code § 65915(p)(1), which allows the project to provide a parking ratio of 1.5 spaces for each 2-bedroom unit and 3- bedroom unit, and 2.5 spaces for each 4/+ bedroom unit. 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.
These standards would require a total of 104 parking spaces. The project’s design proposes 129 parking spaces, which include 114 garage spaces and 15 uncovered guest spaces, resulting in a surplus of 25 parking spaces from the minimum required under the SDBL. Table 5 shows the parking comparison of the City’s parking requirement and SDBL parking requirement, and the parking spaces provided in the project.
Table 5 Parking
Unit
Type
No. of
Units
Parking Ratio
Per CMC Chapter
17.76 Required
Parking
Parking Ratio
Per Gov’t
Code Section
65915(p)(1)
Required
Parking
2 BR 18 2 covered spaces/unit 36 covered spaces 1.5 spaces/unit 27
3 BR 21 2 covered
spaces/unit, & 1
uncovered
spaces/unit
42 covered spaces
21 uncovered
spaces
1.5 spaces/unit 32 (rounded
up)
4BR 18 2 covered
spaces/unit, & 1
uncovered
spaces/unit
36 covered spaces
18 uncovered
spaces
2.5 spaces/unit 45
Guest 57 1 uncovered space/ 5
units
11 -- --
Total Required Parking Spaces 164 104
Total Parking Spaces Provided 129*
*114 garage spaces and 15 uncovered spaces
Public Improvements
The General Plan classifies Via Del Rio as a secondary four-lane road which has an ultimate right-of-way width of 88 feet. Avenida Del Vista is classified as a collector street which has an overall right-of-way width of 68 feet. Both streets have existing roadway pavement, curb and gutter and a 12-foot-wide landscape parkway which includes a fivefoot sidewalk along both project frontages.
No widening is required along Avenida Del Vista; however, the applicant is required to dedicate one foot of the property’s frontage to the right-of-way for Avenida Del Vista as well as install missing landscaping within the adjacent parkway. The street dedication will occur with the recordation of the associated tentative tract map. Via Del Rio is currently fully improved to its ultimate right-of-way width and thus, no dedication or widening is warranted; however, the applicant is required to install missing landscaping within the adjacent parkway.
Per AHDB2024-0001, the applicant is requesting a concession from Section 15.60.080 of the CMC regarding the requirement to underground existing overhead utilities less than 34 KV adjacent to the project site’s frontage (Via Del Rio) when that service to a structure is enlarged or an addition is made thereto. Existing overhead utilities exist along Via Del Rio, adjacent to the project site’s frontage and beyond. The overhead utility in front of the project site also extends across Via Del Rio to a pole located in the backyard of 1801 Bern Drive. 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.
Due to construction conflict, the lower overhead lines for telecommunications along Via Del Rio will be placed underground in addition to the streetlight power lines along Avenida Del Vista.
Onsite Utility and Drainage Improvements
Water and sewer service to the project site will be provided by the City of Corona. The project will connect to an 8-inch diameter water line and 8-inch diameter sewer line in the
proposed private drive aisle located within a public utility easement within the project site.
To treat stormwater runoff from the project site, three underground bio-retention basins and one modular wetland system would capture, treat, and slow stormwater runoff before discharging into the City’s storm drain system. Electricity would be provided to the project by SCE.
State Density Bonus Concession and Waivers of Development Standards SDBL, allows eligible housing development projects to receive increased density and/or incentives in the form of concessions, waivers and modified parking requirements to facilitate the construction of affordable housing. The project is providing five percent (5%) of the total units to very low income households (31 – 50% Area Median Income). 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 is requesting the City’s approval of the following concession, waivers and use of the SDBL parking ratio:
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 cost-prohibitive 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.
Waivers can be denied if they will potentially result in a specific, adverse impact upon public health, safety, or the environment. [Gov. Code § 65915(e)(1)]. Concessions can also be denied if they: (1) do not result in identifiable and actual cost reductions; (2) would result in a specific, adverse impact to the public’s health and safety or environment; or (3) conflict with state law. [Gov. Code §65915(d)(1)]. However, the burden falls on the City in providing a preponderance of evidence that would support the findings to deny the requested waivers or concession. The requested waivers and concession have been reviewed by City staff and determined that they will not result in an adverse impact to public health, safety or the environment.
Vehicle Trip Generation
A Focused Traffic Impact Analysis (dated June 28, 2024) was prepared by Urban Crossroads, a licensed traffic engineer, to compare the residential project’s trip generation to the existing 300-seat church use on the project site. Table 6 shows the trip generation comparison between the two uses. The project is expected to generate an additional 258 vehicle trips per day, 13 more trips in the morning peak hours, 27 fewer trips in the midday peak hours, and 25 more trips in the evening peak hours compared to the existing church use. The added traffic that this project would generate would not be significant because the surrounding roadways have the capacity to support the additional traffic. The City Traffic Engineer has reviewed and approved the traffic study.
Table 6 Trip Generation Comparison
Land Use Daily Trip
Number for AM
Peak Hour
Daily Trip
Number for MD
Peak Hour
Daily Trip
Number for PM
Peak Hour
Daily Total
Existing Church 9 51 4 120
Proposed
Residential Project
22 24 29 378
Net Change in
Vehicle Trips
13 -27 25 258
The intersection at Via Del Rio at Paseo Grande, located approximately 1,030 feet northwest of the project site in unincorporated Riverside County, is projected to operate at an unacceptable level of service “F” in the AM and PM peak hours . The deficiency is due to heavier traffic flows that occur over a 20 to 30-minute period with morning dropoffs and afternoon pick-ups occurring at the surrounding existing schools (Coronita Elementary, Cesar Chavez Elementary, and Corona High School) in conjunction with morning commute traffic.
Riverside County Transportation staff has reviewed the traffic study and is requesting that the applicant pay a fair share percentage of the cost of constructing a future traffic signal at the intersection. The traffic study indicates the applicant’s fair share cost of the future traffic signal is 5.8%. Accordingly, a condition of approval for the project requires the applicant to pay Riverside County the fair share cost of the future traffic signal prior to the recordation of TTM 38934.
FINANCIAL IMPACT:
The applicant paid the application processing fees of $7,727 to cover the cost of the Conditional Use Permit.
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 adopt Resolution No. 2670 granting CUP2024-0003, based on the findings contained in the staff report and conditions of approval. The minutes of the Planning and Housing Commission meeting are included as Exhibit 4.
PREPARED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR ATTACHMENTS:
1. Exhibit 1 – Locational and zoning map
2. Exhibit 2 – Site plan for Conditional Use Permit 2024-0003
3. Exhibit 3 – Planning and Housing Commission staff report
4. Exhibit 4 – Draft minutes of the Planning and Housing Commission meeting of August 25, 2025
AERIAL & LOCATIONAL MAP
CZ2022-0004 & GPA2022-0004
PROMENADE AVE NEAR SIXTH
STREET
ZONING LEGEND
C-3: General Commercial
M-1: Light Manufacturing
M-2: General Manufacturing
M-3: Heavy Manufacturing
BP: Business Park of SP01-2
M-2
M-3
M-1
M-3
M-1
M-2
M-2
C-3
BP
CUP2024-0003
1717 Via Del Rio
Zoning Legend:
R1-9.6 - Single-Family Residential
R1-7.2 - Single-Family Residential
R3 - Multiple-Family Residential
S - School R1-9.6 R1-7.2
Via Del Rio
Project Site
Unincorporated
Riverside County
S
R3Avenida Del Vista
Beryl Lane
Bern Drive
SITE PLAN
NOT FOR CONSTRUCTION BERYL LANE (PUBLIC)
ALLEY B
AVENIDA DEL VISTA
VIA DEL RIO
ALLEY D
ALLEY C
(PUBLIC)
(PUBLIC)
(PRIVATE WAY)
(PRIVATE WAY)
(PRIVATE WAY) ALLEY E (PRIVATE WAY) ALLEY A (PRIVATE WAY) BUILDING 1
(103
A)
BUILDING 2
(103 A)
BUILDING 3
(103
A)
BUILDING 4
(902
A)
BUILDING 5
(902
A)
BUILDING 6
(902
A)
DATE: 08/25/2025
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2025-325
APPLICATION REQUEST:
CUP2024-0003:Conditional Use Permit for the construction of 57 townhouse condominium units on 2.87 acres, 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 adopt Resolution No. 2670, GRANTING CUP2024-0003 based on the findings contained in the staff report and conditions of approval.
PROJECT SITE SUMMARY:
Area of Property: 2.87 Acres
Existing Zoning: R3 (Multiple-Family Residential)
Existing General Plan: High Density Residential (HDR, 15-36 du/ac) Existing Land Use: Church
Proposed Land Use: Townhouse Condominiums
Surrounding Zoning/Land Uses:
N: S (School) / School
E: R3 (Multiple-Family Residential) / Multiple Family Residential S: R-1-7.2 (Single Family Residential) / Single Family Residential W: R-1-9.6 (Single Family Residential) / Single Family Residential
BACKGROUND
The project site is 2.87 acres and contains a church and two existing telecommunications towers designed as monopines. The property is zoned R-3 (Multiple-Family Residential) and has a General Plan land use designation of High Density Residential (HDR) which permits a density range of 15 to 36 dwelling units per acre (du/ac). The site is surrounded by single family and multiple family residential developments, with Coronita Elementary School bordering the site to the northwest.
The applicant, Meritage Homes of California Inc., is pursuing a housing development consisting of 57 townhouse condominium units on the project site. Of the 57 units, three are proposed as affordable units to be sold to very low-income qualifying individuals or households. The project yields a density of 19.8 du/ac. The proposal requires approval of a conditional use permit to allow for the construction of the townhouse condominiums in the R-3 zone, which is the reason for CUP2024-0003. In conjunction with CUP2024-0003, the applicant is processing Tentative Tract Map (TTM) 38934 to subdivide the property for residential condominium purposes, and an Affordable Housing Density Bonus Agreement (AHDB2024-0001) to accommodate the proposed affordable housing units within the development. The church will be demolished upon the development of the project. The two telecommunications towers will remain on the project site.
State Density Bonus Law
The subject project proposes to utilize State Density Bonus Law (SDBL) [Government Code § 65915 – 65918], a California statute that allows eligible housing development projects to receive increased density and/or incentives in the form of concessions, waivers and modified parking requirements in order to facilitate the construction and dedication of the proposed units as affordable to individuals or households at prescribed income levels. The project is providing five percent (5%) of the total units to very low income households (31 – 50% Area Median Income). 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 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. These requests are discussed in greater detail in the Waivers And Concessions Of Development Standards section of this report.
Public Outreach
The applicant mailed out flyers to Coronita Elementary School and residences immediately adjacent to the project site in Fall of 2024. The flyer is attached as Exhibit 16. The applicant has stated to staff that Meritage did not receive any calls from the residents in response to the flyer, but Meritage continued to have consistent communication with the Corona Norco Unified School District regarding the project’s interface with the elementary school.
PROJECT DESCRIPTION
The project proposes to redevelop a 2.87-acre site with 57 townhouse condominium units, in conjunction with a surface parking lot and drive ways, common open space, landscaping and drainage infrastructure. The project is subject to the development standards established in Title 17 of the Corona Municipal Code (CMC) for the R-3, Multiple Family Residential zone (Chapter 17.24) and for residential condominium developments (Chapter
17.82).
Site Plan
The project’s site plan includes six, detached, three-story buildings. Two buildings (containing 10 dwelling units each) face Avenida Del Vista (street), three buildings (containing nine dwelling units each) are situated within the interior of the lot (surrounding a central open space area), and one building (containing 10 dwelling units) face Via Del Rio (street). Guest parking spaces and the existing telecommunications towers are located along the site’s northeasterly perimeter. The existing towers are presently enclosed by a block wall and currently accessible from within the church’s parking lot. With the development of this project, a new and separate gated driveway will be provided at the northeasterly corner of the property to allow cell tower maintenance personnel to access the towers directly from Avenida Del Vista.
The project complies with the R-3 zone’s minimum yard setback requirement along the northwest and northeast perimeters; however, per AHDB2024-0001, the applicant requested waivers to reduce the project’s front and street side yard setbacks. Table A summarizes the project’s setbacks.
Table A – Setbacks
Yard Location Required
Yard
Proposed
Yard
Setback
Meet
Condominium
Standard?
Waiver Requested
by Density Bonus
Agreement
Front
(Via Del Rio)
20’ 18’ No Yes
Interior Side
(Northwest P/L)
15’ 22’ Yes No
Street Side
(Avenida Del Vista)
15’ 13’ No Yes
Rear
(Northeast P/L)
10’ 49’ Yes No
Floor Plans
Different floor plans are proposed and, to ensure variety, would be interspersed throughout the various buildings. All floor plans are over the R-3’s minimum unit size requirement of 600 square feet, exclusive of garages, porches and decks. The floor plans are summarized in Table B.
Table B – Floor Plans
Unit Type Unit Size
(Exclusive of garage, porch, and deck)
Number of
Bedrooms
Number of
Units
Unit 2531 1,300 2 9
Unit 2531X 1,268 2 9
Unit 1633 1,496 3 21
Unit 1638 1,765 4 18
Total 57
All floorplans would provide direct access to private two-car garages that include 100 cubic feet of enclosed storage space as well as ground-floor patios enclosed by a CMU slump stone wall standing three-feet in height and surfaced with a white stucco finish. All floor plans would comprise three levels and include various rooms as offices, kitchens, decks and great rooms. Plan types 2531, 2531X, and 1633 include a tandem garage measuring nine feet wide by 40 feet deep; Plan type 1638 provides a side-by-side garage measuring 20 feet wide by 20 feet deep, with an additional bedroom and bathroom located on the first floor. The floor plans are attached as Exhibit 6.
The affordable units are dispersed throughout the development which is a requirement of the City’s Density Bonus Agreement Ordinance (Chapter 17.87 of the CMC). The affordable units are identified on the applicant’s construction phasing plan in Exhibit 11.
Common and Private Outdoor Space
Per the R-3 development standards, multifamily residential projects are required to provide both private and common outdoor space for residents at a ratio of 200 SF per unit, with 25 percent of the total area apportioned as private outdoor space. As applied to the project, this results in a requirement to provide at least 11,400 SF of total open space and at least 2,850 SF of combined private open space. As designed, the project provides a total of 17,793 SF of combined common outdoor space, including 10,935 SF of common outdoor spaces in the form of landscaped pathways and various amenities (seating areas, shade structures, BBQs and a tot lot), and 6,858 SF of combined private outdoor space in the form of patios and decks. Per AHDB2024-0001, the applicant is requesting a waiver to omit an indoor recreation facility that is required for multiple family residential projects that have 20 or more units. Table C summarizes the project’s outdoor space and amenities.
Table C – Common and Private Outdoor Space Requirement
Outdoor Space
Requirement Per
R-3 Zone
Minimum
Requirement Per
R-3 Zone
Proposed
Outdoor Space
or Amenity
Meet the R-3
Standard?
Waiver
Requested by
Density Bonus
Agreement
Common Outdoor
Space
11,400 SF total 17,793SF Yes No
Private Outdoor
Space (balconies,
porches)
2,850 SF total
(50 SF per Unit)
6,858 SF total
(75 to 107 SF per
Unit)
Yes No
Tot Lot 1 Tot Lot Yes Yes No
Indoor Recreation
Facility
1 Indoor
Recreation Facility
No No Yes
Outdoor
Recreation Facility
1 Outdoor
Recreation Facility
Yes Yes No
Architecture
The architectural design of all proposed buildings would incorporate colors, materials, and a general style inspired by traditional Spanish architecture and would complement the eclectic mix of styles present in surrounding neighborhoods. Roofs would feature concrete tiles designed and colored to resemble classic Spanish tiles, and building facades would incorporate decorative tiles surrounding entryways, painted with a white stucco sand finish.
To ensure the buildings offer articulation and depth, proposed designs would include architectural pop-outs and recessed elements, in conjunction with gridded vinyl windows and navy-blue shutters. The architecture complies with the City’s Residential Development Design Guidelines. The building height is 37 feet, which complies with the R-3 zone’s maximum building height limit of 40 feet. The elevations are attached as Exhibit 7.
Trash Receptacles
The applicant has provided a will-serve letter from refuse hauler Waste Management confirming provision of solid waste collection on a weekly basis. As all units are proposed to be individually owned, no communal trash facilities are provided (as would be typical with a “for rent” multifamily development), rather the project proposes to include two, 64-gallon trash bins and one 32-gallon organic/green waste bin within the garage for each unit. On specified days, each resident would be required to place their bins on their respective driveway for pickup/disposal. The bins cannot be placed in the alleys which must maintain a clear, unobstructed fire lane width of 28 feet for fire access. The project’s Conceptual Trash Staging Plan is attached as Exhibit 12.
Landscaping
The project’s conceptual landscape plan encompasses 26,217 SF of landscaping, covering 16 percent of the site, and will feature a total of 86 new trees in addition to varied shrubs and ground cover chosen for compliance with Water Use Classification of Landscape Species (WUCOLS) Region 4 (South Inland Valley) guidelines. Trees will be planted at intervals of no
less than 20 linear feet, including 15 to be located along Avenida Del Vista and 13 along Via Del Rio to provide a buffer between the street and Buildings 1, 2 and 3.
All new landscaping would be required to be drought tolerant, and irrigation is required to meet the City’s Landscape Design Guidelines for residential projects. Formal landscape and irrigation plans will be subject to final review and approval by city staff. The Conceptual Landscape Plan is attached as Exhibit 8.
Perimeter Walls and Fencing:
The fence and wall plan is attached as Exhibit 9. The project proposes the construction of the following:
• A six-foot-tall CMU block wall located along the project’s northeasterly property-line and constructed of slump stone, gray in color, and topped with a two-inch slump CMU cap.
• Along the northwesterly property line, a combined retaining wall and wrought iron fence standing a maximum of six feet in height.
• Located in front of each residential unit, a front porch enclosed by a three-foot-tall slump CMU block wall finished with white stucco.
• New tubular steel fencing and gates along the easterly perimeter of the cell tower compound to enclose and secure the compound. The new fence will be tied to the existing block enclosure wall.
The design of the retaining wall and wrought iron fence proposed on the northwesterly property line is influenced by the adjacent Coronita Elementary School's existing wall and fencing, itself situated two feet from the shared property line. In order to ensure soil and site stability, the proposed wall/fence must be located four feet, eight inches inland from the property line, resulting in a gap of six feet, nine inches between the two fences. A gate is proposed to be installed between the structures (preventing unauthorized access to the gap area) and nine trees and various shrubs will be planted within the space to improve aesthetic and provide buffering. Maintenance of the gap area would be the responsibility of the project’s future homeowners’ association (HOA) pursuant to a dedicated maintenance easement proposed by associated TTM 38934. A letter of support for the project from Corona Norco Unified School District (including acknowledgement of the proposed fence design and location) is attached as Exhibit 15.
Lighting
Outdoor lighting would consist of wall and pole-mounted fixtures, as well as groundmounted path lights along proposed driveways and throughout common areas. All lighting would be directed downward and shielded to minimize offsite spillover. The location of all
exterior lighting would comply with standards for glare established in CMC § 17.84.070. The lighting plan is attached as Exhibit 10.
Access and Circulation
Vehicular access to the project site will be provided by two new driveways, located on Avenida Del Vista and Via Del Rio and leading to internal private alleys (drive aisles) circulating within the development. The alleys would provide entry to individual garages and guest parking spaces (the latter located at the north end of the project site).
Parking
The project is subject to the city’s multiple family residential parking ratio in CMC Chapter
17.76. According to the city’s parking ratio, the project requires 164 parking spaces. Instead, the applicant is electing to utilize the SDBL parking requirement in Government Code § 65915(p)(1), which allows the project to provide a parking ratio of 2 spaces for each 2- bedroom unit, and 2.5 spaces for each 3 or more-bedroom unit. As applied to the project, these standards would require a total of 104 parking spaces. The project’s design proposes 129 parking spaces, which include 114 garage spaces and 15 uncovered guest spaces, resulting in a surplus of 25 parking spaces from the minimum required under the SDBL (Exhibit 4 –Revised Parking Plan). Table D shows the parking comparison of the city’s parking requirement and SDBL parking requirement, and the parking spaces provided in the project.
A condition of approval has been placed on the project to ensure that the project provides the 129 parking spaces.
Table D – Parking
Unit
Type
No. of
Units
Parking Ratio
Per CMC Chapter
17.76 Required
Parking
Parking Ratio
Per Gov’t Code
Section
65915(p)(1)
Required
Parking
2 BR 18 2 covered spaces/unit 36 covered spaces 1.5 spaces/unit 27 3 BR 21 2 covered spaces/unit,
& 1 uncovered
spaces/unit
42 covered spaces
21 uncovered
spaces
1.5 spaces/unit 32 (rounded up)
4BR 18 2 covered spaces/unit,
& 1 uncovered
spaces/unit
36 covered spaces
18 uncovered
spaces
2.5 spaces/unit 45
Guest 57 1 uncovered space/ 5
units
11 -- --
Total Required Parking Spaces 164 104
Total Parking Spaces Provided 129*
*114 garage spaces and 15 uncovered spaces
Public Improvements
The General Plan classifies Via Del Rio as a secondary four-lane road which has an ultimate right-of-way width of 88 feet. Avenida Del Vista is classified as a collector street which has
an overall right-of-way width of 68 feet. Both streets have existing roadway pavement, curb and gutter and a 12-foot-wide landscape parkway which includes a five-foot sidewalk along both project frontages.
No widening is required along Avenida Del Vista; however, the applicant is required to dedicate one foot of the property’s frontage to the right-of-way for Avenida Del Vista as well as install missing landscaping within the adjacent parkway. The street dedication will occur with the recordation of the associated tentative tract map. Via Del Rio is currently fully improved to its ultimate right-of-way width and thus, no dedication or widening is warranted; however, the applicant is required to install missing landscaping within the adjacent parkway.
Per AHDB2024-0001, the applicant is requesting a 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. Existing overhead utilities exist along Via Del Rio, adjacent to the project site’s frontage and beyond (Exhibit 14a). The overhead utility in front of the project site also extends across Via Del Rio to a pole located in the backyard of 1801 Bern Drive. 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.
Due to construction conflict, the lower overhead lines for telecommunications along Via Del Rio will be placed underground in addition to the streetlight power lines along Avenida Del Vista (Exhibit 14b).
Onsite Utility and Drainage Improvements
Water and sewer service to the project site will be provided by the City of Corona. The project will connect to an 8-inch diameter water line and 8-inch diameter sewer line in the proposed private drive aisle located within a public utility easement within the project site. To treat stormwater runoff from the project site, three underground bio-retention basins and one modular wetland system would capture, treat, and slow stormwater runoff before discharging into the City’s storm drain system. Electricity would be provided to the project by SCE.
Concession and Waivers of Development Standards
In accordance with allowances of SDBL, the applicant is requesting the City’s approval of the following concession, waivers and use of the SDBL parking ratio:
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).
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. Also, the overhead lines would continue to exist beyond the project site along Via Del Rio.
Waivers can be denied if they will potentially result in a specific, adverse impact upon public health, safety, or the environment. [Gov. Code § 65915(e)(1)]. Concessions can also be denied if they: (1) do not result in identifiable and actual cost reductions; (2) would result in a specific, adverse impact to the public’s health and safety or environment; or (3) conflict with state law. [Gov. Code §65915(d)(1)]. However, the burden falls on the city in providing a preponderance of evidence that would support the findings to deny the requested waivers or concession. The requested waivers and concession have been reviewed by City staff and determined that they will not result in an adverse impact to public health, safety or the environment.
Vehicle Trip Generation
A Focused Traffic Impact Analysis (dated June 28, 2024) was prepared by Urban Crossroads, a licensed traffic engineer, to compare the residential project’s trip generation to the existing 300-seat church use on the project site. Table E shows the trip generation comparison between the two uses. As shown, the project is expected to generate an additional 258 vehicle trips per day, 13 more trips in the morning peak hours, 27 fewer trips in the midday peak hours, and 25 more trips in the evening peak hours compared to the existing church use. The added traffic that this project would generate would not be significant because the surrounding roadways have the capacity to support the additional traffic. The City Traffic Engineer has reviewed and approved the traffic study.
Table E – Trip Generation Comparison
Land Use Daily Trip
Number for AM
Peak Hour
Daily Trip
Number for MD
Peak Hour
Daily Trip
Number for PM
Peak Hour
Daily Total
Existing Church 9 51 4 120
Proposed
Residential Project
22 24 29 378
Net Change in
Vehicle Trips
13 -27 25 258
The following six surrounding street intersections were analyzed for level of service conditions:
1. Via Del Rio at Paseo Grande (within the jurisdiction of Riverside County)
2. Via Del Rio at Kirkwood Drive
3. Via Del Rio at Driveway 1
4. Via Del Rio at Avenida Del Vista
5. Driveway 2 at Avenia Del Vista
All street intersections are projected to operate at an acceptable level of service “D” or above with the proposed project in operation, except for the intersection of Via Del Rio at Paseo Grande which is projected to operate at an unacceptable level of service “F” in the AM and MD peak hours. This intersection is located approximately 1,030 feet northwest of the project site, within the jurisdiction of Riverside County. The deficiency is due to heavier traffic flows that occur over a 20 to 30-minute period with morning drop-offs and afternoon pickups occurring at the surrounding existing schools (Coronita Elementary, Cesar Chavez Elementary, and Corona High School) in conjunction with morning commute traffic. As mitigation, the study recommends the installation of a traffic signal or other alternative traffic controls (e.g., roundabout) acceptable to Riverside County Transportation Department.
Riverside County Transportation staff has reviewed the traffic study and does not support the installation of a roundabout at the intersection but favors having the applicant pay a fair share percentage of the cost of constructing a future traffic signal at the intersection. The traffic study identifies the applicant’s responsibility to be 5.8%. Accordingly, the project is conditioned to pay Riverside County a fair share cost of 5.8% towards a future signal at the intersection prior to the recordation of TTM 38934.
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. The Notice of Exemption is attached as Exhibit 20 for reference.
FISCAL IMPACT
The applicant has paid the applicable application processing fees for the project.
PUBLIC NOTICE AND COMMENTS
A 10-day public notice was mailed to all property owners and occupants within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site. As of the preparation of this report, the Planning and Development Department has not received a response from the public in response to the public notice.
STAFF ANALYSIS
The proposed townhomes are permitted in the R-3 Zone with approval of a CUP. The project’s proposed density of 19.86 du/ac is consistent with the General Plan’s HDR designation. The project is designed according to applicable development standards of the CMC, but as allowed by SDBL certain concessions and waivers are proposed by AHDB2024-0001 to support the development of affordable housing units within the project.
The subject project will redevelop a property with new above moderate income units and very low income housing units, facilitating State mandates and local City goals to provide a diversity of options at all income levels, and in a manner that is compatible in form and density with existing vicinity residential development. Based on the analysis herein, staff accordingly recommends that the Planning and Housing Commission approve CUP2024- 0003, based on the findings below and the recommended conditions of approval attached as Exhibit 5.
FINDINGS OF APPROVAL FOR CUP2024-0003
1. 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.
2. Pursuant to Section 17.92.110(a) of the CMC, the proposed use will not be detrimental to the public health, safety, convenience and general welfare and will be in harmony with the various elements and objectives in the City’s General Plan for the following reasons:
a. The project complies with the applicable provisions of the CMC, and as allowed by the state density bonus law and the applicant’s companion density bonus agreement, certain waivers and a concession have been applied to certain development standards to support the development of the affordable housing units entirely on the site, and maintains consistency with the intended use of the property under the General Plan’s High Density Residential designation and R-3 zone.
b. The project’s density of 19.8 du/ac is consistent with the General Plan’s High Density Residential designation which permits a density range of 15-36 du/ac.
The project is also consistent with the General Plan’s policies related to the City’s housing needs for a variety of housing types and at different affordability levels.
3. Pursuant to Section 17.92.110(b) of the CMC, the proposed use is not detrimental to the other existing and permitted uses in the general area of the project site, and it relates properly to the surrounding roadways for the following reasons:
a. The project’s site plan demonstrates that parking, landscaping, water quality facilities, trash facilities, and access and circulation can be contained entirely on the project site in conjunction with the application of waivers and a concession of certain development standards.
b. The proposed project is located in a residential neighborhood comprising of other multiple family residential developments as well as single family developments. Therefore, the project’s proposed multiple family residential use is not detrimental to the surrounding residential land uses because the uses are similar in nature.
c. The project has adequate access from Avenida Del Vista and Via Del Rio which are constructed per the city’s collector and secondary street standards, respectively, and capable of accommodating the residential traffic from the proposed project.
4. Pursuant to Section 17.92.110(c) of the CMC, reasonable conditions of approval have been imposed on the proposed use to protect public health, safety, and welfare and to ensure compliance with the applicable rules and regulations for the proposed condominium development to ensure compliance of the project with the R-3 zoning regulations set forth in Chapter 17.24 of the CMC, development standard for
condominium developments within Chapter 17.82 of the CMC, and the Residential Development Design Guidelines. Additionally, the project will submit construction documents to the Building Division for review and issuance of building permit, a process that will further ensure safety compliance for all new construction.
5. Pursuant to Section 17.92.110(d) of the CMC, the exercise of the proposed use adheres to all the property development standards of the zone in which said use is permitted by a conditional use permit for the following reasons:
a. The project complies with all applicable development standards as required for a condominium development within the R-3 zone and as allowed by State Density Bonus Law, certain waivers have been applied to certain development standards to support the development of affordable housing. b. The 57 townhouse condominiums is consistent with the requirements of Title 17 in that CMC Section 17.82.020 (B) allows for townhouses with approval of a conditional use permit.
PREPARED BY: BRENDAN DALDE, ASSOCIATE PLANNER
REVIEWED BY: EVAN LANGAN, AICP, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JOANNE COLETTA, PLANNING AND DEVELOPMENT DIRECTOR Exhibits:
1. Resolution No. 2670
2. Locational and Zoning Map
3. Site Plan
4. Site Plan 2 (Revised Parking Plan)
5. Conditions of Approval
6. Floor Plans
7. Colored Elevations
8. Landscape Plans
9. Wall and Fence
10.Conceptual Lighting Plan
11. Affordable Unit Plan
12. Trash Staging Plan
13.Conceptual Grading and Utility Plans
14a. Utility Line Plan (Via Del Rio)
14b. Utility Line Plan (Via Del Rio & Avenida Del Vista)
15. Letter of Support from Corona Norco School District, dated May 9, 2025
16. Public Outreach Flyer
17. Applicant’s Project Overview, dated August 12, 2025
18.Concession/Waiver Request, dated August 12, 2025
19. Focused Traffic Impact Study dated June 28, 2024
20. Notice of Exemption
Case Planner: Brendan Dalde (951) 739-4918
AERIAL & LOCATIONAL MAP
CZ2022-0004 & GPA2022-0004
PROMENADE AVE NEAR SIXTH
STREET
ZONING LEGEND
C-3: General Commercial
M-1: Light Manufacturing
M-2: General Manufacturing
M-3: Heavy Manufacturing
BP: Business Park of SP01-2
M-2
M-3
M-1
M-3
M-1
M-2
M-2
C-3
BP
LOCATIONAL MAP
CUP2024-0003
1717 Via Del Rio
Zoning Legend:
R1-9.6 - Single-Family Residential
R1-7.2 - Single-Family Residential
R3 - Multiple-Family Residential
S - School R1-9.6 R1-7.2
Via Del Rio
Project Site
Unincorporated
Riverside County
S
R3Avenida Del Vista
Beryl Lane
Bern Drive
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
SITE PLAN
NOT FOR CONSTRUCTION BERYL LANE (PUBLIC)
ALLEY B
AVENIDA DEL VISTA
VIA DEL RIO
ALLEY D
ALLEY C
(PUBLIC)
(PUBLIC)
(PRIVATE WAY)
(PRIVATE WAY)
(PRIVATE WAY) ALLEY E (PRIVATE WAY) ALLEY A (PRIVATE WAY) BUILDING 1
(103
A)
BUILDING 2
(103 A)
BUILDING 3
(103
A)
BUILDING 4
(902
A)
BUILDING 5
(902
A)
BUILDING 6
(902
A)
Details: Conditional Use Permit for the development of 57 residential condominium units including three affordable units on 2.87 acres, located at 1717 Via Del Rio, in the R-3 (Multiple-Family Residential) zone (Assessor’s Parcel Number 103-200-088, -089).
LIST OF CONDITIONS
DEPARTMENT CONTACT
BUILDING Anthony Hurley
1. Construction activity shall not occur between the hours of 8:00 pm to 7:00 am, Monday thru Saturday and 6:00 pm to 10:00 am on Sundays and Federal Holidays.
2. Roofing material shall be Class A.
3. The Project shall be designed to show compliance with the latest adopted edition of the following codes as applicable:
A. California Building Code
B. California Residential Code
C. California Electrical Code
D. California Mechanical Code
E. California Plumbing Code
F. California Energy Code
G. California Fire Code
H. California Green Building Standards Code
I. Including local amendments, and the Corona Municipal Code.
4. Project plans can be submitted electronically online. If hard copy plans are submitted for plan review, the applicant shall submit five (5) complete sets of plans including the following - * Plot Plan * Foundation Plan * Floor Plan * Ceiling and roof framing plan * Electrical Plans (electrical service shall be underground per Corona Municipal Code Section 15.06), including size of main switch, number and size of service entrance conductors, circuit schedule and demand load. * Plumbing and sewer plan, isometric, including underground diagram, water piping diagram, sewer or septic tank location, fixture units, gas piping and vents, heating and air conditioning diagram. * Landscape and Irrigation plans; Submit four (4) complete sets detached from building plans. Landscape Maintenance District plans shall be submitted directly to the Planning and Development Department, Development Services Division. Landscape plans shall be approved prior to the issuance of any Building Permits.
If hard copy plans are submitted for plan review, the applicant shall submit two (2) sets of structural calculations, energy conservation calculations and soils reports. Architects/Engineers stamp and wet signature is required prior to submittal of plan check.
5. Separate permits are required for all fences, walls, signs, and PV systems.
6. Project shall comply with the Corona Burglary Ordinance contained in CMC chapter 15.52. Copies are available at the Building Division counter or online at www.CoronaCA.gov/Building.
7. Buildings shall not be occupied prior to posting of Certificate of Occupancy issued by the Building Division.
8. Project entitlement approvals shall be obtained prior to plan approval and issuance of Building permits. The Tract or Parcel map shall record prior to the issuance of any Building permits. Final Conditions of Approval shall be made part of set of plans [Conditions of approval shall be pasted on plans]
Project Number: CUP2024-0003
Applied: 7/11/2024 Approved:
Closed: Expired:
Status: COMPLETE
Parent Project:
Site Address: 1717 VIA DEL RIO CORONA, CA 91720
Louisa Feletto
230 Progress Irvine CA, 92618
Description:
Applicant:
CUP2024-0003 1 of 8 (Continued on next page)
Project Conditions
City of Corona
BUILDING Anthony Hurley
9. Where 5 or more multifamily dwelling units are constructed on a building site, provide readily accessible area(s) that serves all buildings on the site and are identified for the depositing, storage and collection of nonhazardous materials for recycling. (CGBSC sect. 4.410.2)
10. An approved Construction Waste Management Plan and Recycling Worksheets shall be kept on site and maintained by the applicant and made available for inspection by City representatives at all times in accordance with the California Green Building Standards Code. Documentation which demonstrates compliance with the minimum recycling of waste materials required by CAL Green shall be provided to the building inspector prior to issuance of Certificate of Occupancy or Final Approval. Please contact Miguel Corral with Waste Management at (818) 266-1117 or [email protected] for documentation requirements.
11. All fees, including but not limited to, occupancy fees, property development tax, and school fees must be paid in full prior to issuance of building permits. Any development impact fees that apply to the project must be paid in full prior to NIC or CofO issuance.
12. Project shall comply with 2022 CBC Chapter 11A and/or 11B requirements for accessibility. Provide an accessibility site plan for all private recreational amenities, common use areas and site circulation.
13. Project plans shall show a parking summary to include the following:
a) Number of parking spaces required/provided.
b) Handicap parking spaces required/provided. (CBC 11A or 11B) c) Number of van accessible parking spaces required/provided. d) Number of EV and EVCS parking spaces required/provided. (CGBSC) e) Bicycle parking facilities required/provided. (CGBSC) f) Include number of unassigned and visitor parking spaces.
14. In order to submit building plans for plan review, a permanent or temporary address must be issued for the project by the Development Services Division. Please apply for the address at least 3 weeks prior to submittal to allow for processing.
15. Grading plans shall be approved and pads certified prior to Building permit issuance.
16. Utilities shall meet the utility authority's service requirements. Applicant shall coordinate the utility locations and design with the respective utility provider.
17. The on-site electrical service feeding the building shall be underground per CMC chapter 15.60.
18. Project shall be designed to conform to the applicable edition of the California Building Standards Code including local amendments, and the Corona Municipal Code.
19. Prior to beginning construction, obtain demolition permit for existing building, foundation, and utilities.
20. Project site shall be kept clean, secure, safe, and BMPs installed and maintained, and follow all city, state, and county requirements and due standard of care.
21. Playground plans shall be submitted for review and construction shall not begin until permit has been issued.
22. Models and/or sales office shall not open for business until approved by the Board of Zoning Adjustment and a CofO or TCO has been issued for model home and/or sales office use. Homes shall not be occupied for residential habitation until a CofO or TCO has been issued for dwelling use.
FIRE Xente Baker
1. Any revised site plan shall be submitted to the Fire Department for screen check approval prior to building plan submittal.
2. Plans shall show a minimum drive width of 28 feet.
3. All projects shall comply with the City of Corona Fire Department Site Construction Standard. A copy of which is available at the coronaca.gov. Projects shall have approved all weather access from two (2) directions and fire hydrants providing the required fire flow tested and accepted prior to combustible construction.
4. Meet with Corona Fire Department to determine locations of red curbing and signage by fire hydrants, fire department connections, and designated fire lanes on site.
5. A minimum fire flow of 2500 gallons per minute at 20 psi shall be provided for multi-family dwellings.
CUP2024-0003 2 of 8 (Continued on next page)
Project Conditions
City of Corona
FIRE Xente Baker
6. If over 500 lineal feet the fire service waterline shall be looped and provided with two (2) separate points of connection.
7. Fire hydrants are to be spaced a maximum 300 feet apart, one- and two-family dwellings only
8. Provide Class A roofing material on all structures per the Corona Municipal Code.
9. A specific address, assigned by the City of Corona, Public Works Department, shall be provided for each building as specified by the fire department address standard which can be obtained at coronaca.gov/fire. Addresses must be illuminated during all hours of darkness.
10. Smoke detectors and/or carbon monoxide detectors shall be installed per the California Building, Fire, and Residential Code prior to occupancy of the dwelling units.
11. At no time shall fire hydrants or fire lanes be blocked by building materials, storage, equipment, and/or vehicles.
12. In structures of undetermined use, the minimum fire sprinkler design density required shall be for an Ordinary Hazard, Group 2, and not be less than .20 gpm/1500 sf. Buildings intending to house high-piled combustible storage shall be provided with a fire sprinkler system designed to protect the potential hazard.
13. Multiple unit buildings shall have suite number identification assigned by the Fire Department. Submit an exhibit for review and approval to the Fire Department. A copy of the Premise Identification Standard is available at coronaca.gov/fire
14. Residential Fire Sprinklers shall be installed per California Fire and Residential Code, and NFPA 13.
PLANNING
1. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.
2. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.
3. In accordance with Section 17.92.140 of the CMC, the time limit of CUP2024-0003 shall be concurrent with the life TTM 38934.
If TTM 38934 expires, CUP2024-0003 shall also expire. If TTM 38934 is approved as a final map, the new time limit on CUP2024- 0003 shall be two years from the date of the map recordation. Construction of the project under this conditional use permit must commence and be carried on diligently to completion of at least one usable unit, prior to the expiration of the time limit.
If the time limit expires, any privilege or permit granted shall be deemed to have lapsed.
4. The project shall comply with all applicable requirements of the Corona Municipal Code (CMC) and ordinances and the relevant Specific Plan, if any, including the payment of all required fees.
5. All signage shall be architecturally integrated with the overall project and constructed in accordance with Chapter 17.74 of the Corona Municipal Code requirements. A separate sign permit shall be obtained from the Planning and Building Divisions prior to the installation of any signs.
CUP2024-0003 3 of 8 (Continued on next page)
Project Conditions
City of Corona
Brendan Dalde
PLANNING
6. All landscape plans shall be prepared by a licensed professional. Plans shall be prepared in accordance with the city's Landscape Design Guidelines for Residential Developments and the requirements of the CMC, Chapter 17.70 (available on the city's website at: https://www.coronaca.gov/government/departments/community-development/planning-division); and the State of California Model Water Efficiency Landscape Ordinance (MWELO).
7. Landscape plans are required for the project and shall be submitted as a separate submittal for plan check to the Building Division. Landscape plans must also be submitted prior to issuance of a building permit. At time of plan check submittal, the developer shall also submit a landscape deposit in the amount of $5,000 to the Planning Division for landscape plan check and inspection services which will be completed by a landscape consultant. The deposit will cover on-site landscaping and landscaping within parkways. This fee is separate from the Building Division's landscape plan check submittal fee. Any unused deposit funds will be reimbursed to the developer upon completion of the project.
8. All landscaping (on-site and off-site) and perimeter walls/fencing shall be installed per the approved plans prior to issuance of a Certificate of Occupancy.
9. This project is subject to the Western Riverside County Multiple Species Habitat Conservation Plan (MHSCP) fee under the category of Residential. This fee shall be paid at the time of building permit issuance.
10. The fence and wall plan shall include anti-graffiti coating or protection for the exterior side of all perimeter walls. The owner, or his/her successor, shall remove any graffiti on the property as soon as possible. In addition, if the applicant or future HOA was notified by the City, the applicant or future HOA shall remove the graffiti within seven (7) days of the City’s notice.
11. CUP2024-0003 is contingent upon the approval of AHDB2024-0001 and TTM38934.
12. The applicant shall provide a decorative screen wall and shrubs around each HVAC unit to screen the units from public view.
13. The applicant shall adhere to the requirements and development standards of the underlying zone or as specified by the CMC for condominium developments and Conditions of Approval, as well as be in substantial conformance with the respective application materials presented before the Planning and Housing Commission, including but not limited to the site plan, architectural elevations, landscape plans, etc.
14. Prior to the issuance of a building permit for a model home complex, the applicant shall be required to submit an application for a model home permit pursuant to Section 17.98.040 of the Corona Municipal Code (CMC). This permit must be obtained prior to the commencement of any construction activities related to the model home complex
15. Prior to earthwork on the project site, the developer shall send grading and construction notice to the nearby residents closest to the project site. The notice shall provide contact information for construction concerns involving noise and dust.
16. The CC&R's shall include language requiring garages to be used and remain available for parking at all times, and neither garage parking space shall be used for storage.
17. The applicant shall provide 129 parking spaces for the project per Exhibit 4 of the staff report.
PUBLIC WORKS
1. The Public Works, Planning and Development, and Utilities Department Conditions of Approval for the subject application shall be completed at no cost to any government agency. All questions regarding the intent of the Conditions of Approval shall be referred to the Planning and Development Department, Development Services Division. Should a conflict arise between City of Corona standards and design criteria and any other standards and design criteria, City of Corona standards and design criteria shall prevail.
2. The developer shall comply with the State of California Subdivision Map Act and all applicable City ordinances and resolutions.
3. Prior to issuance of grading permit, the applicant shall demonstrate to the satisfaction of the City Engineer that the proposed project will not unreasonably interfere with the use of any easement holder of the property.
4. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.
5. The submitted site plan shall correctly show all existing easements, traveled ways, and drainage courses. Any omission or misrepresentation of these documents may require said site plan to be resubmitted for further consideration.
6. In the event that off-site right-of-way or easements are required for the City of Corona master plan facilities to comply with these conditions of approval, the developer is required to secure such right-of-way or easements at no cost to the City.
CUP2024-0003 4 of 8 (Continued on next page)
Project Conditions
City of Corona
Carolina Rodriguez
PUBLIC WORKS
7. All existing and new utilities on-site shall be placed underground in accordance with City of Corona ordinances.
8. Prior to issuance of a Certificate of Occupancy, the developer shall cause the engineer of record to submit project base line work for all layers in AutoCAD DXF format on Compact Disc (CD) to the Planning and Development Department, Development Services Division. If the required files are unavailable, the developer shall pay a scanning fee to cover the cost of scanning the as-built plans.
9. The developer shall monitor, supervise and control all construction and construction related activities to prevent them from causing a public nuisance including, but not limited to, insuring strict adherence to the following:
a) Removal of dirt, debris or other construction material deposited on any public street no later than the end of each working day.
b) Construction operations, including building related activities and deliveries, shall be restricted to Monday through Saturday from 7:00 a.m. to 8:00 p.m., excluding holidays, and from 10:00 a.m. to 6:00 p.m. on Sundays and holidays, in accordance with City Municipal Code 15.04.060, unless otherwise extended or shortened by the City Engineer or Building Official. c) The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site. Violation of any condition or restriction or prohibition set forth in these conditions shall subject the owner, applicant, developer or contractor(s) to remedies as noted in the City Municipal Code. In addition, the City Engineer or Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such time as it has been determined that all operations and activities are in conformance with these conditions.
10. Prior to building permit issuance, a condo map shall be filed unless otherwise approved by the City Engineer.
11. Prior to issuance of a building permit, the developer shall finish the construction or post security guaranteeing the construction of all public improvements. Said improvements shall include, but are not limited to, the following:
a) All street facilities along Avenida Del Vista and Via Del Rio. b) All ADA improvements at intersection of Via Del Rio and Avenida Del Vista, shall include but not limited to curb ramps, audible pedestrian warning system, and count down pedestrian signals. The applicant shall submit a Traffic Signal Modification Plan for review and approval by the City Traffic Engineer. c) All drainage facilities along Avenida Del Vista and Via Del Rio. d) All required grading, including erosion control.
e) All required sewer and water facilities.
f) All required landscaping and/or park facilities.
g) All under grounding of overhead utilities, except for cables greater than 32k volts, or as otherwise approved by Affordable Housing Density Bonus Agreement 2024-0001.
12. All the grading design criteria shall be per City of Corona standards, Corona Municipal Code Title 15 Chapter 15.36 and City Council Ordinance Number 2568, unless otherwise approved by the City Engineer.
13. Prior to approval of grading plans, the applicant shall submit two (2) copies of a soils and geologic report prepared by a Registered Engineer to the Planning and Development Department, Development Services Division. The report shall address the soil's stability and geological conditions of the site. If applicable, the report shall also address: deep seated and surficial stability of existing natural slopes; modified natural slopes which are subject to fuel zones; manufactured slopes and stability along proposed daylight lines; minimum required setbacks from structures; locations and length of proposed bench drains, sub-drains or french drains; and any other applicable data necessary to adequately analyze the proposed development.
14. Prior to approval of grading plans, erosion control plans and notes shall be submitted and approved by the Planning and Development Department, Development Services Division.
15. Prior to approval of grading plans, the applicant shall obtain a General Construction Activity Storm Water Permit from the State Water Resources Control Board in compliance with National Pollutant Discharge Elimination System (NPDES) requirements.
Proof of filing a Notice of Intent (NOI) will be required by the City. The WDID # shall be displayed on the title sheet of the grading plans.
16. Prior to approval of grading plans, the applicant shall comply with the Federal Clean Water Act and shall prepare a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall be available at the project site for review.
17. Prior to issuance of grading permit or construction of any improvements, a letter will be required from a qualified botanist, plant taxonomist or field biologist specializing in native plants, stating that an investigation and/or eradication of scale broom weed (Lepidospartum Squamatum) has been completed.
CUP2024-0003 5 of 8 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
18. Prior to the issuance of a grading permit the developer shall submit recorded slope easements or written letters of permission from adjacent landowners in all areas where grading is proposed to take place outside of the project boundaries.
19. Prior to issuance of building permits, the developer shall cause the civil engineer of record and soils engineer of record for the approved grading plans to submit pad certifications and compaction test reports for the subject lots where building permits are requested.
20. Prior to release of grading security, the developer shall cause the civil engineer of record for the approved grading plans to submit a set of as-built grading plans with respect to Water Quality Control facilities.
21. Prior to issuance of any grading permit, any environmental Phase I and Phase II findings and recommended actions to remove contamination resulting from previous use of the subject site shall be implemented.
22. All City of Corona NPDES permit requirements for NPDES and Water Quality Management Plans (WQMP) shall be met per Corona Municipal Code Title 13 Chapter 13.27 and City Council Ordinance Numbers 2291 and 2828 unless otherwise approved by the City Engineer.
23. Prior to the issuance of a grading permit, a Final WQMP, prepared in substantial conformance with the approved Preliminary WQMP, shall be submitted to the Planning and Development Department, Development Services Division for approval. Upon its final approval, the applicant shall submit one copy on a CD-ROM in PDF format. Prior to approval of the final WQMP, the applicant shall ensure that DMAs D-2, E-1, and E-2 comply with the approved guidance document.
24. Prior to the issuance of the first Certificate of Occupancy, the applicant shall record Covenants, Conditions and Restrictions (CC&R's) or enter into an acceptable maintenance agreement with the City to inform future property owners to implement the approved WQMP.
25. Prior to issuance of the first Certificate of Occupancy, the applicant shall provide proof of notification to the future homeowners and/or occupants of all non-structural BMPs and educational and training requirements for said BMPs as directed in the approved WQMP.
26. Prior to issuance of Certificate of Occupancy, the applicant shall ensure all structural post construction BMPs identified in the approved project specific Final WQMP are constructed and operational.
27. All the drainage design criteria shall be per City of Corona standards and the Riverside County Flood Control and Water Conservation District standards unless otherwise approved by the City Engineer.
28. Prior to approval of any improvement plans, the applicant shall submit a detailed hydrology study. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on- and off-site.
29. Prior to approval of improvement plans, the improvement plans submitted by the applicant shall address the following: The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site. The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow. All residential lots shall drain toward the street or alley. Lot drainage to the street or alley shall be by side yard swales or by an underground piping system. All areas requiring treatment shall drain toward an approved water quality or drainage facility. Once onsite drainage has been treated it may continue into an approved public drainage facility or diverted through under-sidewalk parkway drains.
30. Street design criteria and cross sections shall be per City of Corona standards, approved Specific Plan design guidelines and the State of California Department of Transportation Highway Design Manual unless otherwise approved by the City Engineer.
31. Prior to issuance of a building permit, the applicant shall offer dedication all required street right-of-way along Avenida Del Vista per the collector street standard (34-foot half width) and Via Del Rio per the secondary street standard (44-foot half width). Said dedication shall continue in force until the City accepts or abandons such offers. All dedications shall be free of all encumbrances and approved by the City Engineer.
CUP2024-0003 6 of 8 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
32. Prior to recordation or approval of improvement plans, the improvement plans submitted by the applicant shall include the following:
a) All driveways and driveway spacing shall conform to the applicable City of Corona standards and shall be shown on the street improvement plans.
b) Under grounding of existing and proposed utility lines, other than overhead utility lines. c) Installation of street lights as required per City of Corona standards and undergrounding of street light conduit. d) All other public improvements shall conform to City of Corona standards.
33. Prior to approval of improvement plans, the improvement plans shall show all the streets, along Avenida Del Vista and Via Del Rio, to be improved to half width plus ten (10) additional feet unless otherwise approved by the City Engineer. At the discretion of the applicant, the existing pavement maybe cored to confirm adequate section and R values during the design process and any findings shall be incorporated into the project design. Therefore improvements may include full pavement reconstruction, grind and overlay, or slurry seal. All striping shall be replaced in kind.
34. Prior to release of public improvement security, the developer shall cause the civil engineer of record for the approved improvement plans to submit a set of as-built plans for review and approval by the Planning and Development Department, Development Services Division.
35. Prior to acceptance of improvements, the City Engineer may determine that aggregate slurry, as defined in the Standard Specifications for Public Works Construction, may be required one year after acceptance of street(s) by the City if the condition of the street(s) warrant its application. All striping shall be replaced in kind. The applicant is the sole responsible party for the maintenance of all the improvements until said acceptance takes place.
36. Prior to approval of improvement plans, the developer shall comply with the approved traffic study recommendations.
37. Prior to the improvement plan approval, the applicant shall demonstrate that the proposed driveway on Via del Rio shall be limited to right-in/right-out access only.
38. Prior to the issuance of a Certificate of Occupancy, any damage to existing landscape easement areas due to project construction shall be repaired or replaced by the developer, or developer's successors in interest, at no cost to the City of Corona.
39. Prior to issuance of a building permit and/or issuance of a Certificate of Occupancy, the applicant shall pay all development fees, including but not limited to Development Impact Fees (DIF) per City Municipal Code 16.23 and Transportation Uniform Mitigation Fees (TUMF) per City Municipal Code 16.21. Said fees shall be collected at the rate in effect at the time of fee collection as specified by the current City Council fee resolutions and ordinances.
40. All the potable water and sewer design criteria shall be per City of Corona Utilities Department standards and Riverside County Department of Health Services Standards unless otherwise approved by the City Engineer and Utilities Director.
41. Prior to issuance of any building permits, including model home permits, a domestic water and fire flow system shall be approved by the Utilities Department and constructed by the developer, to the satisfaction of the Utilities Director and Fire Chief.
42. Prior to improvement plans approval, the applicant shall ensure that all water meters, fire hydrants or other water appurtenances shall not be located within a drive aisle or path of travel.
43. Prior to issuance of any building permits, the developer shall pay all water and sewer fees, including but not limited to connection fees, wastewater treatment fees, sewer capacity fees and all other appropriate water and sewer fees.
44. Prior to approval of improvement plans, when applicable, the applicant shall submit detailed potable water and sewer studies, prepared by a registered civil engineer, which shall be submitted to the Planning and Development Department, Development Services Division for review and approval. The study shall analyze the existing and proposed sewer and water facilities. Results of the system analysis may require special construction for the potable water and sewer systems, such as upsizing downstream sewer lines, installing pressure regulators, booster pumps, special material for pipeline construction, backwater valves and construction of other appurtenances as necessary to serve the proposed development. Effects of the proposed development, engineering analysis and special construction requirements shall be submitted for review and approval by the Planning and Development Department, Development Services Division and the Utilities Department.
CUP2024-0003 7 of 8 (Continued on next page)
Project Conditions
City of Corona
PUBLIC WORKS
45. Prior to building permit issuance, the applicant shall construct or guarantee the construction of all required public improvements including but not limited to, the potable water line, sewer line, potable water services, sewer laterals, double detector check assemblies and reduced pressure principle assemblies within the public right of way and-or easements.
46. Prior to building permit issuance, the applicant shall construct or guarantee the construction of 8-inch extra strength VCP or PVC sewer in alleys A, B, C, and D and connections to street Avenida Del Vista.
47. Prior to building permit issuance, the applicant shall construct or guarantee the construction of 8-inch ductile iron class 350 water in alleys A, B, C, D, and E and connections to streets Via Del Rio and Avenida Del Vista.
48. The applicant shall dedicate easements for all public water and sewer facilities needed to serve the project in accordance with the Utilities Department standards. The minimum easement width shall be 20 feet for one utility and 30 feet for more than one public utility facility. All public water and sewer facilities shall be provided a minimum 20 foot wide paved access road unless otherwise approved by the Utilities Director. Structures and trees shall not be constructed or installed within a public utility easement.
49. Prior to final map recordation or building permit issuance, whichever comes first, the applicant shall construct or guarantee the construction of public water systems with all public fire services to the satisfaction of the Utilities Department and Fire Chief.
50. Fire Hydrants shall be a maximum 250-300 feet apart or as directed by the Fire Department.
51. Manhole rim elevations shall be lower than all pad elevations immediately downstream. Otherwise a back flow prevention valve will be required.
52. Static pressures exceeding 80 psi require an individual pressure regulator.
53. Reclaimed water shall be used for any construction activity, unless otherwise approved by the Utilities Director or their designee. Prior to obtaining a reclaimed construction meter from the City, a Reclaimed Water Application shall be submitted for the contractor to receive certification to handle reclaimed water.
54. The applicant shall provide a separate irrigation water service for all HOA-CFD landscaped lots or easements.
55. Decorative pavers shall not be located within the public right-of-way. Decorative pavement within utility easement limits is subject to review and approval by our Utilities Department. 8 of 8
Project Conditions
City of Corona
UNCONDITIONED SPACE
CONDITIONED SPACE
AREA TABULATION
PLAN 2531X.1
UNCONDITIONED SPACE
CONDITIONED SPACE
AREA TABULATION
PLAN 2531.1
9'x40' CLEAR 9'x40' CLEAR
ENTRY
ENTRY
10'-6" x48'-11"
GARAGE
10'-8" x 43'-6"
GARAGE
5'-10" x 5'-2"
STOR.
5'-6" x 3'-0"
x 9'-0"
149 C.F.
MIN. 100
CUBIC FEET
STOR.
3'-8" x 7'-5" x
6'-0"
162 C.F.
MIN. 100
CUBIC FEET
27'-2"
1'-8"
49'-10"
10'-3" 14'-5"
1'-8"
2'-6"
3'-2" 5'-2" 3'-2" 26'-10" 3'-2" 5'-2" 3'-2"
12'-0" x 6'-3"
DECK
KITCHEN
12'-6" x 8'-3"
DINING
75 SQ. FT.
12'-8" x 13'-9"
GREAT RM.
PWDR.
COATS
12'-0" x 6'-3"
DECK
KITCHEN
12'-6" x 8'-3"
DINING
75 SQ. FT.
12'-8" x 13'-9"
GREAT RM.
PWDR.
COATS
BATH 2
W.I.C.
17'-5" L.F.
11'-4" x 12'-4"
PRIM. BEDRM.
PRIM. BATH HALL
11'-1" x 9'-10"
BEDRM. 2
LINEN
BATH 2
W.I.C.
17'-5" L.F.
11'-4" x 12'-4"
PRIM. BEDRM.
PRIM. BATH HALL
11'-1" x 9'-10"
BEDRM. 2
LINEN
JOB #: 23095
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
FIRST FLOOR
0 2 4 8
THIRD FLOOR SECOND FLOOR
UNIT 2531.1
UNIT 2531X.1
UNIT 2531.1 UNIT 2531.1
UNIT 2531X.1 UNIT 2531X.1
CORONA, CALIFORNIA
A-7
#23095
05/01/2025
9'x40' CLEAR 9'x40' CLEAR
ENTRY
ENTRY
10'-6" x48'-11"
GARAGE
10'-8" x 43'-6"
GARAGE
5'-10" x 5'-2"
STOR.
5'-6" x 3'-0"
x 9'-0"
149 C.F.
MIN. 100
CUBIC FEET
STOR.
7'-10" x 3'-0" x 5'-0"
118 C.F.
MIN. 100 CUBIC FEET
27'-2"
1'-8"
49'-10"
10'-3" 14'-5"
1'-8"
2'-6"
11'-6" 26'-10" 11'-6"
12'-0" x 6'-3"
DECK
KITCHEN
12'-6" x 8'-3"
DINING
75 SQ. FT.
12'-8" x 13'-9"
GREAT RM.
PWDR.
COATS
12'-0" x 6'-3"
DECK
KITCHEN
12'-6" x 8'-3"
DINING
75 SQ. FT.
12'-8" x 13'-9"
GREAT RM.
PWDR.
COATS
BATH 2
W.I.C.
17'-5" L.F.
11'-4" x 12'-4"
PRIM. BEDRM.
PRIM. BATH HALL
11'-1" x 9'-10"
BEDRM. 2
LINEN
BATH 2
W.I.C.
17'-5" L.F.
11'-4" x 12'-4"
PRIM. BEDRM.
PRIM. BATH HALL
11'-1" x 9'-10"
BEDRM. 2
LINEN
JOB #: 23095
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
FIRST FLOOR
0 2 4 8
THIRD FLOOR SECOND FLOOR
UNIT 2531.2
UNIT 2531X.2
UNIT 2531.2 UNIT 2531.2
UNIT 2531X.2 UNIT 2531X.2
CORONA, CALIFORNIA
A-8
#23095
05/01/2025
UNCONDITIONED SPACE
CONDITIONED SPACE
AREA TABULATION
UNIT 1633
11'-5" x 40'-4"
GARAGE
ENTRY
PORCH
COATS
9'x40' CLEAR
STOR.
2'-0" x
11'-0" x
9'-0"
198 C.F.
MIN. 100
CUBIC
FEET
21'-2"
12'-0"
52'-6"
31'-4"
16'-6"
4'-6"
16'-6"
1'-0"
1'-0"
12'-5" x 7'-6"
DINING
15'-11"x 6'-1"
DECK
KITCHEN
11'-5" x 10'-3"
BEDRM. 3
BATH 3
15'-11"x 9'-10"
GREAT RM.
107 SQ. FT.
WORK/
STUDY
11'-5" x 9'-10"
BEDRM. 2
BATH 2
PRIMARY
BATH
HALL
12'-4" x 14'-4"
PRIMARY
BEDRM.
LAU.
10'-3" L.F.
W.I.C.
WORK/
STUDY
JOB #: 23095
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
FIRST FLOOR
0 2 4 8
THIRD FLOOR SECOND FLOOR
CORONA, CALIFORNIA
A-9
#23095
05/01/2025
AREA TABULATION
UNIT 1638.1
UNCONDITIONED SPACE
CONDITIONED SPACE
20'-5" x 20'-2"
GARAGE
PORCH
ENTRY
BATH 4
10'-1" x 11'-2"
BEDRM. 4
STOR.
8'-4" x 3'-0" x 5'-0"
125 C.F.
MIN. 100 CUBIC FEET
21'-0"
21'-0"
51'-6"
30'-6"
4'-6" 16'-6"
15'-11"x10'-10"
GREAT RM.
15'-11"x 6'-3"
DECK
12'-4" x 7'-2"
DINING
KITCHEN
BATH 3
10'-0" x 10'-0"
BEDRM. 3
10'-2" x 10'-2"
OFFICE
LAU.
BATH 2
HALL
W.I.C.
15'-0" L.F.
PRIM. BATH
12'-0" x10'-10"
BEDRM. 2
15'-11"x 11'-8"
PRIM. BEDRM.
WORK/
STUDY
JOB #: 23095
Kevin L. Crook
Inc
klcarch.com
Architect
PLANNING + ARCHITECTURE
FIRST FLOOR
0 2 4 8
THIRD FLOOR SECOND FLOOR
CORONA, CALIFORNIA
A-10
#23095
05/01/2025
CORONA, CALIFORNIA
A-3
#23095
05/01/2025
CORONA, CALIFORNIA
A-6
#23095
05/01/2025
AVENIDA DEL VISTA
VIA DEL RIO
EXISTING
APARTMENT
EXISTING
CELL TOWER
FACILITIES
EXISTING
ELEMENTARY SCHOOL
LEGEND
TREE CALCULATION
Landscaping Area - 26,217 sqft
Tree for every 15 linear feet 38
Tree for every 200 sqft area 27
Other Trees
Total
21 86
15’-0”
15’-0”
6’-0”
+/-15’-0”
16’-0” +/-23’-0”
typ.
typ.
typ.
371
sqft
719
sqft
542
sqft 749
sqft
379
sqft
303
sqft
363
sqft
355
sqft
244
sqft
270
sqft
272
sqft
431
sqft
458
sqft
434
sqft
570
sqft
01.30.25 CORONA, CA
L-8
VIA DEL RIO -
Collaborative
LANDSCAPING AREA CALCULATION
0 10’ 20’ 40’
Scale: 1”= 20’-0”
01.30.25 CORONA, CA
L-7
VIA DEL RIO -
Collaborative
PROPOSED PLANTING LIST
TREES
Cercidium ‘Desert Museum’ / Desert Museum Palo Verde (VL) Chionanthus retuses /Chinese Fringe Tree (M)
Geijera parviflora/Australian Willow (M)
Jacaranda mimosifolia / Jacaranda (M)
Koelreuteria bipinnata/Chinese Flame Tree (M)
Lagerstroemia indica / Crape Myrtle(M)
Laurus nobilis/Bay Laurel (L)
Magnolia spp. / Magnolia (M)
Melaleuca alternifolia/Narrow-leaved paperbark (L)
Olea europea / Olive (L)
Platanus acerifolia / London Plane Tree (M)
Platanus racemose/ California Sycamore (M)
Prunus caroliniana/Carolina Cherry Laurel (M)
Pyrus calleryana / Bradford Pear (M)
Tristania conferta / Brisbane Box (M)
Botanical Name / Common Name (WUCOLS)
SHRUBS
Botanical Name / Common Name (WUCOLS)
Agapanthus spp./ Lily of the Nile (M)
Agave spp./ Agave (VL)
Aloe spp./ Aloe (L)
Anigozanthos spp./ Kangaroo Paw (M)
Bougainvillea spp./Bougainvillea (L)
Buxus sp./ Boxwood (M)
Callistemon viminalis ‘Little John’/ Dwarf Callistemon (L) Carissa macrocarpa ‘Tuttle’/ Dwarf Natal Plum (L)
Ceanothus ‘Frosty Blue’/ California Lilac (L)
Chondropetalum tectorum/ Cape Reed (M)
Cistus x. purpureus/ Orchid Rockrose (L)
Cordyline spp./ NCN (M/L)
Dianella spp./ Flax Lily (L)
Dietes sp./ Fortnight Lily (L)
Dodonaea v. purpurea/ Purple Hopseed Bush (L)
Euonymus spp./ Euonymus (M)
Euphorbia spp./ Candelilla (L)
Festuca mairei/ Atlas Fescue (L)
Grevillea spp. / Grevillea (L)
Hemerocallis spp./ Daylily (M)
Hesperaloe parviflora/ Red Yucca (VL)
Heteromeles arbutifolia/ Toyon (VL)
Ilex vomitoria/ Yaupon holly (L)
Juncus spp./ Gray Rush (L)
Lavandula spp./ Lavender (L)
Leucophyllum spp./ Purple Sage (L)
Ligustrum j. ‘Texanum’ / Texas Privet (M)
Lomandra spp./ NCN (M/L)
Muhlenbergia spp./ Deer Grass (M/L)
Olea europaea ‘Little Ollie’/ Little Ollie Olive (L)
Osmanthus fragrans/ Osmanthus (M)
Philodendron spp./ Philodendron (M)
Phormium spp./ New Zealand Flax (L)
Photinia x. fraseri/ Fraser’s Photinia (M)
Pittosporum spp./ Mock Orange (M)
Podocarpus macrophyllus/ Yew Pine (M)
Rhaphiolepis spp./ Indian Hawthorne (L)
Rosa floribunda ‘Iceberg’/ Iceberg Rose (M)
Rosmarinus spp./ Rosemary (L)
Salvia greggii/Autumn Sage (L)
Westringia spp./ Rosemary (L)
Xylosma congestum/ Shiny Xylosma (L)
Yucca spp./ Yucca (L/VL)
GROUNDCOVER
Botanical Name / Common Name (WUCOLS)
Bougainvillea sp./ NCN (L)
Carex divulsa/ Berkeley Sedge (L)
Carissa m. ‘Green Carpet’/ Natal Plum (L)
Dianella revoluta ‘Little Rev’/ Dianella(L)
Festuca sp./ Fescue (L)
Lantana sp./ Lantana(L)
Lonicera j. ‘Halliana’/ Honeysuckle (L)
Rosmarinus o. ‘Prostratus’/ Prostrate Rosemary (L)
Senecio spp./ NCN (M)
Trachelospermum jasminoides/ Star Jasmine (M)
VINES / ESPALIERS
Botanical Name / Common Name (WUCOLS)
Bougainvillea spp./ NCN (L)
Macfadyena unguis-cati/Cat’s Claw Creeper (L)
Parthenocissus tricuspidata/Boston Ivy (M)
Trachelospermum jasminoides/ Star Jasmine (M)
NOTE:
WUCOLS Region 4 (South Inland Valley)
CONCEPTUAL PLANTING PALETTE
LEGEND
AVENIDA DEL VISTA
VIA DEL RIO
EXISTING
APARTMENT
EXISTING
CELL TOWER
FACILITIES
EXISTING
ELEMENTARY SCHOOL
Entry Monument Wall
Perimeter Fence on Low Retaining Wall
Perimeter Wall
Patio Wall and Stair Cheek Wall
Patio Gate
Facilities’ Access Gate / Maintenance
Access Gate
BLDG 3
BLDG 4
BLDG 5
BLDG 6
BLDG 2 BLDG 1
ALLEY B
ALLEY D
ALLEY A
ALLEY C
ALLEY E
01.30.25 CORONA, CA
L-4
VIA DEL RIO -
Collaborative
0 10’ 20’ 40’
CONCEPTUAL WALL AND FENCE PLAN Scale: 1”= 20’-0”
Patio Wall and Staircase Cheek Wall
• 3’-0”ht.
• Color to Match Architure Railing
• Retaining Wall Height per Civil Engineer’s Plan (3’ht. Max within 20’ setback zone) • Slump CMU Block in Running Bond Pattern with 2” Slump Block Cap • Color: Gray
• Tubular Steel Fence - 6’ht.
• Paint Color: SW7048 Urbane Bronze or Equal
• Perimeter Wall 6’-0” ht.
• Slump CMU Block in Running Bond Pattern
• Color: Gray
• 2” Slump CMU Cap
Patio Gate
• 5’ ht.
• Slump CMU with White Stucco finish in Running Bond Pattern • Double-side Corten Steel Cut-out Community I.D. Signage Entry Monument Wall Perimeter Fence on Low Retainting Wall Perimeter Wall 5’-0”
6’-0”
3’-0”
3’-0”
18”
Per Civil
• 5’ ht.
• Tubular Steel
• Paint Color: SW7048 Urbane Bronze or Equal
Facilities’ Access Gate / Maintenance Access Gate
Color: Gray Color: Gray Match Adjacent Fence
• 3’-0” ht
• Slump CMU with White Stucco (Running Bond Pattern)
01.30.25 CORONA, CA
L-5
VIA DEL RIO -
Collaborative
CONCEPTUAL WALL AND FENCE DETAILS
AVENIDA DEL VISTA
VIA DEL RIO
EXISTING
APARTMENT
EXISTING
CELL TOWER
FACILITIES
EXISTING
ELEMENTARY SCHOOL
LEGEND
Parking Lot Light
Tree/Signage Up Light
Down Light
Low Directional Bollard
Philips (Or Equal)
FX Luminaire (Or Equal)
Bega (Or Equal)
Tree Up Light
Parking Lot Light
Down Light
Low Directional Bollard
PROJECT
CATALOG #
TYPE
NOTES
LANDSCAPE LIGHTING
LED Down Lights
Quick Facts
■ Down or up/down
configurations
■ Powder-coated
aluminum, natural
stainless steel, or natural
copper finishes
■ Cree® integrated LEDs
■ Compatible with Luxor®
technology
■ Phase and PWM
dimmable
■ Input voltage: 10–15 V
The ZW is a compact, fixed position, direct or
indirect down light for grazing walls and other
accent illumination needs.
ZW Down Light DESIGNER PLUS
4.7" (120 mm)
3.0" (77 mm) 3.9" (100 mm)
DN Powder-coat and CU finishes
4.7" (120 mm)
7.4" (189 mm)
3.0" (77 mm)
3.3" (84 mm)
2.3" (59 mm)
UD Powder-coat and CU finishes UD SS finish only
2.7" (68 mm)
INPUT VOLTAGE
Code Description
PWM Dimmable Driver,
12-15 V, 60 Hz or 12-24 V DC 23(1)
(1) For appropriate transformer.
Wallmount Cassia
pact, xed position, direct/indirect accent used for
cent illumination tasks. The luminaire is constructed
wder coated aluminum, providing a variety of aesthetic
is ideal for use in modern architectural designs, and
scape d5 driver technology for advanced dimming and
2 x 6 W LED
White (4 300 K typical)
Warm white (3 000 K typical)
Blue (470 nm)
Suitable for wet locations
0-10 V
On-site or factory-programmable brightness
IP65
Powder coated aluminum
Black
Silver
Polished copper
Wall mount
/
J-box power supply LSLED-15V20W277
for non-dimming applications
-4 °F to 104 (-20 °C to 40 °C)
www.lumascape.com Refer to
e hot - take care with appropriate use and placement
Cassia LS121LED
Code
0 K typical) 4 12W
white
0 K typical) H6 12
B4 12
470 nm)
OPTICAL SYSTEM
Code Beam
NR Narrow 14˚
NM Narrow Medium 25˚
ME Medium 30˚
WD Wide 40˚
FINISH
Description Material Code
CB Black, powder coatedAluminum
CS Silver, powder coatedAluminum
CU Copper Polished
23 IP65
Wiring Diagram Reference
Input Voltage LED Color Control Type Wiring Diagram
23 Single Color Non Dim 2
23 Single Color 0-10 V 3,4
52° CUTOFF
it #19
62 US & Canada
18 Jan 2017
4.7" (120 mm) 10.3" (263 mm)
INPUT VOLTAGE
Code Description
PWM Dimmable Driver,
12-15 V, 60 Hz or 12-24 V DC 23(1)
(1) For appropriate transformer.
Wallmount Cassia
compact, xed position, direct/indirect accent used for r accent illumination tasks. The luminaire is constructed r powder coated aluminum, providing a variety of aesthetic ire is ideal for use in modern architectural designs, and mascape d5 driver technology for advanced dimming and
2 x 6 W LED
White (4 300 K typical)
Warm white (3 000 K typical)
Blue (470 nm)
Suitable for wet locations
0-10 V
On-site or factory-programmable brightness
IP65
Powder coated aluminum
Black
Silver
Polished copper
Wall mount
ers /
J-box power supply LSLED-15V20W277
for non-dimming applications
-4 °F to 104 (-20 °C to 40 °C)
www.lumascape.com Refer to
ome hot - take care with appropriate use and placement
Cassia LS121LED
Code olor
White
300 K typical) 4 12W
Warm white
000 K typical) H6 12
B4 12
ue (470 nm)
OPTICAL SYSTEM
Code Beam
NR Narrow 14˚
NM Narrow Medium 25˚
ME Medium 30˚
WD Wide 40˚
FINISH
Description Material Code
CB Black, powder coatedAluminum
CS Silver, powder coatedAluminum
CU Copper Polished
23 IP65
Wiring Diagram Reference
Input Voltage LED Color Control Type Wiring Diagram
23 Single Color Non Dim 2
23 Single Color 0-10 V 3,4
52° CUTOFF
Unit #19
-5862 US & Canada
18 Jan 2017
2.1" (54 mm)
3.3" (84 mm)
4.7" (120 mm)
6.0" (151 mm)
2.7" (68 mm) 2.1" (54 mm)
3.3" (84 mm)
3.3" (84 mm)
2.3" (59 mm)
DN SS finish only
UD Powder-coat
and CU finishes
UD SS
finish only
DN Powder-coat
and CU finishes
DN SS
finish only
Bega (Or Equal)
01.30.25 CORONA, CA
L-9
VIA DEL RIO -
Collaborative
CONCEPTUAL LIGHTING PLAN
NOTE:
Lighting fixture locations are conceptual. Final locations are subject to the final site configuration and utility layouts.
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
03/12/2025
CONCEPTUAL PHASING AND AFFORDABLE UNIT PLAN
0 10 20 40 North
Project Summary
Site Area: 2.87 Acres (161,956 SF)
No. of Units: 57 Homes1
• (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 Setbacks2:
• Front: 13’ to building minimum (Avenida Del Vista)
• Street Side: 15’ to building minimum (Via Del Rio)
• Side & Rear: 10’ to building minimum
• Building to Building: 10’ minimum separation
Parking Required3: 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 SF4
(10’ min. dim)
• Private Open Space: 6,858 SF5 (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.
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
SP-2
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
MODELS
PHASE 1
PHASE 2
PHASE 3 PHASE 4
PARKING /
BUILD OUT
*
*
*
*Conceptual Affordable Unit Locations
• (1) Plan 2531
• (1) Plan 1633
• (1) Plan 1638
53'-6"
Proposed Setbacks2:
• Front: 18’ minimum (Via Del Rio)
• Street Side: 13’ minimum (Avenida Del Vista)
• Side & Rear: 15’ minimum
• Building to Building: 18’ minimum separation
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
CONCEPTUAL TRASH STAGING PLAN
Each home stages their trash carts in their drive apron for pickup, maintaining the 28' alley free and clear.
(2) 64-Gallon Carts for Trash and Recycle
(1) 32-Gallon Cart for Organics/Green Waste
Corona, CA
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
T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G
T R G T R G T R G T R G T R G T R G T R G T R G T R G
T R G T R G T R G T R G T R G T R G T R G T R G T R G
T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T
R
G
T R G T R G T R G T R G T R G T R G
T
R
G T R G
T R G
Each home stages their trash carts in their drive apron for pickup, maintaining the 28' alley free and clear.
(2) 64-Gallon Carts for Trash and Recycle
(1) 32-Gallon Cart for Organics/Green Waste
Corona, CA
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
T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G
T R G T R G T R G T R G T R G T R G T R G T R G T R G
T R G T R G T R G T R G T R G T R G T R G T R G T R G
T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T
R
G
T R G T R G T R G T R G T R G T R G
T
R
G T R G
T R G
SP-3
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)
VIA DEL RIO
ALLEY B
ALLEY E
ALLEY A
ALLEY D
ALLEY C
T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G
T R G T R G T R G T R G T R G T R G T R G T R G T R G
T R G T R G T R G T R G T R G T R G T R G T R G T R G
T R G T R G T R G T R G T R G T R G T R G T R G T R G T R G T
R
G
T R G T R G T R G T R G T R G T R G
T
R
G T R G
Conceptual trash truck path
Project Summary
Site Area: 2.87 Acres (161,956 SF)
No. of Units: 57 Homes1
• (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 Setbacks2:
• Front: 13’ minimum (Via Del Rio)
• Street Side: 6.5’ minimum (Avenida Del Vista)
• Side & Rear: 15’ minimum
• Building to Building: 18’ minimum separation
Parking Required3: 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 SF4 (10’ min. dim)
• Private Open Space: 6,858 SF5 (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)
D
D
B B
C C
E
E
A
A
ALLEY B
AVENIDA DEL VISTA
VIA DEL RIO
ALLEY D
12" PAD SPLIT 12" PAD SPLIT
12" PAD SPLIT 6" PAD SPLIT ALLEY C
BUILDING 2
(103 A)
BUILDING 3
(103 A) BUILDING 4
(902 A)
BUILDING 5
(902 A)
BUILDING 6
(902 A) BERYL LANE (PUBLIC)
(PUBLIC)
(PUBLIC)
(PRIVATE WAY)
(PRIVATE WAY)
(PRIVATE WAY)
BUILDING 1
(103 A) ALLEY E (PRIVATE WAY) ALLEY A (PRIVATE WAY)
CONCEPTUAL GRADING PLAN
EARTHWORK INFO
SECTION A-A
N.T.S.
SECTION B-B
N.T.S.
SECTION C-C
N.T.S.
SECTION D-D
AVENIDA DEL VISTA (COLLECTOR)
N.T.S.
SECTION E-E
VIA DEL RIO (SECONDARY ARTERIAL)
N.T.S.
BIO-RETENTION DETAIL
N.T.S.
CONCEPTUAL UTILITY PLAN
14+00
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) 10+00 11+00
12+00
13+00
10+00 11+00 12+00 13+00 14+00 15+00 BERYL LANE (PUBLIC)
ALLEY B
AVENIDA DEL VISTA
VIA DEL RIO
ALLEY D
ALLEY C
(PUBLIC)
(PUBLIC)
(PRIVATE WAY)
(PRIVATE WAY)
(PRIVATE WAY) ALLEY E (PRIVATE WAY) ALLEY A (PRIVATE WAY) 16+00
VIA DEL RIO
AVENIDA DEL VISTA
OVERHEAD LINES
TO REMAIN
PROPERTY
BOUNDARY
SOCAL POWER
POLE LOCATIONS
EXISTING OVERHEAD LINES
OVERHEAD WIRE EXHIBIT
SOCAL POWER POLES
OVERHEAD LINES TO REMAIN
OVERHEAD LINES TO BE REMOVED
SOCAL POWER POLES
OFFSITE OVERHEAD LINES TO REMAIN
PROJECT FRONTAGE LINES TO REMAIN
PROJECT SITE
1717 VIA DEL RIO
CONCEPTUAL UTILITY PLAN
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)
BERYL
LANE
(PUBLIC)
ALLEY B
AVENIDA DEL VISTA
VIA DEL RIO
ALLEY D
ALLEY C
(PUBLIC)
(PUBLIC)
(PRIVATE WAY)
(PRIVATE WAY)
(PRIVATE WAY)
ALLEY E
(PRIVATE WAY)
ALLEY A
(PRIVATE WAY)
Legend
Existing overhead SCE lines
to remain
Existing overhead telecom
lines to remain
Existing overhead telecom
lines to be undergrounded
Existing overhead Streetlight
power to be undergrounded
Louisa Feletto | Forward Planning Project Manager
949-299-3833 | [email protected]
BLDG 3
BLDG 4
BLDG 5
BLDG 6
BLDG 2 BLDG 1
AVENIDA DEL VISTA
ALLEY B
ALLEY D
ALLEY A
ALLEY C
ALLEY E
V I A D E L R I O
EXISTING
APARTMENT
EXISTING
CELL TOWER
FACILITIES
EXISTING
ELEMENTARY SCHOOL
Collaborative
JOB #: 23018
Kevin L. Crook
Inc
klcarch.com
Architect
07.01.24 PLANNING + ARCHITECTURE
L-1 0 10’ 20’ 40’
CONCEPTUAL SITE PLAN Scale: 1”= 20’-0”
A NEW FOR SALE RESIDENTIAL COMMUNITY IS BEING
PROPOSED NEAR YOU!
CORONA, CALIFORNIA
Fast Facts
› Replaces a boarded up office space
› Includes 57 new high-quality attached, for-sale,
three-story townhomes
› Energy efficient and water efficient buildings and
landscaping
› Traditional architectural styles
› Two, three, and four-bedroom floor plans
› Two-car garages with additional on site guest parking › Private open space in the form of a balcony
› Common amenity areas including a bbq area with
shade structure and tables, picnic tables, and open
lawn areas
Project
Site
Location Map
Not to Scale
Site Plan
Not to Scale
Avenida Del Vista
VIA DEL RIO
Sapphire Ln
Beryl Ln
Via Del Rio
Kirkwood
Dr Bern Dr
Via Bernardo Coronita
Elementary
School
Frequently Asked Questions
Q: How many homes are proposed and will they be for sale or for rent? A: There will be 57 attached three-story townhomes. All homes will be for-sale.
Q: Will this community have a Home Owners Association (HOA)? A: Yes, an HOA will be fully responsible for managing and maintaining the community, including all landscaping, common amenity areas, and parking enforcement.
Q: Where does the community take access from?
A: The primary vehicular entry/exit of the project is from 1st Steet adjacent to Avenida Del VIsta.
The secondary acess will be taken from Via Del Rio.
Q: Where will the residents (and their guests) of the proposed project park? A: Each residence has its own attached 2-car garage. The HOA will ensure that residents are maintaining their garage for the parking of vehicles and not storage. Additional spaces will be provided on site for guests.
Q: Will the community be gated?
A: No, this development will not be gated.
Q: When is construction expected to begin?
A: Construction is anticipated to begin the 1st quarter of 2026, with a grand opening in the 1st quarter of 2027.
Q: Is there an interest list, and if so, how do I get on it? A: Yes, there is an interest list. Please contact Louisa Feletto at the phone number or email address listed below.
Q: Will these homes be energy efficient?
A: Yes, Meritage Homes is proud to be the leader in energy-efficient homes. All our homes are equipped with solar, high performance HVAC, high efficiency windows, and more. We also offer additional green features and are Energy Star, Air Quality Plus, and Water Sense EPA certified to provide homes that are healthy for the environment and our buyers. We encourage you to explore our website at www.meritagehomes.com.
Q: What if I have more questions or concerns?
A: Please feel free to contact Louisa Feletto at the phone number or email address below. We look forward to speaking with you!
CORONA, CALIFORNIA
Louisa Feletto | Forward Planning Project Manager
949-299-3833 | [email protected]
5 Peters Canyon Road, Suite 310 | Irvine, CA
August 12, 2025
Sandra Vanian, Planning Manager
Brendan Dalde, Assistant Planner
City of Corona, Planning and Development Department
400 South Vicentia Avenue
Corona, CA 92882
Re: Project Description
Dear Ms. Vanian and Dr. Dalde,
Meritage Homes is pleased to submit Via Del Rio, a proposed for-sale residential community located in the City’s West Ontario neighborhood. Meritage Homes has entered into a contract with Ingles La Sendra, Inc to purchase approximately 2.87 acres of land located at 1717 Via Del Rio (APN 103-200-088 and 103-200-089).
The proposed Via Del Rio Residential Project (project or proposed project) includes a request for approval of a Conditional Use Permit, Tentative Tract Map, and Density Bonus Agreement for a residential development on the site. The existing General Plan designation of “High Density Residential” and Zoning designation of “R3 – Multiple-Family Residential” would remain the same.
The site is located roughly a half mile south of State Route 91, and three and a quarter miles west of Interstate 15. The project site has been previously disturbed and is developed with the Iglesia Reformada La Senda church, a surface parking lot, turf area, a playground, ornamental plantings, associated church facilities/structures, and two existing cell tower facilities. The project site is surrounded by single-family homes to the southeast and southwest, a multi-family development to the northeast, and an elementary school to the northwest.
The proposed project includes development of up to 57 three story townhomes on the 2.87-acre site, with 3 units proposed to be affordable in the “Very Low” income range. Additionally, 4 homes are proposed to be ADA accessible. Of the 57 homes, 18 are considered duplexes under the building code and thus exempt from the 10% accessibility calculation provision. The proposed townhomes would range in size from approximately 1,200-1,800 square feet (sf) and include 2 to 4 bedrooms. The project would include two garage spaces per unit plus approximately 13 guest spaces for a total of 127 parking spaces. Access to the residential area would be provided via two driveways. The primary driveway allowing both left and right turn movements would be located off Avenida Del Vista. The secondary driveway would be off Via Del Rio and allow right-in, right-out turning movements only.
The project would provide a total of approximately 17,793 sf of open space area, including approximately 6,858 sf of private open space, and approximately 10,935 sf of common open space area. The common open space area amenities would include features such as decorative walkways, gathering spaces, a BBQ area with shaded seating, a tot lot, passive lawn areas, and bicycle parking. The private open space areas would consist of patios and deck/balconies available to each unit.
5 Peters Canyon Road, Suite 310 | Irvine, CA
The project does not propose any off-site improvements or modifications. Thus, it is assumed that all study area roadway facilities and intersections would remain the same with the implementation of the project.
The project will update perimeter street lighting and fire hydrants to bring the area into conformance with the City’s current standards.
The existing cell tower facilities are proposed to remain in place, however the access to the facilities and associated easements would be updated to encompass all structures and provide a single point of access from Avenida Del Vista and adjust any gates into the structure to come from the north side. Coordination with the carriers and tower owners is underway to update the legal documents associated with this.
Meritage Homes believes that the housing proposed by this project provides the type of workforce housing that is desperately needed in the region and throughout the state. We are excited for the opportunity to bring this project to the City of Corona and look forward to working with City staff to get this approved.
Sincerely,
Louisa Feletto
Forward Planning Manager
MLC Holdings, Inc.
5 Peters Canyon Road, Suite 310 | Irvine, CA
August 12, 2025
Sandra Vanian, Planning Manager
Brendan Dalde, Assistant Planner
City of Corona, Planning and Development Department
400 South Vicentia Avenue
Corona, CA 92882
Re: Affordable Housing Narrative
Dear Ms. Vanian & Mr. Dalde,
Meritage Homes is pleased to submit Via Del Rio, a proposed for-sale residential community located in the City’s West Ontario neighborhood. Meritage Homes has entered into a contract with Ingles La Sendra, Inc to purchase approximately 2.87 acres of land located at 1717 Via Del Rio (APN 103-200-088 and 103-200-089).
The proposed project consists of 57 three-story for-sale townhomes with a density of 19.86 dwelling units per acre. Proposed homes range from approximately 1,200 – 1,800 square feet with two to four bedrooms.
The proposed project would also include grading of the site, installation of water, sewer, and water quality infrastructure, as well as private drives and amenities.
The property maintains a general plan designation of “High Density Residential” and a zoning designation of “R3 – Multiple-Family Residential” which allows for the development of a residential project up to 36 dwelling units per acre. This is consistent with other properties to the northeast of the site.
Of the 57 homes, three homes (5.3%) are proposed to be affordable at a “Very Low” income level. The development would utilize the following incentive/concession and waivers:
• Concession 1: Rule 20 requirement for overhead to underground conversion of utility lines along Via Del Rio. This rule requires the undergrounding of all overhead utilities, except for cables greater than 32k volts. The project proposes to leave overhead lines within the public right of way in place.
The cost of undergrounding the lines along Via Del Rio would not be a straightforward effort based on current pole locations, local services, and transformer locations. As such, the anticipated cost of that work effort would be $815,000 plus additional costs related to private homeowner coordination needed to place a new pole in the rear yard of the home at 1801 Bern Drive, Corona, CA. By eliminating this requirement, the project can support the inclusion of three affordable units on site and achieve the proposed density. It should be noted that due to construction conflicts, the project will underground the lower telecommunication lines between the power pole at the western property line and the pole closest to the intersection of Via Del Rio and Avenida Del Vista along the property’s frontage. No lines crossing Via Del Rio to the south or crossing Avenida Del Vista to the east will be touched.
• Waiver 1: Chapter 17.24.200(B) Recreation Facilities. This code item requires an indoor recreation facility for projects with more than 20 dwelling units. The project proposes to waive this requirement in its entirety. The project proposes to eliminate the indoor recreation space requirement as constructing this space would preclude the development from achieving the proposed density on site.
5 Peters Canyon Road, Suite 310 | Irvine, CA
• Waiver 2: Chapter 17.82.030(A)(2)(a)(1) Front Yard. This code item requires a minimum 20 feet for the front setback. The project proposes a reduced front setback to a minimum 18 feet. By reducing the front yard setback, the project can provide larger drive aprons to accommodate the City’s required water meters per Standard Drawing 408 and achieve the proposed density on site. • Waiver 3: Chapter 17.82.030(A)(2)(a)(3) Street Side Yard. This code item requires a minimum 15 feet for the street side setback. The project proposes a reduced street side setback to a minimum 13 feet. By reducing the street side yard setback, the project can provide larger drive aprons to accommodate the City’s required water meters per Standard Drawing 408 and achieve the proposed density on site.
• Waiver 4: Chapter 17.82.030(A)(2)(a)(5) Building Separation. This code item requires a minimum separation of 25 feet for three story buildings. The project proposes to reduce the building separation to a minimum 18 feet. This reduced separation is at “pinch point” areas between Buildings 4 and 5 (18’ separation) and Buildings 4 and 6 (22’ separation) on site (a front to side condition). The separation minimum would still meet the requirements of the California Building Code. By reducing the minimum building separation, the project can achieve the proposed density on site.
• Utilization of parking ratios as described in the Density Bonus Law found in subdivision (p) of California Government Code Sections 65915 – 65918. The reduction of parking requires one and one-half onsite parking spaces for two- and three-bedroom homes, and two and one-half onsite parking spaces for four- or more bedroom homes.
The project will require a Conditional Use Permit (CUP2024-0003) for the proposed condominium use as well as a Tentative Tract Map (TTM2024-0002) and Affordable Housing And Density Bonus Agreement (AHDB2024-0001). The tentative tract map will include revising easements for existing cell tower facilities on the property.
Meritage Homes believes that the housing proposed by this project provides the type of workforce housing that is desperately needed in the region and throughout the state. We are excited for the opportunity to bring this project to the City of Corona and look forward to working with City staff to get this approved.
Sincerely,
Louisa Feletto
Forward Planning Manager
MLC Holdings, Inc.
VIA DEL RIO
(DPR2023-0029)
FOCUSED TRAFFIC STUDY
Reference Number Agency Date
15701-04 FTS Report City of Corona June 28, 2024
PREPARED BY: Charlene So, PE | [email protected]
Jared Brawner | [email protected]
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TABLE OF CONTENTS
Table of Contents ............................................................................................................................................... ii Appendices......................................................................................................................................................... iv List of Exhibits..................................................................................................................................................... v List of Tables ...................................................................................................................................................... vi List of Abbreviated Terms ............................................................................................................................... vii 1 Introduction............................................................................................................................................... 1
1.1 Summary of Findings ...............................................................................................................................................1
1.2 Project Overview.......................................................................................................................................................1
1.3 Analysis Scenarios .....................................................................................................................................................4
1.4 Study Area ....................................................................................................................................................................5
1.5 Deficiencies ..................................................................................................................................................................7
1.6 Recommendations ....................................................................................................................................................9 2 Methodologies ........................................................................................................................................13
2.1 Level of Service........................................................................................................................................................ 13
2.2 Intersection Capacity Analysis........................................................................................................................... 13
2.3 Traffic Signal Warrant Analysis Methodology ............................................................................................ 15
2.4 Minimum Acceptable Levels of Service (LOS)............................................................................................ 16
2.5 Deficiency Criteria.................................................................................................................................................. 17
2.6 Project Fair Share Calculation Methodology .............................................................................................. 17 3 Area Conditions ......................................................................................................................................19
3.1 Existing Circulation Network ............................................................................................................................. 19
3.2 City of Corona General Plan Circulation Elements .................................................................................. 19
3.3 Bicycle & Pedestrian Facilities............................................................................................................................ 24
3.4 Transit Service.......................................................................................................................................................... 24
3.5 Existing (2024) Traffic Counts........................................................................................................................... 24
3.6 Existing (2024) Intersection Operations Analysis ..................................................................................... 28
3.7 Existing (2024) Traffic Signal Warrants Analysis ....................................................................................... 28 4 Projected Future Traffic .........................................................................................................................31
4.1 Project Trip Generation ....................................................................................................................................... 31
4.2 Project Trip Distribution...................................................................................................................................... 32
4.3 Modal Split................................................................................................................................................................. 32
4.4 Project Trip Assignment....................................................................................................................................... 35
4.5 Background Traffic................................................................................................................................................. 35
4.6 Cumulative Development Traffic..................................................................................................................... 35
4.7 Near-Term Traffic Conditions........................................................................................................................... 42 5 E+P Traffic Conditions............................................................................................................................43
5.1 Roadway Improvements ..................................................................................................................................... 43
5.2 E+P Growth Traffic Volume Forecasts.......................................................................................................... 43
5.3 Intersection Operations Analysis..................................................................................................................... 43
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5.4 Traffic Signal Warrants Analysis ....................................................................................................................... 46
5.5 Deficiencies and Improvements....................................................................................................................... 46 6 Opening Year Cumulative (2027) Traffic Conditions..........................................................................47
6.1 Roadway Improvements ..................................................................................................................................... 47
6.2 Opening Year Cumulative (2027) Without Project Growth Traffic Volume Forecasts............ 47
6.3 Opening Year Cumulative (2027) With Project Growth Traffic Volume Forecasts................... 47
6.4 Intersection Operations Analysis..................................................................................................................... 52
6.5 Traffic Signal Warrants Analysis ....................................................................................................................... 52
6.6 Deficiencies and Improvements....................................................................................................................... 52 7 Local and Regional Funding Mechanisms...........................................................................................55
7.1 City of Corona Development Impact Fee (DIF) Program...................................................................... 55
7.2 Transportation Uniform Mitigation Fee (TUMF) Program .................................................................... 55
7.3 Fair Share Contribution........................................................................................................................................ 55 8 References...............................................................................................................................................57
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APPENDICES
Appendix 1.1: Approved Traffic Study Scoping Agreement
Appendix 1.2: Site Adjacent Queues
Appendix 3.1: Traffic Counts – April 2024
Appendix 3.2: Existing (2024) Conditions Intersection Operations Analysis Worksheets Appendix 3.3: Existing (2024) Conditions Traffic Signal Warrant Analysis Worksheets Appendix 5.1: E+P Conditions Intersection Operations Analysis Worksheets Appendix 5.2: E+P Conditions Traffic Signal Warrant Analysis Worksheets Appendix 5.3: E+P Conditions Intersection Operations Analysis Worksheets With Improvements Appendix 6.1: Opening Year Cumulative (2027) Without Project Conditions Intersection Operations Analysis Worksheets
Appendix 6.2: Opening Year Cumulative (2027) With Project Conditions Intersection Operations Analysis Worksheets
Appendix 6.3: Opening Year Cumulative (2027) Without Project Conditions Traffic Signal Warrant Analysis Worksheets
Appendix 6.4: Opening Year Cumulative (2027) With Project Conditions Traffic Signal Warrant Analysis Worksheets
Appendix 6.5: Opening Year Cumulative (2027) With Project Conditions Intersection Operations Analysis Worksheets With Improvements
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LIST OF EXHIBITS
Exhibit 1-1: Location Map.................................................................................................................................. 2 Exhibit 1-2: Preliminary Site Plan ..................................................................................................................... 3 Exhibit 1-3: Study Area....................................................................................................................................... 6 Exhibit 1-4: Site Access Recommendations .................................................................................................10 Exhibit 3-1: Existing Number of Through Lanes and Intersection Controls.............................................20 Exhibit 3-2: City of Corona General Plan Circulation Element....................................................................21 Exhibit 3-3: City of Corona General Plan Roadway Cross-Sections (Page 1 of 2).....................................22 Exhibit 3-3: City of Corona General Plan Roadway Cross-Sections (Page 2 of 2).....................................23 Exhibit 3-4: City of Corona General Plan Existing and Proposed Bike Trails............................................25 Exhibit 3-5: Existing Pedestrian Facilities ......................................................................................................26 Exhibit 3-6: Existing Transit Routes................................................................................................................27 Exhibit 3-7: Existing (2024) Traffic Volumes..................................................................................................29 Exhibit 4-1: Project Trip Distribution..............................................................................................................33 Exhibit 4-2: Project Only Traffic Volumes......................................................................................................36 Exhibit 4-3: Cumulative Development Location Map ..................................................................................38 Exhibit 4-4: Cumulative Only Traffic Volumes ..............................................................................................39 Exhibit 5-1: E+P Traffic Volumes.....................................................................................................................44 Exhibit 6-1: Opening Year Cumulative (2027) Without Project Traffic Volumes ......................................48 Exhibit 6-2: Opening Year Cumulative (2027) With Project Traffic Volumes ............................................50
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LIST OF TABLES
Table 1-1: Intersection Analysis Locations ...................................................................................................... 5 Table 1-2: Summary of Intersection LOS........................................................................................................ 8 Table 1-3: Summary of Improvements by Analysis Scenario.....................................................................11 Table 1-4: Summary of Peak Hour Queues .................................................................................................12 Table 2-1: Signalized Intersection LOS Thresholds......................................................................................14 Table 2-2: Unsignalized Intersection LOS Thresholds .................................................................................15 Table 3-1: Intersection Analysis for Existing (2024) Conditions .................................................................28 Table 4-1: Existing Trip Generation Summary..............................................................................................31 Table 4-2: Proposed Project Trip Generation Summary .............................................................................32 Table 4-3: Trip Generation Comparison........................................................................................................32 Table 4-4: Cumulative Development Land Use Summary ..........................................................................41 Table 5-1: Intersection Analysis for E+P Conditions ....................................................................................43 Table 5-2: Intersection Analysis for E+P Conditions With IMprovements ................................................46 Table 6-1: Intersection Analysis for Opening Year Cumulative (2027) Conditions ..................................52 Table 6-2: Intersection Analysis for Opening Year Cumulative (2027) Conditions With Improvements 53 Table 7-1: Project Fair Share Calculations....................................................................................................55
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LIST OF ABBREVIATED TERMS
(1) Reference
ADT Average Daily Traffic
CA MUTCD California Manual on Uniform Traffic Control Devices Caltrans California Department of Transportation
CMP Congestion Management Program
DIF Development Impact Fee
E+P Existing plus Project
FTS Focused Traffic Study
HCM Highway Capacity Manual
ITE Institute of Transportation Engineers
LOS Level of Service
MD Mid-Day
PHF Peak Hour Factor
Project Via Del Rio
RCTC Riverside County Transportation Commission
RTA Riverside Transit Agency
TUMF Transportation Uniform Mitigation Fee
v/c Volume-to-Capacity
vphgpl Vehicles per Hour Green per Lane
WRCOG Western Riverside Council of Governments
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1 1 INTRODUCTION
This report presents the results of the Focused Traffic Study (FTS) for Via Del Rio (Project), which is located on the northeast corner of Via Del Rio and Avenida Del Vista in the City of Corona, as shown in Exhibit 1-1. The purpose of this FTS is to evaluate the potential circulation system deficiencies that may result from the development of the proposed Project, and where necessary recommend improvements to achieve acceptable operations consistent with General Plan level of service goals and policies. This traffic study has been prepared in accordance with the City of Corona’s Traffic Impact Study Guidelines and consultation with City staff during the traffic study scoping process. (1) The Cityapproved Project Traffic Study Scoping Agreement is provided in Appendix 1.1 of this TA.
1.1 SUMMARY OF FINDINGS
The development of the proposed Project will not require the construction of any off-site intersection improvements to maintain acceptable peak hour operations at the study area intersections. However, the Project will still participate in contributing its proportional share to off-site regional improvements through the payment of the City’s Development Impact Fees (DIF) and the Western Riverside Council of Governments (WRCOG) Transportation Uniform Mitigation Fee (TUMF). Although it is unlikely the County would implement a signal at the intersection of Via Del Rio and Paseo Grande, the FTA identifies the Project should contribute its fair share contribution of 4.3 percent towards the installation of a future traffic signal, or other future traffic control improvement (an alternative would be a roundabout). The Project is to construct the following improvements as design features in conjunction with development of the site:
• Project to construct a stop control for both egress points (Driveway 1 and Driveway 2). Driveway 1 on Via Del Rio will be restricted to right-in/right-out access only. Driveway 2 on Avenida Del Vista will allow for full turning movements (no turn restrictions).
• The Project fronting roadways of Avenida Del Vista and Via Del Rio are currently constructed to their ultimate General Plan roadway classification. However, the Project will construct site adjacent improvements to curb-and-gutter, sidewalks, and landscaping per the City’s Standards, wherever necessary to accommodate site access.
Additional details and intersection lane geometrics are provided in Section 1.6 Recommendations of this report.
1.2 PROJECT OVERVIEW
The site is currently occupied by Iglesia Reformada La Senda, a 300-seat church which also operates a religious radio station and a day care on-site. The Project is proposed to consist of the development of 54 market-rate townhome units and 3 affordable units on approximately 2.8 acres. A preliminary site plan for the proposed Project is shown in Exhibit 1-2. Access to the Project site will be accommodated to Avenida Del Vista via a full access driveway and restricted access on Via Del Rio that will be limited to right-in/right-out access only. Regional access to the Project site is available from the SR-91 Freeway via Sixth Street to Paseo Grande. Exhibit 1-2 depicts the location of the proposed Project in relation to the existing roadway network and the study area intersections. The Project is proposed to be developed in a single phase with an anticipated Opening Year of 2027.
1 Å91
EXHIBIT 1-1 : LOCATION MAP
N
SITE
Via Del Rio Avenida Del Vista
Paseo Grande Kirkwood Dr.
Via Santiago
6th St.
Border Ave.
Via Del Rio Focused Traffic Study
2 EXHIBIT 1-2 : SITE PLAN
N
Via Del Rio
Avenida Del Vista
Via Del Rio Focused Traffic Study
Beryl Ln.
Dwy. 2
Dwy. 1
3 Via Del Rio Focused Traffic Study
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4 In order to develop the traffic characteristics of the proposed project, trip-generation statistics published in the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) for the Multifamily (Low-Rise) Residential land use category (ITE Land Use Code 220) and Affordable Homes (ITE Land use Code 223) have been utilized. (2) The Project is anticipated to generate a total of 378 two-way trip-ends per day with 22 AM peak hour trips, 24 Mid-Day (MD) peak hour trips, and 29 PM peak hour trips. The assumptions and methods used to estimate the Project’s trip generation characteristics are discussed in greater detail in Section 4.1 Project Trip Generation of this report.
1.3 ANALYSIS SCENARIOS
For the purposes of this traffic study, potential deficiencies to traffic and circulation have been assessed for each of the following conditions:
• Existing (2024)
• Existing plus Project (E+P)
• Opening Year Cumulative (2027) Without Project
• Opening Year Cumulative (2027) With Project
1.3.1 EXISTING (2024) CONDITIONS
Information for Existing (2024) conditions is disclosed to represent the baseline traffic conditions as they existed at the time this report was prepared.
1.3.2 E+P CONDITIONS
The E+P analysis determines any potential circulation system deficiencies that would occur on the existing roadway system in the scenario of the Project being placed upon Existing conditions.
1.3.3 OPENING YEAR CUMULATIVE (2027) CONDITIONS
The Opening Year Cumulative (2027) conditions analysis determines the potential near-term cumulative circulation system deficiencies. To account for background traffic growth, traffic associated with other known cumulative development projects in conjunction with an ambient growth from Existing (2024) conditions of 6.12% is included for Opening Year Cumulative (2027) traffic conditions. This comprehensive list was compiled from information provided by both the City of Corona and County of Riverside and is consistent with other recent studies in the study area.
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5 1.4 STUDY AREA
To ensure that this TA satisfies the City of Corona’s traffic study requirements, Urban Crossroads, Inc. prepared a Project traffic study scoping package for review by City of Corona staff prior to the preparation of this report. This agreement provides an outline of the Project study area, trip generation, trip distribution, and analysis methodology. The agreement approved by the City is included in Appendix 1.1 of this TA.
TABLE 1-1: INTERSECTION ANALYSIS LOCATIONS
The 5 study area intersections shown in Exhibit 1-3 and listed in Table 1-1 were selected for evaluation in this TA based on consultation with City of Corona staff. At a minimum, the study area includes intersections where the Project is anticipated to contribute 50 or more peak hour trips per the City’s traffic study guidelines. (1) The “50 peak hour trip” criteria represent a minimum number of trips at which a typical intersection would have the potential to be substantively affected by a given development proposal. The 50 peak hour trip criterion is a traffic engineering rule of thumb that is accepted and widely used within the City of Corona and throughout Riverside County for estimating a potential area of influence (i.e., study area).
The intent of a Congestion Management Program (CMP) is to directly link land use, transportation, and air quality, thereby prompting reasonable growth management programs that will effectively utilize new transportation funds, alleviate traffic congestion and related deficiencies, and improve air quality. The County of Riverside CMP became effective with the passage of Proposition 111 in 1990 and was most recently updated in 2019 as part of the Riverside County Long Range Transportation Study. The Riverside County Transportation Commission (RCTC) adopted the 2019 CMP for the County of Riverside in December 2019. (3) There are no study area intersections identified as a Riverside County CMP facility, as shown in Table 1-1.
ID Intersection Jurisdiction CMP?
1 Via Del Rio & Paseo Grande City of Corona No
2 Via Del Rio & Kirkwood Dr. City of Corona No
3 Via Del Rio & Driveway 1 City of Corona No
4 Via Del Rio & Avenida Del Vista City of Corona No
5 Driveway 2 & Avenida Del Vista City of Corona No
5 SITE
EXHIBIT 1-3 : STUDY AREA
= Existing Intersection Analysis Location
LEGEND:
0 = Future Intersection Analysis Location
0 N
3 1
2 4
5 Via Del Rio Focused Traffic Study
Via Del Rio Avenida Del Vista Paseo Grande
Kirkwood Dr.
Via Bernardo
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7 1.5 DEFICIENCIES
This section provides a summary of deficiencies by analysis scenario. Section 2 Methodologies provides information on the methodologies used in the analysis and Section 3 Area Conditions, Section 5 E+P Traffic Conditions and Section 6 Opening Year Cumulative (2027) Conditions include the detailed analysis.
A summary of Level of Service (LOS) results for all analysis scenarios is presented in Table 1-2.
1.5.1 EXISTING (2024) CONDITIONS
The intersection operations analysis results are summarized in Table 1-2, which indicates that the existing study area intersections are currently operating at an acceptable LOS during the peak hours, with the exception of the following intersection:
• Via Del Rio & Paseo Grande (#1) – LOS E AM peak hour only It should be noted that the morning deficiency occurs over a 20 to 30-minute period with morning drop-offs occurring at the surrounding existing schools in conjunction with morning commute traffic.
The MD peak period was evaluated in addition to the typical AM and PM peak hours due to the proximity of existing schools to the study area (Coronita Elementary School, Cesar Chavez Academy, and Corona High School).
1.5.2 E+P CONDITIONS
With the addition of Project traffic, the study area intersections will continue to operate at an acceptable LOS during the peak hours under Existing plus Project (E+P) traffic conditions with the exception of the intersection of Via Del Rio and Paseo Grande which will continue to operate at LOS E during the AM peak hour only.
1.5.3 OPENING YEAR CUMULATIVE (2027) CONDITIONS
The intersection of Via Del Rio and Paseo Grande is anticipated to operate at an unacceptable LOS during both the AM and the MD peak hours under both Opening Year Cumulative (2027) Without and With Project traffic conditions. The deficiency is due to the heavier traffic flows that occur over 20 to 30 minutes during the morning drop-off and afternoon pick-up timeframe.
7 TABLE 1-2 : SUMMARY OF INTERSECTION LOS
Via Del Rio Focused Traffic Study
= A-D
LEGEND:
= E
= F
1 Via Del Rio & Paseo Grande
2 Via Del Rio & Kirkwood Dr.
3 Via Del Rio & Driveway 1
4 Via Del Rio & Avenida Del Vista
5 Driveway 2 & Avenida Del Vista
Existing Existing+Project 2027 Without Project
AM MD PM AM MD PM AM MD PM
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
N/A N/A N/A
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9 1.6 RECOMMENDATIONS
The following recommendations are based on the minimum improvements needed to accommodate site access and maintain acceptable peak hour operations for the proposed Project. The site adjacent recommendations are shown in Exhibit 1-4.
1.6.1 SITE ADJACENT AND SITE ACCESS RECOMMENDATIONS
Recommendation 1 – Driveway 1 & Via Del Rio (#1) – The following improvements are necessary to accommodate site access:
• Project to install a stop control on the westbound approach (Project driveway) and construct a right turn lane. Driveway 1 is to be restricted to right-in/right-out access only. A dedicated northbound right-turn pocket is not necessary at Driveway 1 since traffic volume for the movement would be no more than 2 vehicles during the peak hours.
Recommendation 2 – Avenida Del Vista & Driveway 2 (#3) – The following improvements are necessary to accommodate site access:
• Project to install a stop control on the southbound approach (Project driveway) and construct a shared left-right turn lane. A dedicated westbound right-turn pocket is not necessary at Driveway 2 to accommodate inbound Project traffic since the traffic volume for the movement would be no more than 1 vehicle during the peak hours.
Both Via Del Rio and Avenida Del Vista are currently built to their ultimate cross-sections per the City’s General Plan. Roadway, curb and gutter, sidewalk, and landscaping improvements necessary to facilitate site access along the east side of Via Del Rio and on the north side of Avenida Del Vista shall be made as required by the final Conditions of Approval for the Project and the City of Corona standards (as needed to facilitate site access).
1.6.2 OFF-SITE RECOMMENDATIONS
The development of the proposed Project is anticipated to result in one peak hour intersection deficiency at the study area intersection of Via Del Rio and Paseo Grande. The recommended improvements needed to address the deficiencies identified under E+P and Opening Year Cumulative (2027) traffic conditions are shown in Table 1-3. Improvements that appear under EAP (2027) would be the Project’s responsibility to implement/construct in order to maintain acceptable LOS. For those remaining improvements listed in Table 1-3 and not constructed as part of the Project, the Project Applicant’s responsibility for the Project’s contributions towards deficient intersections is fulfilled through payment of fair share (4.3 percent) and payment of fees (if applicable) that would be assigned to construction of the identified recommended improvements. The Project Applicant would be required to pay fair share fees and participate in pre-existing fee programs consistent with the City’s requirements (see Section 7 Local and Regional Funding Mechanisms).
9 SITE
EXHIBIT 1-3 : SITE ACCESS RECOMMENDATIONS
N
3 1
2 4
5 Via Del Rio Focused Traffic Study
Via Del Rio Avenida Del Vista Paseo Grande
Kirkwood Dr.
Via Bernardo
Via Del Rio
& Paseo Grande
1 Via Del Rio
& Kirkwood Dr.
2 Via Del Rio
& Driveway 1
3 Via Del Rio
& Avenida Del Vista
4 Driveway 2
& Avenida Del Vista
5 = Existing Intersection Analysis Location
LEGEND:
= Future Intersection Analysis Location
= Existing All Way Stop
= Existing Stop Sign
= Existing Lane
= Stop Sign Improvement
= Lane Improvement
S
0 0
S
= Existing Traffic Signal
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11 TABLE 1-3: SUMMARY OF IMPROVEMENTS BY ANALYSIS SCENARIO E+P 2027 With Project
1 Via Del Rio & Paseo Grande County - Install Traffic Signal4 - Same4 No Fair Share 5.8% 1 Improvements included in TUMF Nexus or City DIF programs have been identified as such. 2 Program improvements constructed by Project may be eligible for fee credit. In lieu fee payment is at discretion of City. 3 4 The installation of a traffic signal is required to bring the intersection to acceptable LOS during the peak hours. However, because of the location of the intersection in a residential area, the County of Riverside staff is unlikely to support the installation of a traffic signal which would only be beneficial during the school drop-off and pick-up periods which occurs over a total of 30 to 40 minutes out of the 24-hour day. An alternative to the traffic signal is the implementation of a roundabout.
Represents the fair share percentage for the Project during the most impacted peak hour. Identifies the Project's responsibility to construct an off-site improvement, contribute fair share, or fee payment towards the improvements shown. If identified as a Project construct obligation/in a fee program, then no fair share percentage has been identified. # Intersection Location Jurisdiction
Improvements in City
DIF, TUMF, etc.1
Project
Responsibility2
Project Fair
Share3
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12 1.6.3 QUEUING ANALYSIS
A queuing analysis was conducted at the study area intersections for Opening Year Cumulative (2027) With Project traffic conditions to determine the turn pocket lengths necessary to accommodate 95th percentile queues. The analysis was conducted for the weekday AM, weekday MD, and weekday PM peak hours. The results have been provided in Appendix 1.2 and summarized in Table 1-4. Based on the results of the queuing analysis, no queuing issues are anticipated at the Project driveway intersections. SimTraffic is designed to model networks of signalized and unsignalized intersections, with the primary purpose of checking and fine-tuning signal operations. SimTraffic uses the input parameters from Synchro to generate random simulations. The 95th percentile queue is derived from the average queue plus 1.65 standard deviations. The 95th percentile queue is not necessarily ever observed; it is simply based on statistical calculations (or Average Queue plus 1.65 standard deviations). Many agencies utilize the 95th percentile queues for design purposes. A vehicle is considered queued whenever it is traveling at less than 10 feet/second. The random simulations generated by SimTraffic have been utilized to determine the 95th percentile queue lengths observed for each turn movement. A SimTraffic simulation has been recorded five (5) times, during the weekday AM and weekday PM peak hours, and has been seeded for 30-minute periods with 60-minute recording intervals.
TABLE 1-4: SUMMARY OF PEAK HOUR QUEUES
AM MD PM
Via Del Rio & Driveway 1 SBT 200 15 13 11 Yes Yes Yes
WBR 100 24 15 27 Yes Yes Yes
Via Del Rio & Avenida Del Vista NBL 90 36 52 41 Yes Yes Yes NBT 720 151 68 70 Yes Yes Yes
NBT/R 720 208 112 106 Yes Yes Yes
SBL 80 65 68 45 Yes Yes Yes
SBT 130 75 59 74 Yes Yes Yes
SBT/R 600 71 100 87 Yes Yes Yes
EBL 130 75 50 46 Yes Yes Yes
EBT/R 130 94 68 78 Yes Yes Yes
WBL 110 55 58 36 Yes Yes Yes
WBT/R 200 110 125 99 Yes Yes Yes
Driveway 2 & Avenida Del Vista SBL/R 100 32 30 25 Yes Yes Yes EBL/T 200 9 16 11 Yes Yes Yes
WBT/R 260 4 0 0 Yes Yes Yes
1 Stacking Distance is acceptable if the required stacking distance is less than or equal to the stacking distance provided. An additional 25 feet of stacking which is assumed to be provided in the transition for turn pockets is reflected in the stacking distance shown on this table, where applicable.
Intersection Movement
Available Stacking
Distance (Feet)
95th Percentile Queue (Feet) Acceptable? 1
AM Peak MD Peak PM Peak
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13 2 METHODOLOGIES
This section of the report presents the methodologies used to perform the traffic analyses summarized in this report. The methodologies described are consistent with City of Corona’s Traffic Study Guidelines.
2.1 LEVEL OF SERVICE
Traffic operations of roadway facilities are described using the term “Level of Service” (LOS). LOS is a qualitative description of traffic flow based on several factors, such as speed, travel time, delay, and freedom to maneuver. Six levels are typically defined ranging from LOS A, representing completely free-flow conditions, to LOS F, representing a breakdown in flow resulting in stop-and-go conditions.
LOS E represents operations at or near capacity, an unstable level where vehicles are operating with the minimum spacing for maintaining uniform flow.
2.2 INTERSECTION CAPACITY ANALYSIS
The definitions of LOS for interrupted traffic flow (flow restrained by the existence of traffic signals and other traffic control devices) differ slightly depending on the type of traffic control. The LOS is typically dependent on the quality of traffic flow at the intersections along a roadway. The 7th Edition Highway Capacity Manual (HCM) methodology expresses the LOS at an intersection in terms of delay time for the various intersection approaches. (4) The HCM uses different procedures depending on the type of intersection control.
2.2.1 SIGNALIZED INTERSECTIONS
The City of Corona requires signalized intersection operations analysis based on the methodology described in the HCM. (4) Intersection LOS operations are based on an intersection’s average control delay. Control delays include initial deceleration delay, queue move-up time, stopped delay, and final acceleration delay. For signalized intersections, LOS is related to the average control delay per vehicle and is correlated to a LOS designation as described in Table 2-1.
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14 TABLE 2-1: SIGNALIZED INTERSECTION LOS THRESHOLDS
Source: HCM, 7th Edition
1 If V/C is greater than 1.0 then LOS is F per HCM.
Consistent with the Riverside County CMP and City of Corona traffic study guidelines, a saturation flow rate of 1,900 vehicles per hour green per lane (vphgpl) has been utilized for all intersections for all scenarios.
The traffic modeling and signal timing optimization software package Synchro (Version 12) has been utilized to analyze signalized intersections. Synchro is a macroscopic traffic software program that is based on the signalized intersection capacity analysis as specified in the HCM. Macroscopic level models represent traffic in terms of aggregate measures for each movement at the study intersections. Equations are used to determine measures of effectiveness such as delay and queue length. The level of service and capacity analysis performed by Synchro takes into consideration optimization and coordination of signalized intersections within a network.
The peak hour traffic volumes have been adjusted using a peak hour factor (PHF) to reflect peak 15- minute volumes. Customary practice for LOS analysis is to use a peak 15-minute rate of flow.
However, flow rates are typically expressed in vehicles per hour. The PHF is the relationship between the peak 15-minute flow rate and the full hourly volume (e.g., PHF = [Hourly Volume] / [4 x Peak 15- minute Flow Rate]). The use of a 15-minute PHF produces a more detailed analysis as compared to analyzing vehicles per hour. Existing PHFs have been used for all analysis scenarios. Per the HCM, PHF values over 0.95 often are indicative of high traffic volumes with capacity constraints on peak Description Average Control Delay
(Seconds), V/C ≤ 1.0
Level of Service,
V/C ≤ 1.01
Operations with very low delay occurring with favorable progression and/or short cycle length.
0 to 10.00 A
Operations with low delay occurring with good progression and/or short cycle lengths.
10.01 to 20.00 B
Operations with average delays resulting from fair
progression and/or longer cycle lengths. Individual cycle failures begin to appear.
20.01 to 35.00 C
Operations with longer delays due to a combination of
unfavorable progression, long cycle lengths, or high V/C ratios. Many vehicles stop and individual cycle failures are noticeable.
35.01 to 55.00 D
Operations with high delay values indicating poor
progression, long cycle lengths, and high V/C ratios.
Individual cycle failures are frequent occurrences. This is considered to be the limit of acceptable delay.
55.01 to 80.00 E
Operation with delays unacceptable to most drivers
occurring due to over saturation, poor progression, or very long cycle lengths.
80.01 and up F
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15 hour flows while lower PHF values are indicative of greater variability of flow during the peak hour. (4)
2.2.2 UNSIGNALIZED INTERSECTIONS
The City of Corona requires the operations of unsignalized intersections be evaluated using the methodology described in the HCM. (4) The LOS rating is based on the weighted average control delay expressed in seconds per vehicle (see Table 2-2). At two-way or side-street stop-controlled intersections, LOS is calculated for each controlled movement and for the left turn movement from the major street, as well as for the intersection as a whole. For approaches composed of a single lane, the delay is computed as the average of all movements in that lane. Delay for the intersection is reported for the worst individual movement at a two-way stop-controlled intersection. For all-way stop controlled intersections, LOS is computed for the intersection as a whole (average delay).
TABLE 2-2: UNSIGNALIZED INTERSECTION LOS THRESHOLDS
Source: HCM, 7th Edition
1 If V/C is greater than 1.0 then LOS is F per HCM.
2.3 TRAFFIC SIGNAL WARRANT ANALYSIS METHODOLOGY
The term “signal warrants” refers to the list of established criteria used by the California Department of Transportation (Caltrans) and other public agencies to quantitatively justify or determine the potential need for installation of a traffic signal at an otherwise unsignalized intersection. This TA uses the signal warrant criteria presented in the latest edition of the Caltrans California Manual on Uniform Traffic Control Devices (CA MUTCD). (5)
The signal warrant criteria for Existing study area intersections are based upon several factors, including volume of vehicular and pedestrian traffic, frequency of accidents, and location of school areas. The CA MUTCD indicates that the installation of a traffic signal should be considered if one or more of the signal warrants are met. (5) Specifically, this TA utilizes the Peak Hour Volume-based Warrant 3 as the appropriate representative traffic signal warrant analysis for existing traffic conditions and for all future analysis scenarios for existing unsignalized intersections. Warrant 3 is appropriate to use for this TA because it provides specialized warrant criteria for intersections with rural characteristics. For the purposes of this FTS, the speed limit was the basis for determining whether Urban or Rural warrants were used for a given intersection. Urban warrants are used where posted speed limits on the major roadways with unsignalized intersections are 40 miles per hour or below and rural warrants where speeds exceed 40 miles per hour.
Description Average Control Delay
(Seconds), V/C ≤ 1.0
Level of Service,
V/C ≤ 1.01
Little or no delays. 0 to 10.00 A
Short traffic delays. 10.01 to 15.00 B
Average traffic delays. 15.01 to 25.00 C
Long traffic delays. 25.01 to 35.00 D
Very long traffic delays. 35.01 to 50.00 E
Extreme traffic delays with intersection capacity exceeded. > 50.00 F
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16 Future intersections that do not currently exist have been assessed regarding the potential need for new traffic signals based on future average daily traffic (ADT) volumes, using the Caltrans planning level ADT-based signal warrant analysis worksheets. Similarly, the speed limit has been used as the basis for determining the use of Urban and Rural warrants. Traffic signal warrant analyses were performed for all study area intersections (for existing and future traffic conditions).
The Existing conditions traffic signal warrant analysis is presented in the subsequent section, Section 3 Area Conditions of this report. The traffic signal warrant analyses for future conditions are presented in Section 5 E+P Conditions and Section 6 Opening Year Cumulative (2027) Traffic Conditions of this report.
It is important to note that a signal warrant defines the minimum condition under which the installation of a traffic signal might be warranted. Meeting this threshold condition does not require that a traffic control signal be installed at a particular location, but rather, that other traffic factors and conditions be evaluated in order to determine whether the signal is truly justified. It should also be noted that signal warrants do not necessarily correlate with LOS. An intersection may satisfy a signal warrant condition and operate at or above acceptable LOS or operate below acceptable LOS and not meet a signal warrant.
2.4 MINIMUM ACCEPTABLE LEVELS OF SERVICE (LOS)
Per the City of Corona General Plan, intersections should maintain LOS D or better on arterial streets in the City. (6) Considerations for LOS exemption includes lack of available right-of-way, environmental constraints, or other modes of travel (such as bicycle or pedestrians).
Key locations identified for LOS exemption are:
• Green River Road at SR-91;
• Lincoln Avenue at SR-91;
• Main Street at SR-91;
• Sixth Street, between East Grand Boulevard and West Grand Boulevard; • McKinley Avenue at SR-91;
• Hidden Valley Parkway at I-15;
• Magnolia Avenue at I-15;
• Ontario Avenue at I-15;
• El Cerrito Road at I-15;
• Cajalco Road at I-15;
• Weirick Road at I-15; and
• Other locations, as approved by the City.
For the purposes of this traffic analysis, LOS D has been utilized as the acceptable LOS standard for study area intersections.
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17 2.5 DEFICIENCY CRITERIA
This section outlines the methodology used in this analysis related to identifying circulation system deficiencies. The following deficiency criteria have been utilized. To determine whether the addition of project-related traffic at a study intersection would result in a deficiency, the following will be utilized:
• A deficiency occurs at study area intersections if the pre-Project condition is at or better than LOS D (i.e., acceptable LOS), and the addition of project trips causes the peak hour LOS of the study area intersection to operate at unacceptable LOS (i.e., LOS E or F). For intersections currently operating at unacceptable LOS (LOS E or F), a deficiency will occur if the Project contributes peak hour trips to pre-project traffic conditions.
2.6 PROJECT FAIR SHARE CALCULATION METHODOLOGY
Improvements found to be included in the TUMF and/or DIF fee program will be identified as such. For improvements that do not appear to be in either of the pre-existing fee programs, a fair share contribution based on the Project’s proportional share may be imposed in order to address the Project’s share of deficiencies in lieu of construction. It should be noted that fair share calculations are for informational purposes only and the City Traffic Engineer will determine the appropriate improvements to be implemented by a project (to be identified in the conditions of approval). The Project’s fair share contribution is determined based on the following equations, consistent with the City’s traffic study guidelines:
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18 This Page Intentionally Left Blank
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19 3 AREA CONDITIONS
This section provides a summary of the existing circulation network, the City of Corona General Plan Circulation Network, and a review of existing peak hour intersection operations and traffic signal warrant analyses.
3.1 EXISTING CIRCULATION NETWORK
Pursuant to the scoping agreement with City of Corona staff (Appendix 1.1), the study area includes a total of 3 existing and 2 future intersections as shown previously in Exhibit 1-3, where the Project is anticipated to contribute 50 or more peak hour trips. Exhibit 3-1 illustrates the study area intersections located near the proposed Project and identifies the number of through traffic lanes for existing roadways and intersection traffic controls.
3.2 CITY OF CORONA GENERAL PLAN CIRCULATION ELEMENTS
As noted previously, the Project site is located within the City of Corona. The roadway classifications and planned (ultimate) roadway cross-sections of the major roadways within the study area, as identified on City of Corona General Plan Circulation Element, are described subsequently. Exhibit 3- 2 shows the City of Corona General Plan Circulation Element and Exhibit 3-3 illustrates the City of Corona General Plan roadway cross-sections.
Secondary Streets are two-lane undivided roadways with a 68-foot right-of-way and 44-foot curb-tocurb measurement. The following study area roadways within the City of Corona are classified as Secondary Streets:
• Via Del Rio south of Paseo Grande
• Paseo Grande east of Via Del Rio
Collector Streets are two-lane undivided roadways with a 68-foot right-of-way and 44-foot curb-tocurb measurement. The following study area roadways within the City of Corona are classified as Collector Streets:
• Paseo Grande west of Via Del Rio
• Kirkwood Drive west of Via Del Rio
• Avenida Del Vista
19 SITE
EXHIBIT 3-1 : EXISTING NUMBER OF THROUGH LANES AND INTERSECTION CONTROLS N
3 1
2 4
5 Via Del Rio Focused Traffic Study
Via Del Rio Avenida Del Vista Paseo Grande
Kirkwood Dr.
Via Bernardo
Via Del Rio
& Paseo Grande
1 Via Del Rio
& Kirkwood Dr.
2 Via Del Rio
& Driveway 1
3 Via Del Rio
& Avenida Del Vista
4 Driveway 2
& Avenida Del Vista
5 = Existing Intersection Analysis Location
LEGEND:
= Future Intersection Analysis Location
S = Existing All Way Stop
0 0
S
= Existing Traffic Signal
Future Intersection Future Intersection
2317
2318
2319
2317
2317
2317 2319
2 U
= Existing Lane
= Number of Lanes
= Undivided
2U
= Existing Stop Sign
2U
2U
2U
2U
4U
2U
2U
4U
20 15701_b.dwg EXHIBIT 3-2 : CITY OF CORONA GENERAL PLAN CIRCULATION ELEMENT Via Del Rio Focused Traffic Study SITE * Page 765 of 1001
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22 EXHIBIT 3-3: CITY OF CORONA GENERAL PLAN ROADWAY CROSS-SECTIONS (PAGE 1 OF 2)
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23 EXHIBIT 3-3: CITY OF CORONA GENERAL PLAN ROADWAY CROSS-SECTIONS (PAGE 2 OF 2)
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24 3.3 BICYCLE & PEDESTRIAN FACILITIES
Existing and proposed bike trails within the City of Corona are shown in Exhibit 3-4. Via Del Rio south of Avenida Del Vista and Avenida Del Vista are currently stopped and signed as an existing Class II bike facility within the study area. Class II bike lanes are on-street, striped, and signed bike lanes. Via Del Rio to the north of Avenida Del Vista is designated as a proposed Class III bicycle facility. Class III bike lanes are signed but not striped on-street bike lanes (shared with vehicular traffic). Exhibit 3-5 illustrates the existing pedestrian facilities, including sidewalks and crosswalks. As shown in Exhibit 3- 5, there are pedestrian and bicycle facilities within the vicinity of the Project site such as Class II bike lanes, crosswalks, and sidewalks. The intersections of Via Del Rio at both Kirkwood Drive and Avenida Del Vista are striped with enhanced school-zone crosswalks due to the proximity to Coronita Elementary School. In addition, Via Del Rio includes a reduced school-zone speed limit of 25 miles per hour. Pedestrian and bicycle activity have been captured as part of the existing data collection and are incorporated into the operations analysis.
3.4 TRANSIT SERVICE
The study area is currently served by Riverside Transit Agency (RTA). The transit services are illustrated in Exhibit 3-6. The closest RTA route is Route 1 which has a stop at Smith Avenue & Sixth Street approximately ¾-mile to the east (with 15-minute frequencies during the peak hours). The City also operates the Corona Cruiser, and the Red Line has a route within the study area along Avenida Del Vista, Border Avenue, Rio Del Vista, and Smith Avenue. The Corona Cruiser Red Line could serve the proposed Project and provide a connection to the stop at Smith Avenue & Sixth Street to the RTA Route 1 stop. Transit service is reviewed and updated by RTA and the City of Corona periodically to address ridership, budget, and community demand needs. Changes in land use can affect these periodic adjustments which may lead to either enhanced or reduced service where appropriate.
3.5 EXISTING (2024) TRAFFIC COUNTS
The intersection LOS analysis is based on the traffic volumes observed during the peak hour conditions using traffic count data collected in April 2024. The following peak hours were selected for analysis:
• Weekday AM Peak Hour (peak hours between 6:30 AM and 9:00 AM) • Weekday Mid-Day Peak Hour (peak hours between 1:30 PM and 3:30 PM) • Weekday PM Peak Hour (peak hours between 4:00 PM and 6:00 PM) The 2024 weekday AM and weekday PM peak hour count data is representative of typical weekday peak hour traffic conditions in the study area. There were no observations made in the field that would indicate atypical traffic conditions on the count dates, such as construction activity or detour routes and near-by schools were in session and operating on normal schedules. As such, no additional adjustments were made to the traffic counts to establish the baseline condition. The raw manual peak hour turning movement traffic count data sheets are included in Appendix 3.1.
24 15701_b.dwg EXHIBIT 3-4 : CITY OF CORONA GENERAL PLAN EXISTING AND PROPOSED BIKE TRAILS Via Del Rio Focused Traffic Study SITE * Page 769 of 1001
25 EXHIBIT 3-5 : EXISTING PEDESTRIAN FACILITIES
Via Del Rio Focused Traffic Study
= 1 Approach
= 2 Approaches
= All Approaches (School)
= Sidewalks
LEGEND:
SITE
N
Via Del Rio Avenida Del Vista
Vallejo Dr.
Via Bernardo
Sapphire Ln.
Aquamarine Ln.
Jadestone Ln. Bern Dr.
Beryl Ln.
Kirkwood Dr.
26 15701_b.dwg EXHIBIT 3-6 : CITY OF CORONA GENERAL PLAN EXISTING AND PROPOSED BIKE TRAILS Via Del Rio Focused Traffic Study SITE * Page 771 of 1001 27 Via Del Rio Focused Traffic Study
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28 Existing weekday ADT volumes, in actual vehicles, are shown in Exhibit 3-7. Where actual 24-hour count data was not available, Existing ADT volumes were based upon factored intersection peak hour counts collected by Urban Crossroads, Inc. using the following formula for each intersection leg:
Weekday PM Peak Hour (Approach Volume + Exit Volume) x 13.8 = Leg Volume A comparison of the PM peak hour and daily traffic volumes of various roadway segments within the study area indicated that the peak-to-daily relationship is approximately 7.24 percent. As such, the above equation utilizing a factor of 13.8 estimates the ADT volumes on the study area roadway segments assuming a peak-to-daily relationship of approximately 7.24 percent (i.e., 1/0.0724 = 13.8) and was assumed to sufficiently estimate ADT volumes for planning-level analyses. Existing weekday peak hour intersection volumes (AM, MD, and PM peak hours) are also shown in Exhibit 3-7.
3.6 EXISTING (2024) INTERSECTION OPERATIONS ANALYSIS
Existing (2024) peak hour traffic operations have been evaluated for the study area intersections based on the analysis methodologies presented in Section 2.2 Intersection Capacity Analysis of this report. The intersection operations analysis results are summarized in Table 3-1, which indicates that the existing study area intersections are currently operating at an acceptable LOS during the peak hours, with the exception of the following intersection:
• Via Del Rio & Paseo Grande (#1) – LOS E AM peak hour only The intersection operations analysis worksheets are included in Appendix 3.2 of this TA.
TABLE 3-1: INTERSECTION ANALYSIS FOR EXISTING (2024) CONDITIONS
3.7 EXISTING (2024) TRAFFIC SIGNAL WARRANTS ANALYSIS
Traffic signal warrants for Existing traffic conditions are based on existing peak hour intersection turning volumes. The existing unsignalized study area intersections do not currently warrant a traffic signal under Existing traffic conditions. Existing conditions traffic signal warrant analysis worksheets are provided in Appendix 3.3.
Delay2 Level of
Traffic (secs.) Service
# Intersection Control1 AM MD PM AM MD PM
1 Via Del Rio & Paseo Grande AWS 45.4 17.3 11.9 E C B
2 Via Del Rio & Kirkwood Dr. CSS 13.2 12.1 11.0 B B B
3 Via Del Rio & Driveway 1
4 Via Del Rio & Avenida Del Vista TS 16.0 14.2 13.7 B B B 5 Driveway 2 & Avenida Del Vista
* BOLD = LOS does not meet the applicable jurisdictional requirements (i.e., unacceptable LOS). 1 AWS = All-Way Stop; CSS = Cross-Street Stop; TS = Traffic Signal 2 Future Intersection
Per the Highway Capacity Manual (7th Edition), overall average intersection delay and level of service are shown for intersections with a traffic signal or all way stop control. For intersections with cross street stop control, the delay and level of service for the worst individual movement (or movements sharing a single lane) are shown.
Future Intersection
28 SITE
EXHIBIT 3-7 : EXISTING (2024) TRAFFIC VOLUMES (SHEET 1 OF 2) N
3 1
2 4
5 Via Del Rio Focused Traffic Study
Via Del Rio Avenida Del Vista Paseo Grande
Kirkwood Dr.
Via Bernardo
Via Del Rio
& Paseo Grande
1 Via Del Rio
& Kirkwood Dr.
2 Via Del Rio
& Driveway 1
3 Via Del Rio
& Avenida Del Vista
4 Driveway 2
& Avenida Del Vista
5 0 (9)
159 (98) 43 (244) 41 (4) 6 (4) 21 (5) 64 (61)
176 (118) 242 (49) 285 (152) 30 (15) 7 (15) 17 (50) 38 (17) 45 (29) 29 (26) 518 (186) 237 (318) 0 (0) 0 (0) 0 (0) 648 (212) 282 (347) 150 (42) 32 (104) 23 (25) 18 (71) 84 (32) 81 (36) 34 (21) 60 (61) 15 (24) 20 (24) 417 (134) 180 (244) 0 (0) 205 (171) 0 (0) 0 (0) 0 (0)164 (117) LEGEND:
= Existing Intersection Analysis Location
0 = Future Intersection Analysis Location
0 00 (00) = Peak Hour Intersection Volume AM (PM)
00 = Average Daily Trips (1000's)
0.7 8.6
4.6 7.4
7.9 1.7 7.7
7.7 4.4
3.6 4.0
6.5 8.5
29 SITE
EXHIBIT 3-7 : EXISTING (2024) TRAFFIC VOLUMES (SHEET 2 OF 2) N
3 1
2 4
5 Via Del Rio Focused Traffic Study
Via Del Rio Avenida Del Vista Paseo Grande
Kirkwood Dr.
Via Bernardo
Via Del Rio
& Paseo Grande
1 Via Del Rio
& Kirkwood Dr.
2 Via Del Rio
& Driveway 1
3 Via Del Rio
& Avenida Del Vista
4 Driveway 2
& Avenida Del Vista
5 7
164
169 8
7 24
92 216 80 15018 1938
25 29 19 219 290
0 0
0 252 31962
83 37 6572 50
26 67 3421 140 182 0
182 0
0 0
160 LEGEND:
= Existing Intersection Analysis Location
0 = Future Intersection Analysis Location
0 00 = Peak Hour Intersection Volume MD
00 = Average Daily Trips (1000's)
0.7 8.6
4.6 7.4
7.9 1.7 7.7
7.7 4.4
3.6 4.0
6.5 8.5
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31 4 PROJECTED FUTURE TRAFFIC
It is our understanding that the Project is to consist of 54 market-rate townhomes and 3 affordable homes. Access to the site will be accommodated via one driveway on Via Del Rio and a driveway on Avenida Del Vista. Regional access to the Project site is available from the SR-91 Freeway via Sixth Street. The Project is proposed to be developed in a single phase with an anticipated opening year of 2027.
4.1 PROJECT TRIP GENERATION
Trip generation represents the amount of traffic, which is both attracted to, and produced by, a development. Determining traffic generation for a specific project is therefore based upon forecasting the amount of traffic that is expected to be both attracted to, and produced by, the specific land uses being proposed for a given development.
4.1.1 EXISTING USES
The site is occupied by an existing 300-seat church. In addition to weekend services, the church also hosts a religious radio station and supports a day care center on Thursdays. In an effort to understand the existing traffic associated with the current uses, trip generation has been determined based on driveway counts collected at the existing driveway on Avenida Del Vista on Thursday, October 19, 2023. The other driveways were closed (gated) and not in use on the day of the traffic counts. Driveway counts are included in Appendix 1.1. The trip generation summary illustrating daily, and peak hour, trip generation estimates for the existing use is shown in Table 4-1. As shown in Table 4-1, the existing use currently generates a total of 120 two-way trips per day with 9 AM peak hour trips, 51 Mid-Day (MD) peak hour trips, and 4 PM peak hour trips (weekday only).
TABLE 4-1: EXISTING TRIP GENERATION SUMMARY
4.1.2 PROPOSED PROJECT
The proposed Project is to consist of 54 market-rate townhomes and 3 affordable homes. In order to develop the traffic characteristics of the proposed Project, trip-generation statistics published in the Institute of Transportation Engineers (ITE) Trip Generation Manual (11th Edition, 2021) were used.
Table 4-2 summarizes the trip generation rates for ITE Land Use Code 220 and ITE Land Use Code 223.
The trip generation summary illustrating daily and peak hour trip generation estimates for the proposed Project are also summarized in Table 2. The proposed Project is anticipated to generate 378 two-way trips per day with 22 AM peak hour trips, 24 MD peak hour trips, and 29 PM peak hour trips.
Land Use In Out Total In Out Total In Out Total Daily
Thursday, October 19, 2023
Total Trips 5 4 9 27 24 51 4 0 4 120
AM Peak Hour MD Peak Hour PM Peak Hour
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32 TABLE 4-2: PROPOSED PROJECT TRIP GENERATION SUMMARY
4.1.3 TRIP GENERATION COMPARISON
Table 4-3 shows the trip generation comparison between the existing and proposed use. The resulting net new trips are identified in Table 4-3. As shown, the Project is anticipated to generate an increase of 258 two-way trips per day with 13 more AM peak hour trips, 27 fewer MD peak hour trips, and 25 more PM peak hour trips in comparison to the existing uses. The trip generation presented in Table 4-3 will be utilized to evaluate off-site intersections, however, the full Project trip generation reflected previously in Table 4-2 will be evaluated at the Project driveways and site adjacent intersection of Via Del Rio and Avenida Del Vista.
TABLE 4-3: TRIP GENERATION COMPARISON
4.2 PROJECT TRIP DISTRIBUTION
The Project trip distribution and assignment process represents the directional orientation of traffic to and from the Project site. The trip distribution pattern is heavily influenced by the geographical location of the site, the location of surrounding uses, and the proximity to the regional freeway system. The Project trip distribution patterns were developed based on recent studies in the area and through consultation with City of Corona staff. The Project trip distribution patterns are provided in Exhibit 4-1.
4.3 MODAL SPLIT
The potential for Project trips to be reduced by the use of public transit, walking, or bicycling have not been included as part of the Project’s estimated trip generation. Essentially, the Project’s traffic projections are ”conservative” in that these alternative travel modes would reduce the forecasted traffic volumes.
ITE MD Peak Hour
Land Use1 Code Units2 In Out Total In Out Total In Out Total Daily Multifamily (Low-Rise) Residential 220 DU 0.10 0.30 0.40 0.22 0.19 0.41 0.32 0.19 0.51 6.74 Affordable Housing 223 DU 0.15 0.36 0.50 0.29 0.21 0.50 0.27 0.19 0.46 4.81 1 Source: Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition, 2021. 2 DU = Dwelling Units
Land Use Quantity Units1 In Out Total In Out Total In Out Total Daily Multifamily (Low-Rise) Residential 54 DU 5 16 21 12 10 22 17 10 27 364 Affordable Homes 3 DU 0 1 1 1 1 2 1 1 2 14
Total 57 DU 5 17 22 13 11 24 18 11 29 378
1 DU = Dwelling Units
AM Peak Hour PM Peak Hour
AM Peak Hour MD Peak Hour PM Peak Hour
In Out Total In Out Total In Out Total Daily
Existing Use: Church 5 4 9 27 24 51 4 0 4 120
Proposed Project: Multifamily 5 17 22 13 11 24 18 11 29 378 Net Change in Trips 0 13 13 -14 -13 -27 14 11 25 258
AM Peak Hour MD Peak Hour PM Peak Hour