Corona City Council
November 19, 2025

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15.12.3540 Amendment - Chapter 80 - Reference standards.

15.12.3650 Amendment - Section B105.1 of Appendix B - One- and two-family dwellings.

15.12.3760 Amendment - Section B105.2 of Appendix B - Buildings other than one- and twofamily dwellings, Group R-3 and R-4 buildings and townhouses.

15.12.3870 Amendment - Table B105.1(1), B105.1(2) and B105.2 of Appendix B - Minimum required fire flow and flow duration for buildings.

15.12.3980 Amendment - Table C102.1 of Appendix C - Number and distribution of fire hydrants.

15.12.40390 Violation - Penalty.

15.12.010 Title.

This chapter shall be cited as the Fire Code of the City of Corona and any reference in the city's municipal code or any chapter thereof to the California Fire Code, or other fire code, refers and applies to this chapter.

15.12.020 Code adoption.
(A) Subject to the particular additions, amendments and deletions set forth in this chapter, all the rules, regulations, provisions and conditions set forth in that certain document being marked and designated as the 20252 California Fire Code, and that certain document being marked and designated as the 20241 International Fire Code, with errata, and including the following appendices, are hereby adopted as the Fire Code for the City of Corona:
(1) Appendix Chapter 4.
(21) Appendices B, C, E, F, G & O.
(32) Appendices A, BB, CC, D, E, F, G, H, I, J, K, L, M, N, O, and P are not adopted. (43) In addition, Chapter 3 and Sections 403.11, 503, 510, 1103.2 and 5707, which were excluded in the 20252 California Fire Code, are hereby adopted and included in the Fire Code for the City of Corona.
(B) One certified copy of each of the 20252 California Fire Code and 20241 International Fire Code are on file in the office of the Building Official, and any and all references thereto, are adopted as the Fire Code and each and all of the regulations, provisions, penalties, conditions and terms thereof are referred to, adopted and made a part of this chapter, as though fully set forth at length.

15.12.030 Amendments - Generally.

Designated sections of the California Fire Code are amended to read as set forth in sections

15.12.040 through 15.12.3980.

15.12.040 Amendment - Section 104.23.1 - Plan review fees.

Subsection 104.23.1 is added to read as follows:

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 "104.32.1 Plan Review Fees. When it is determined by the fire code official that plans submitted require a full plan review and such plans are received independent of the architectural plans, a fee shall be collected. The fee shall be based on 100% of the cost of service, based on the fee schedule adopted by the City Council."

15.12.050 Amendment - Section 105.5 - Required operational permits.

Section 105.5 is amended by deleting subsections 105.5.17 and 105.5.431 in their entirety and adding subsection 105.5.22.1 to read as follows:
“105.5.22.1 Hazardous Materials for Special Events. One operational permit is required and will cover special events where one or more of the following hazardous materials is stored, transported on site, dispensed, used or handled in excess of the amounts listed in Section 105: l liquid petroleum gas, compressed gases and flammable and combustible liquids.”

15.12.060 Amendment - Section 1132.4 - Violation penalties.

Section 1132.4 is amended in its entirety to read as follows:
"1132.4 Violation Penalties. Persons who violate a provision of this code or fail to comply with any of the requirements thereof or who erect, install, alter, repair or do work in violation of the approved construction documents or directive of the fire code official, or of a permit or certificate used under provisions of this code, shall be guilty of either a misdemeanor, infraction or both as prescribed in Section 1132.4.2.1 and 1132.4.2.2. Each day that a violation continues after due notice has been served shall be deemed a separate offense."

15.12.070 Addition - Section 1132.4.2 - Restitution.

Section 1132.4.2 is added to read as follows:
"Restitution. In addition to any other penalties or provisions for restitution that may be provided for by the law, the expense of securing any emergency which is a result of a violation of this code or any other code, ordinance or State law, is a charge against the person whose violation caused the emergency. Expenses incurred for securing such emergency shall constitute a debt of such person and is collectible by the code official in the same manner as in the case of an obligation under contract, expressed or implied."
1132.4.2.1 Infraction. Except as provided in Section 1132.4.2.2, persons operating or maintaining any occupancy, premises or vehicle subject to this code that shall permit any fire or life safety hazard to exist on premises under their control shall be guilty of an infraction. 1132.4.2.2 Misdemeanor. Persons who fail to take immediate action to abate a fire or life safety hazard when ordered or notified to do so by the fire code official or a duly authorized representative, or who violate the following sections of this code, shall be guilty of a misdemeanor:
104.112.2 Obstructing operations
104.112.3 Systems and Devices
11009.6 Overcrowding
1132.3.2 Compliance with Orders, Notices and Tags

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 1143.4 Failure to Comply
305.4 Deliberate or negligent burning
308.1.2 Throwing or placing sources of ignition
310.7 Burning Objects
31087.4 Open or exposed flames”

15.12.080 Amendment - Section 202 - Definitions.

Section 202 General Definitions is amended by adding thereto the following definitions:
"All Weather Driving Surface. An all weather driving surface is a concrete or asphalt covering over base material and a roadbed compacted to ninety-five percent, and of sufficient thickness to support heavy fire apparatus (approximately 75,000 gross vehicle weight) with a grade of no more than ten percent (10%) and a minimum width of twenty-eight (28) feet, unless approval for a lesser amount is obtained from the Fire code official."
“Spark Arrester. A listed device constructed of noncombustible material specifically for the purpose of meeting one of the following conditions:

1. Removing and retaining carbon and other flammable particles/debris from the exhaust flow of an internal combustion engine in accordance with California Vehicle Code Section 38366.

2. Preventing the emission of flammable debris from combustion sources, such as internal combustion engines, fireplaces, and wood burning stoves.”

15.12.090 Amendment - Section 304.1.32 - Vegetations.

Section 304.1.32 Vegetation is amended in its entirety to read as follows:
"304.1.32 Vegetation. Weeds, grass, vines or other growth that is capable of being ignited and endangering property, shall be cut down and removed by the owner or occupant of the premises.

Vegetation clearance requirement in urban-wildland interface areas shall be in accordance with Chapter 49 and the City of Corona Vegetation Management Guidelines, which the fire code official is hereby authorized to develop and implement."

15.12.100 Addition - Section 305.6 - Hazardous Conditions.

Section 305.6 is hereby added to read as follows:
"305.6 Hazardous conditions. Outdoor fires burning wood or other solid fuel otherwise permitted by Sections 307.6 and 307.7 are prohibited when any of the following conditions apply:

1. When sustained winds exceeding 8 MPH are predicted, as determined by the fire code official based upon reasonable and verifiable data.

2. When the relative humidity is less than 25%.

3. When a red flag condition has been declared by the fire code official.

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4. When otherwise prohibited by the fire code official after the posting of notice of such prohibition at City Hall in a location that is freely accessible to members of the public, on the City's website and any other locations or social media sites that the fire code official determines are necessary or appropriate.

Outdoor fires using any fuel type are prohibited when sustained winds exceeding 20 MPH are predicted, as determined by the fire code official based upon reasonable and verifiable data, or when such fires present a hazard as determined by the fire code official.”

15.12.110 Addition - Section 307.6 - Outdoor fireplaces, fire pits, fire rings and similar devices used at Group R occupancies.

Section 307.6 is hereby added to read as follows:
"307.6 Outdoor Fireplaces, Fire Pits, Fire Rings, or similar devices used at Group R Occupancies. Outdoor fireplaces, fire pits, fire rings, or similar exterior devices used at Group R occupancies shall comply with this section.

Exception: Barbeques, grills, and portable devices intended solely for cooking. 307.6.1 Gas-fueled devices. Outdoor fireplaces, fire pits and similar devices that are fueled by natural gas or liquefied-petroleum gas and designed to only burn a gas flame and not wood or other solid fuel are allowed when approved by the Building Division. At R-3 occupancies, combustible construction material and vegetation shall not be located within three feet of an atmospheric column that extends vertically from the perimeter of the outdoor fireplace, fire pit or similar device.

At other R occupancies, the minimum distance shall be ten feet. Where a permanent hood and vent that has been approved by the Building Division is installed, combustible construction material may encroach upon this column between the bottom of the hood and the vent opening. All chimneys or vents installed in outdoor fireplaces, fire pits and similar devices shall have a spark arrester as defined in Section 202.
307.6.2 Devices using wood or fuels other than natural gas or liquefied-petroleum gas.

Permanent outdoor fireplaces designed to burn wood or other solid fuel shall be constructed in accordance with the California Building Code with clearance from combustible construction material and building openings as required therein. Fires in a fireplace shall be contained within a firebox with an attached chimney. The opening in the face of the firebox shall have a spark arrester.

The burning of wood or other solid fuel in a device is prohibited within 25 feet of combustible structures unless contained within an approved permanent fireplace. Conditions which could cause a fire to spread within 25 feet of a structure or to vegetation shall be eliminated prior to ignition.

Fires in devices burning wood or solid fuel shall be in accordance with Sections 305, 307, and 308.

Exceptions:

1. Portable fireplaces and fire rings/pits equipped with a spark arrester that are located at least 3 feet from combustible construction at R-3 occupancies.

2. Portable fireplaces, and fire pits/rings equipped with a device to arrest sparks, that are located at least 15 feet from combustible structures at all other R occupancies.

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 307.6.2.1 Where prohibited. The burning of wood and other solid fuels is prohibited within a fuel modification zone, fire hazard severity zone, Wildland-Urban Interface Area (WUI), or in locations where conditions could cause the spread of fire to the WUI.

Exceptions:

1. Permanent fireplaces that are not located in a fuel modification zone.

2. Where determined by the fire code official that the location or design of the device does not reasonably present a risk of a wildfire."

15.12.120 Added - Section 307.7 - Outdoor fires.

Section 307.7 is hereby added to read as follows:
"No person shall kindle, build, light or maintain, or authorize to be kindled, built or maintained, a fire in any place other than facilities specifically designed and built for that purpose. Any fire that is built, lit, kindled or maintained pursuant to this section shall comply with all applicable permits and other regulations of air pollution control authorities and all other laws, rules and regulations. Except as provided in Section 307.6 for Group R occupancies, the use of flammable or combustible liquids (except for approved charcoal lighter fluid) are strictly prohibited. Fires shall be attended by persons over twenty-one (21) years of age at all times until extinguished. A portable fire extinguisher or other approved equipment or method of extinguishing the fire shall be available for immediate use. Fires shall be fully extinguished before vacating the area."

15.12.130 Amendment - Section 308.1.76.3 - Sky lanterns.

Section 308.1.76.3 is hereby amended in its entirety to read as follows:
"308.1.76.3 Sky lanterns. A person shall not ignite, release, or cause to be released a sky lantern."

15.12.140 Added - Section 324 - Fuel modification requirements for new construction.

Section 324 is hereby added to read as follows:
"324 Fuel modification requirements for new construction. All new structures and facilities proposed to be constructed adjacent to land containing hazardous combustible vegetation, as determined by the fire code official, shall be reviewed in accordance with and shall be subject to the requirements of the City of Corona Vegetation Management Guidelines

15.12.150 Added - Section 325 - Clearance of brush or vegetation growth from roadways.

Section 325 is hereby added to read as follows:
"325 Clearance of brush or vegetation growth from roadways. The fire code official is authorized to cause areas within 10 feet (3048 mm) on each side of portions of highways and private streets which are improved, designed or ordinarily used for vehicular traffic, to be cleared of flammable vegetation and other combustible growth. Measurement of the required clearance area shall be from the flow-line or the end of the improved edge of the roadway surfaces.

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 Exception: Single specimens of trees, ornamental shrubbery or cultivated ground cover such as green grass, ivy, succulents or similar plants used as ground covers, provided that they do not form a means of readily transmitting fire."

15.12.160 Added - Section 326 - Unusual circumstances.

Section 326 is hereby added to read as follows:
"326 Unusual circumstances. The fire code official may suspend enforcement of the City of Corona Vegetation Management Guidelines, and require reasonable alternative measures designed to advance the purpose of this code if determined that in any specific case that any of the following conditions exist:

1. Difficult terrain.

2. Danger of erosion.

3. Presence of plants included in any state and federal resources agencies, California Native Plant Society and county-approved list of wildlife, plants, rare, endangered and/or threatened species.

4. Stands or groves of trees or heritage trees.

5. Other unusual circumstances that make strict compliance with the clearance of vegetation provisions undesirable or impractical."

15.12.170 Added - Section 327 - Restricted Entry.

Section 327 is hereby added to read as follows:
"327 Restricted entry. The fire code official shall determine and publicly announce when hazardous fire areas shall be closed to entry and when such areas shall again be opened to entry.

Entry or presence on hazardous fire areas that have been closed pursuant to this section is prohibited.

Exceptions:

1. Residents and owners of private property within hazardous fire areas and their invitees and guests going to or being upon their lands.

2. Entry, in the course of duty, by peace or police officers, and other duly authorized public officers, members of a fire department and members of the United States Forest Service.

15.12.180 Amendment - Section 503.2.1 Dimensions.

Section 503.2.1 is amended in its entirety to read as follows:
"503.2.1 Dimensions. Fire apparatus access roads shall have an unobstructed width of not less than 28 feet (85,344mm) exclusive of shoulders, except for approved security gates in accordance with Section 503.6, and an unobstructed vertical clearance of not less than 15 feet (4,572mm).

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 Exception: Vertical clearance may be reduced, provided such reduction does not impair access by fire apparatus and approved signs are installed and maintained indicating the established vertical clearance approved by the fire code official."

15.12.190 Amendment - Section 503.2.4 - Turning radius.

Section 503.2.4 is amended in its entirety to read as follows:
"503.2.4 Turning Radius. The required turning radius of a fire apparatus access road shall be 25 feet (7,620 mm) inside radius and 50 feet (15,240 mm) outside radius on all turns in the fire apparatus access road, unless otherwise approved by the fire code official.”

15.12.200 Addition - Section 503.7 - Two points of access.

Section 503.7 is hereby added to read as follows:
"503.7 Two points of access. Two points of access shall be required for new development and when existing development density is increased, unless otherwise approved by the fire code official and justified by the fire protection plan. A secondary access point shall not satisfy the requirements of this section if it directs traffic to or from the same point as the primary access point or otherwise results in a circular traffic flow."

15.12.210 Amendment - Section 505.1 - Address identification.

Section 505.1 is amended by adding the following to the end of the section:
"Address numbers shall be illuminated during all hours of darkness. Number, size, location and means of illumination shall comply with the Corona Fire Prevention Standard for premises identification unless an alternative means or method is approved by the fire code official. Address numbers shall be continuously maintained to comply with this section."

15.12.220 Amendment - Section 507.5.1 - Hydrant locations.

Section 507.5.1 is hereby amended in its entirety to read as follows:
"507.5.1 Where required. Where a portion of the facility or building hereafter constructed or moved into or within the jurisdiction is located a greater distance from a hydrant on a fire apparatus access road than allowed in Appendix C - "Fire Hydrant Locations and Distribution", as measured by an approved route around the exterior of the facility or building, on-site hydrants and mains shall be provided where required by the fire code official." Exceptions:

1. Group R-3 and U occupancies, equipped throughout with an approved automatic sprinkler system installed in accordance with CFC 903.3.1.1 or CFC 903.3.1.2 or CFC 903.3.1.3, provided the distance requirements shall not be more than 300 feet (91.5 m), unless otherwise approved by the fire code official."

15.12.230 Amendment - Section 507.5.5 - Clear space around fire protection equipment.

Section 507.5.5 is hereby amended to read as follows:

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 "507.5.5 Clear space around fire protection equipment. A 3-foot (914 mm) clear space shall be maintained around the circumference of fire hydrants, fire department connections, exterior fire protection system control valves, or any other exterior fire protection system component that may require immediate access, except as otherwise required or approved."

15.12.240 Addition - Section 507.5.7 Fire hydrant size and outlets Section 507.5.7 is hereby added to read as follows:
"507.5.7 Fire Hydrant Size and Outlets. Fire hydrant size and outlets shall be required as determined by the fire code official.

1. Residential Standard - one (1) four (4) inch outlet and one (1) two and one half (2 1/2Vz) inch outlet.

2. Super Hydrant Standard - one (1) four (4) inch outlet and two (2) two and one half (2 1/2Vi) inch outlets.

3. Super Hydrant Enhanced - two (2) four (4) inch outlet, and one (1) two and one half (2 1/2Vi) inch outlet."

15.12.250 Amendment - Section 510.1 - Emergency responder radio coverage in new buildings.

Section 510.1 is hereby amended in its entirety to read as follows:
"510.1 Emergency responder communications enhancement systems radio coverage in new buildings. All new buildings shall have approved emergency responder communications enhancement system (ERCES)radio coverage for emergency responders within the building based upon the existing coverage levels of the public safety communication systems utilized by the City, measured at the exterior of the building. This section shall not require improvement of the City's existing public safety communication systems. The building's ERCES emergency responder radio coverage system shall comply with the Corona Fire Department's Guideline for Emergency Responder Communications Enhancement System Radio Coverage and, where the functionality or performance requirements in the California Fire Code are more stringent, this code.

Exceptions:

1. Where approved by the building official and the fire code official, a wired communications system in accordance with Section 907.2.13.2 shall be permitted to be installed or maintained instead of an approved communications coverage system.

2. Where it is determined by the fire code official that the communications coverage system is not needed.

3. In facilities where emergency responder communications coverage is required and such systems, components or equipment required could have a negative impact on the normal operations of that facility, the fire code official shall have the authority to accept an automatically activated emergency responder communications coverage system.

41. Structures that meet all of the following:

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 a. Wood construction
b. Single story
c. Does not exceed 10,000 square feet

52. Multi-family residential that meet all of the following:
a. Exterior walk up
b. No interior corridors
c. No subterranean storage or parking

63. Elevators

74. Single family residence"

15.12.260 Amendment - Section 510.4.1.3 - System performance.

Section 510.4.1.3 is hereby amended in its entirety to read as follows:
"510.4.1.3 System performance. Signal strength shall be sufficient to meet the requirements of the applications being utilized by public safety for emergency operations through the coverage area as specified by the fire code official in Section 510.4.2.2. A minimum signal strength of 95dBm shall be receivable within the building. A minimum signal strength of -95 dBm shall be received by the agency's radio system when transmitted from within the building."

15.12.270 Addition - Section 710 - Eave protection.

Section 710 is hereby added to read as follows:
"Section 710 Eave Protection. Buildings or structures constructed hereafter within two hundred (200) feet of high-hazard, undeveloped forest-covered, brush-covered, or grass-covered land shall have eaves or overhangs thereon protected by one-hour construction, or otherwise protected so as to prevent flying brands, ashes or sparks from entering the building or structure. The fire code official shall determine which lands are considered high-hazard, undeveloped forest-covered, brush-covered, or grass-covered for purposes of this section."

15.12.280 Addition - 903.3.5.3 - Hydraulically calculated systems.

Section 903.3.5.3 is hereby added to read as follows:
"903.3.5.3 Hydraulically calculated systems. The design of hydraulically calculated fire sprinkler systems shall not exceed 90% of the water supply capacity.

Exception: When static pressure exceeds 100 psi and required by the Fire Code Official, the fire sprinkler system shall not exceed water supply capacity specified by Table 903.3.5.3.

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15.12.290 Amendment - Section 904.3.5 - Monitoring.

Section 904.3.5 is amended in its entirety to read as follows:
"904.3.5 Monitoring. Where a building fire alarm or monitoring system is installed, automatic fire-extinguishing systems shall be monitored by the building fire alarm or monitoring system in accordance with NFPA 72."

15.12.300 Added - Section 1201.1.1 - Other systems.

Section 1201.1.1 is added to read as follows:
"1201.1.1 Other Systems. Where required by the fire code official, other systems and operations, including, but not limited to battery systems assembly, battery reconditioning and storage, research and development of battery storage systems, electric vehicle manufacturing and testing, and battery charging systems for cars and carts inside of buildings or structures, shall comply with this chapter.

Exception: When approved by the fire code official, charging stations for electric vehicles located in open parking garages of Type I or II construction."

15.12.310 Amendment - Section 4907.3 - Requirements.

Section 4907.3 is amended in its entirety to read as follows:
"4907.3 Requirements. Hazardous vegetation and fuels around all applicable buildings and structures shall be maintained in accordance with the following laws and regulations:

1. Public Resources Code, § 4291.

2. California Code of Regulations, Title 14, Div. 1.5, Ch. 7, Subch. 3, § 1299 (see guidance for implementation "General Guideline to Create Defensible Space").

3. California Government Code, § 51182.

4. California Code of Regulations, Title 19, Div. 1, Ch. 7, Subch. 1, § 3.07.

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5. City of Corona Vegetation Management Guidelines."

15.12.320 Addition - Section 4911 - Fuel modification for new construction.

Section 4911 is added to read as follows:
"4911 Fuel Modification for New Construction. All new buildings to be built or installed in fire hazard severity zones shall comply with the following:

1. Preliminary fuel modification plans shall be submitted to and approved by the fire code official concurrent with the submittal for approval of any tentative tract map or parcel map or building permit application, as applicable.

2. Final fuel modification plans shall be submitted to and approved by the fire code official prior to the issuance of a grading permit or building permit, as applicable.

3. The fuel modification plan shall include provisions for the maintenance of the fuel modification area in perpetuity and shall meet the criteria set forth in the City of Corona Vegetation Management Guidelines.

4. The fuel modification plan may be altered if conditions change with the prior written approval of the fire code official.

5. All elements of the fuel modification plan shall be maintained in accordance with the approved plan and are subject to the enforcement process outlined in this code."

15.12.330 310 Addition- Section 5001.5.2 - Hazardous materials inventory statement (HMIS).

Section 5001.5.2 is hereby amended in its entirety to read as follows:
"5001.5.2 Hazardous Materials Inventory Statement (HMIS). When required by the fire code official, an application for a permit shall include Corona Fire Department's Chemical Classification Packet, which shall be completed and approved prior to approval of architectural and/or system plans, and/or the storage, use or handling of chemicals on the premises. The Chemical Classification packet shall meet the format requirements contained in the Corona Fire Department Chemical Classification Guideline."

15.12.3420 Addition - Section 5608.2 - Firing.

Section 5608.2 is added to read as follows:
"Section 5608.2 - Firing. All fireworks displays shall be electronically fired."

15.12.330 Addition – Section 5608.3 – Fallout Area.

Section 5608.3 is added to read as follows:
“Section 5608.3 – For aerial shells, the minimum required radius of the fallout area shall be 100 ft/in. (22 m/25 mm) of the internal mortar diameter of the largest aerial shell to be fired, unless otherwise approved by the fire chief.”

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15.12.3540 Amendment - Chapter 80 - Reference standards.

The sections of Chapter 80 - Referenced Standards designated below are amended to read as follows:
"NFPA 13, 20252 Edition, Standard for the Installation of Sprinkler Systems is hereby amended as follows:

Section 9.4.3.1 is hereby amended to read as follows:

9.4.3.1 When fire sprinkler systems are installed in shell buildings of undetermined use (Spec Buildings) other than warehouses (Group S occupancies), fire sprinklers of the quickresponse type shall be used. Use is considered undetermined if a specific tenant/occupant is not identified at the time of permit issuance. Sprinklers in light hazard occupancies shall be one of the following:
(1) Quick-response type as defined in Section 3.3.223.4.166.4.8 (2) Residential sprinklers in accordance with the requirements of Chapter 12Section 8.4.5 (3) Quick response CMSA sprinklers
(4) ESFR sprinklers
(5) Standard spray sprinklers used for modifications of additions to existing light hazard systems equipped with standard spray sprinklers
(6) Standard spray sprinklers used where individual standard spray sprinklers are replaced in existing light hazard systems
Section 16.12.3.3 is hereby amended to read as follows:

16.12.3.3 Fire Department connections (FDC) shall be of an approved type. The FDC shall contain a minimum of two 2 54" inlets. The location shall be approved and be no more than 150 feet from a public hydrant. The FDC may be located within 150 feet of a private fire hydrant when approved by the fire code official. The size of piping and the number of inlets shall be approved by the fire code official. Fire department inlet connections shall be painted OSHA safety red. When the fire sprinkler design density requires more than 500 gpm (including hose stream demand), or a standpipe system is included, two 2 1/2" inlets and one 4" swivel female NST inlet shall be provided. FDC inlets shall be equipped with check valves.

Section 16.12.5.7 is hereby amended to read as follows:

16.12.5.7 Fire department connections shall be on the street side of buildings and shall be located and arranged so that they are immediately adjacent to the approved fire department access road. Fire department connections shall be located such that hose lines can be readily and conveniently attached to the inlets without interference from nearby objects, including but not limited to, buildings, fences, posts, vegetation or other fire department connections.

Section 19.1.1.2 is hereby amended by adding the following:

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19.1.1.2 When fire sprinkler systems are required in buildings of undetermined use other than warehouses, they shall be designed and installed to have a fire sprinkler design density of not less than that required for an Ordinary Hazard Group 2 use, with no reduction(s) in density or design area. Warehouse fire sprinkler systems shall be designed to Figure 16.2.1.3.2(a) curve "G".

Use is considered undetermined if a specific tenant/occupant is not identified at the time of permit issuance. Where a subsequent occupancy requires a system with greater capability, it shall be the responsibility of the occupant to upgrade the system to the required density for the new occupancy.

NFPA 13D 20252 Edition, Standard for the Installation of Sprinkler Systems in One- and TwoFamily Dwellings and Manufactured Homes is hereby amended as follows:

Section 4.1.4 is hereby added to read as follows:

4.1.4 Stock of Spare Sprinklers.

4.1.4.1 A supply of at least two sprinklers of each type shall be maintained on the premises so that any sprinklers that are not functioning or have been damaged in any way can be promptly replaced.

4.1.4.2 The spare sprinklers shall be the same types and temperature ratings as installed in the dwelling.

4.1.4.3 The sprinklers shall be kept in a cabinet located where the temperature to which they are subjected will at no time exceed 100°F.

4.1.4.4 A special sprinkler wrench shall be provided and kept in the spare head cabinet to be used in the removal and installation of sprinklers. One sprinkler wrench shall be provided for each type of sprinkler installed.

Section 5.1.1.2 is hereby deleted in its entirety.

Section 7.3 Pressure Gauges is amended to add the following Subsection 7.3.4 to read as follows:

7.3.4 At least one water pressure gauge shall be installed on the riser assembly.

Section 7.6 Alarms is hereby amended to read as follows:

7.6 Alarms. Exterior alarm indicating device shall be listed for exterior service and audible from the street from which the house is addressed. Exterior audible devices shall be placed on the front or side of the structure and the location subject to approval by the fire code official.

Additional interior alarm devices shall be required to provide audibility throughout the structure and shall be powered from an uninterruptible circuit service normally servicing other appliances in the residence.

Exception:

1. When an approved water flow monitoring system is installed, interior audible devices may be powered through the fire alarm control panel.

2. When single- or multiple-station smoke alarms specified in CBC 907.2.11 are used to sound an alarm upon waterflow switch activation.

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 NFPA 24, 202519 Edition, Installation of Private Fire Service Mains and Their Appurtenances is hereby amended as follows:

Section 6.2.10 Two points of connection is hereby added to read as follows:
"6.2.10 Two points of connection. When the underground fireline exceeds 500 lineal feet, two points of connection to the City water supply are required.

15.12.3650 Amendment - Section B105.1 of Appendix B - One- and two-family dwellings.

Section B105.1 of Appendix B is amended in its entirety to read as follows:
"B105.1 One- and two-family dwellings. The minimum fire flow and flow duration requirements for one- and two-family dwellings shall be as specified in Table B 105.1."

15.12.3760 Amendment - Section B105.2 of Appendix B - Buildings other than one- and twofamily dwellings, Group R-3 and R-4 buildings and townhouses.

Section B 105.2 of Appendix B is amended in its entirety to read as follows:
"B105.2 Buildings other than one- and two-family dwellings, Group R-3 and R-4 buildings and townhouses. The minimum fire flow and flow duration requirements for buildings other than oneand two-family dwellings shall be as specified in Table B 105.1.

Exception: A reduction in fire flow of up to 50 percent, as approved by the fire code official, is allowed when the building is provided with an approved automatic sprinkler system installed in accordance with Section 903.3.1.1 or 903.3.1.2. The resulting fire flow shall not be less than 1,500 gallons per minute (5677.5 L/min) for the prescribed duration."

15.12.3870 Amendment - Tables B105.1(l), B105.1(2) and B105.2 of Appendix B -Minimum required fire flow and flow duration for buildings.

Tables B 105.1(1), B105.1(2) and B105.2 of Appendix B are deleted in their entirety and replaced with the following:
"TABLE B105.1
MINIMUM REQUIRED FIRE-FLOW AND FLOW DURATION FOR BUILDINGS* Use Required Flow (gallons per minute) Duration
One- and Two-Family Dwelling 1500 gpm 2 hours
Multi-Family Dwelling 2500 gpm 2 hours
Commercial 3000 gpm 3 hours
Industrial 3500 gpm 4 hours
*Or as otherwise required by the Fire code official.

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 *For fire flow requirements in a fire hazard severity zone, refer to the current adopted California Wildland-Urban Interface Code and Corona Municipal Code Chapter 15.25 Wildland-Urban Interface Code.”

15.12.3980 Amendment - Table C102.1 of Appendix C - Number and spacing of fire hydrants.

Table C 102.1 of Appendix C is amended in its entirety to read as follows:
"TABLE C102.1
NUMBER AND SPACING OF FIRE HYDRANTS"

USE MAXIMUM DISTANCE

BETWEEN HYDRANTS
(FEET)

MAXIMUM DISTANCE

FROM ANY POINT ON

STREET OR ROAD

FRONTAGE OR FIRE

DEPARTMENT ACCESS TO

A HYDRANT (FEET)
One- and Two-Family
Dwelling
300 150
Multi-Family Dwelling 250 125
Commercial/Industrial 250 125

15.12.40390 Violation - Penalty.

When authorized by the fire code official in writing, the Building Official shall enforce provisions of this chapter under the provisions of the Corona Municipal Code, Chapter 15.70.” SECTION 11. Chapter 15.20 of Title 15 of the Corona Municipal Code is hereby amended in its entirety to read as follows:
"Chapter 15.20

PLUMBING CODE

15.20.010 Title.

15.20.020 Code adoption.

15.20.030 Administration.

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8

15.20.040 Amendments – Generally.

15.20.050 Addition – Section 314.3-Open trenches.

15.20.060 Violation – Penalty.

15.20.010 Title.

This chapter shall be cited as the Plumbing Code of the City of Corona and any reference in the city's municipal code or any chapter thereof to the California Plumbing Code, or other plumbing code, refers and applies to this chapter.

15.20.020 Code adoption.
(A) Subject to the particular additions, amendments and deletions set forth in this chapter, all the rules, regulations, provisions and conditions set forth in that certain document being marked and designated as the 20225 California Plumbing Code, California Code of Regulations Title 24, Part 5, including any supplements, errata, and revisions made thereto, and including the following specifically identified appendices and portions thereof, are hereby adopted as the Plumbing Code of the City of Corona:
(1) Chapter 1 Division II is not adopted as part of this code. (2) Appendices A, B, D, H, and I, and M are adopted as part of this code. (3) Appendices A, C, E, F, G, J, K, L, M, N, O, P, Q, R, and NS are not adopted as part of this code.
(B) One certified copy of the 20225 California Plumbing Code shall be kept on file in the office of the Building Official, and any and all references thereto, are adopted as the Plumbing Code of the City of Corona and each and all of the regulations, provisions, penalties, conditions and terms thereof are referred to, adopted and made a part of this chapter, as though fully set forth at length.

15.20.030 Administration.

The administrative procedures as adopted in Chapter 15.02 of the Corona Municipal Code shall apply to this chapter.

15.20.040 Amendments – Generally.

Designated sections of the 20225 California Plumbing Code are amended to read as set forth in Section 15.20.050.

15.20.050 Amendment – Section 314.3 - Open trenches.

Section 314.3 is amended by adding the following paragraph to the end of said section to read as follows:

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 “No permittee hereunder shall leave unattended at any time any excavation for sewer or sewage disposal facilities, unless the permittee shall have first provided a suitable and adequate barricade, which will prevent any person from being in any way injured as a result of said excavation. Said permittee shall at all times during the existence of said excavation maintain said barricade in a manner suitable to protect any person from being so injured.”

15.20.060 Violation - Penalty.

The violation and penalties for Chapter 15.20 shall be as adopted in Chapter 15.02 and 15.70 of the Corona Municipal Code.”
SECTION 12. Chapter 15.25 of the Corona Municipal Code is hereby created to read as follows:
“CHAPTER 15.25

WILDLAND-URBAN INTERFACE CODE
Sections:

15.25.010 Title

15.25.020 Code adoption.

15.25.030 Administration.

15.25.040 Amendments – Generally.

15.25.050 Amendment – Section 101.1. – Title.

15.25.060 Amendment – Section 103 - Code Compliance Agency.

15.25.070 Amendment – Section 104.2 – Determination of compliance.

15.25.080 Addition – Section 108.7 - Permit fees.

15.25.090 Addition – Section 109.1.1.1 – Inspection fees.

15.25.100 Amendment – Section 202 – Definitions.

15.25.110 Amendment – Section 302.1.1 Designation of Fire Hazard Severity Zones

15.25.120 Amendment – Section 404.5 – Adequate water supply.

15.25.130 Added – Section 404.5.1 – Increased Fire Flow for Subdivisions in Very High Fire Hazard Severity Zones.

15.25.140 Amendment - Section 604.3 - Requirements.

15.12.150 Addition - Section 613 Fire Protection Plan/Fuel Modification Plan for New Construction

15.25.160 Violation – Penalty

15.25.010 Title.

This chapter shall be cited as the Wildland-Urban Interface Code of the City of Corona and any reference in the city’s municipal code or any chapter thereof to the California Wildland-Urban Interface Code, or other wildland-urban interface code, refers and applies to this chapter.

15.25.020 Code adoption.

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 (A) Subject to the particular additions, amendments and deletions set forth in this chapter, all the rules, regulations, provisions and conditions set forth in that certain document being marked and designated as the 2025 California Wildland-Urban Interface Code, California Code of Regulations Title 24, Part 7, and including any supplements, errata, and revisions made thereto are hereby adopted as the Wildland Urban Interface Code of the City of Corona. (1) Appendices A through I are not adopted as part of this code. (B) One certified copy of the 2025 California Wildland-Urban Interface Code shall be kept on file in the office of the Building Official of the City of Corona, and any and all references thereto, are adopted as the Wildland-Urban Interface Code of the City of Corona, subject to the changes contained in this chapter. Each and all of the regulations, provisions, penalties, conditions and terms thereof are referred to, adopted and made a part of this chapter, as though fully set forth at length.

15.25.030 Administration.

The administrative procedures, as adopted in Chapter 15.02 of the Corona Municipal Code, shall apply to this chapter.

15.25.040 Amendments – Generally.

Designated sections of the 2025 California Wildland-Urban Interface Code are amended to read as set forth in Sections 15.25.050 through 15.25.150.

15.25.050 Amendment – Section 101.1 – Title.

Section 101.1 is amended in it’s entirety to read as follows:
“101.1 Title. These regulations shall be known as the California Wildland-Urban Interface Code of the City of Corona, hereinafter referred to as “this code.”

15.25.060 Amendment – Section 103 – Code Compliance Agency Section 103 is deleted in it’s entirety.

15.25.070 Amendment – Section 104.2 – Determination of compliance.

Section 104.2 is amended by adding the following sentence to the end of the section:
“The Building Official shall have the authority to interpret and enforce the provisions of this code related to building permits and construction. The Fire Chief and/or Fire Marshal shall have the authority to interpret and enforce the provisions of this code related to fire permits, fire protection plans, and property maintenance.”

15.25.080 Addition – Section 108.7 - Permit fees.

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 Section 108 is amended by adding subsection 108.7 to read as follows:
“Section 108.7 Permit Fees. Permit fees, which shall be based on 100% of the cost of service, as established by City Council resolution shall be collected.”

15.25.090 Addition – Section 109.1.1.1 - Inspection fees.

Section 109.1.1 is amended by adding the following subsection as follows:
“Section 109.1.1.1 Inspection Fees. The code official is authorized to collect appropriate fees for the inspections in an amount established by City Council resolution.”

15.25.100 Amendment – Section 202 – Definitions.

The term “Code Official” defined in section 202 is hereby replaced in its entirety to read as follows:
“CODE OFFICIAL. The official(s) employed or otherwise charged by the city to interpret and enforce this code, or the code official’s authorized representative. Subject to Section 104.2, the term “code official” shall mean the Fire Chief, Fire Marshal, and/or Building Official.” The term “Wildland-Urban Interface Area” defined in Section 202 is hereby replace in its entirety to read as follows:
“WILDLAND-URBAN INTERFACE AREA. A geographical area identified by the state as a “Fire Hazard Severity Zone” in accordance with the Public Resources Code Sections 4201 through 4204 and Government Code sections 51175 through 51189, and other areas designated by the City Council to be at a significant risk from wildfires, and shall include those areas designated as moderate, high, and very high fire hazard severity zones based on recommendations from the State Fire Marshal pursuant to Government Code Section 51178.”

15.25.110 Amendment – Section 302.1.1 – Designation of Fire Hazard Severity Zones.

Section 302.1 is amended by adding subsection 302.1.1 to read as follows:
“302.1.1 Designation of Fire Hazard Severity Zones. The City Council has adopted the recommendations of the State Fire Marshal made pursuant to Government Code section 51178 and designated those areas within the City as moderate, high, and very high fire hazard severity zones as shown on the Local Responsibility Area Fire Hazard Severity Zone Maps published by the Office of the State Fire Marshal.”

15.25.120 Amendment – Section 404.5 – Adequate water supply.

Section 404.5 is amended in its entirety to read as follows:

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 “404.5 Adequate water supply. Fire-flow requirements shall be determined in accordance with the current adopted California Fire Code, the Wildland-Urban Interface Code and Corona Municipal Code Chapter 15.25.

15.25.130 Added – Section 404.5.1 – Increased Fire Flow for Subdivisions in Very High Fire Hazard Severity Zones.

Section 404.5.1 is added to read as follows:
“404.5.1 Increased Fire Flow for Subdivisions in Very High Fire Hazard Severity Zones. (a) General. For new residential subdivisions consisting of five (5) or more lots for one and two family dwellings located within a Very High Fire Hazard Severity Zone (VHFHSZ), as designated by the Director of Forestry and Fire Protection, the minimum fire-flow requirements shall be increased in accordance with this section.
(b) Fire-Flow Requirements.
(1) The required fire flow shall be not less than 2,000 gallons per minute (GPM) at a residual pressure of 20 psi for a minimum duration of 2 hours. (2) Where any dwelling unit exceeds 3,600 square feet of floor area, the required fire flow shall be increased to 2,500 gpm for a minimum duration of 2 hours. (c) Wildland Technical Standard. Where the entire subdivision is constructed in compliance with the most current version of IBHS Wildfire Prepared Neighborhood Technical Standard, the required fire flow shall comply with the standard fire-flow requirements set forth in Table B105.1 of the California Fire Code, as amended by Section 15.12.370 of the Corona Municipal Code. (d) Fire Hydrant Spacing and Distribution.
(1) Fire hydrants shall be installed pursuant Table C102.1 of the California Fire Code, as amended by Section 15.12.380 of the Corona Municipal Code. (2) Each hydrant shall be capable of delivering the fire flow required by this section. (e) Alternative Methods. Where the existing water system cannot support the minimum required fire flow, the fire code official is authorized to approve alternative methods of protection, including but not limited to:
(1) On-site water storage tanks with fire department connections, (2) Residential fire sprinklers in accordance with NFPA 13R or NFPA 13. (f) Exception. The following shall comply with the standard fire-flow requirements set forth in Table B105.1 of the California Fire Code, as amended by Section 15.12.370 of the Corona Municipal Code without modification:

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 (1) Residential sSubdivisions of fewer than five (5) lots. (2) Residential subdivisions for multi-family dwellings. (3) Residential subdivisions located outside of the VHFHSZ.

15.25.140 Amendment - Section 604.3 - Requirements.

Section 604.3 is amended in its entirety to read as follows:
"604.3 Requirements. Hazardous vegetation and fuels around all applicable buildings and structures shall be maintained in accordance with the following laws and regulations:

1. Public Resources Code, § 4291.

2. California Code of Regulations, Title 14, Div. 1.5, Ch. 7, Subch. 3, § 1299.03 (see guidance for implementation "General Guideline to Create Defensible Space").

3. California Government Code, § 51182.

4. California Code of Regulations, Title 19, Div. 1, Ch. 7, Subch. 1, § 3.07.

5. City of Corona Vegetation Management Guidelines."

15.12.150 Addition - Section 613 Fire Protection Plan/Fuel Modification Plan for New Construction
Section 613 is added to read as follows:
"613 Fire Protection Plan/Fuel Modification Plan for New Construction. All new buildings to be built or installed in fire hazard severity zones shall comply with the following:

1. Preliminary fire protection plan/fuel modification plan shall be submitted to the fire code official for review concurrent with the submittal for approval of any tentative tract map or parcel map or building permit application, as applicable.

2. Final fire protection plan/fuel modification plan shall be submitted to the fire code official for approval prior to the issuance of a grading permit or building permit, as applicable.

3. The fire protection plan/fuel modification plan shall include provisions for the maintenance of the fuel modification area in perpetuity and shall meet the criteria set forth in the City of Corona Vegetation Management Guidelines.

4. The fire protection plan/fuel modification plan may be altered if conditions change with the prior written approval of the fire code official.

5. All elements of the fire protection plan/fuel modification plan shall be maintained in accordance with the approved plan and are subject to the enforcement process outlined in this code."

15.25.160 Violation--Penalty.

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 The violation and penalties for Chapter 15.25 shall be as adopted in Chapter 15.02 and 15.70 of the Corona Municipal Code.”
SECTION 13. Chapter 15.28 of the Corona Municipal Code is hereby amended in its entirety to read as follows:
"CHAPTER 15.28

ELECTRICAL CODE
Sections:

15.28.010 Title.

15.28.020 Code adoption.

15.28.030 Administration.

15.28.040 Violation – Penalty.

15.28.010 Title.

This chapter shall be cited as the Electrical Code of the City of Corona and any reference in the city's municipal code or any chapter thereof to the California Electrical Code, or other electrical code, refers and applies to this chapter.

15.28.020 Code adoption.
(A) Subject to the particular additions, amendments and deletions set forth in this chapter, all the rules, regulations, provisions and conditions set forth in that certain document being marked and designated as 20225 California Electrical Code, California Code of Regulations Title 24, Part 3, including any supplements, errata, and revisions made thereto, and including the Tables and Annexes thereto, but excluding Annexes E, F, G, H, I, J, and JK, are hereby adopted as the Electrical Code of the City of Corona.
(B) One certified copy of the 20225 California Electrical Code shall be kept on file in the office of the Building Official of the City of Corona, and any and all references thereto, are adopted as the Electrical Code of the City of Corona, subject to the changes contained in this chapter. Each and all of the regulations, provisions, penalties, conditions and terms thereof are referred to, adopted and made a part of this chapter, as though fully set forth at length.

15.28.030 Administration.

The administrative procedures, as adopted in Chapter 15.02 of the Corona Municipal Code, shall apply to this chapter.

15.28.040 Violation--Penalty.

The violation and penalties for Chapter 15.28 shall be as adopted in Chapter 15.02 and 15.70 of the Corona Municipal Code.”

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 SECTION 14. Prior Ordinances Repealed. Upon the effective date of this Ordinance, all former ordinances or parts thereof conflicting or inconsistent with the provisions of this Ordinance or the codes herein adopted by reference and any other ordinance in conflict herewith are hereby repealed and declared to be of no further force and effect.

SECTION 15. CEQA. The City Council finds that the adoption of the California Building Standards Code and the amendments proposed herein are exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the common sense rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This Ordinance, which adopts updated building and safety standards, is enacted to mitigate the threats posed to public peace, health and safety from earthquakes, storms, flooding, high winds and fire. The Ordinance also does not qualify as a project under State CEQA Guidelines, section 15378(a)) because it has no potential to result in either a direct, or reasonably foreseeable indirect, physical change in the environment. It can also be seen with certainty that there is no possibility that the proposed Ordinance may have a significant effect on the environment because the Ordinance simply updates existing building codes in compliance with the California Building Standards Code; and the adoption of the Ordinance will not result in any development or any new activity with the potential to impact the environment. Therefore, no further environmental analysis is required. Staff is directed to file a notice of exemption within five (5) days of the adoption of this Ordinance.

SECTION 16. Severability. If any section, subsection, subdivision, paragraph, sentence, clause or phrase added by this Ordinance, or any part thereof, is for any reason held to be unconstitutional or invalid or ineffective by any court of competent jurisdiction, such decision shall not affect the validity or effectiveness of the remaining portions of this Ordinance or any part thereof. The City Council hereby declares that it would have passed each section, subsection, subdivision, paragraph, sentence, clause or phrase thereof irrespective of the fact that any one or more subsections, subdivisions, paragraphs, sentences, clauses or phrases are declared unconstitutional, invalid or ineffective.

SECTION 17. Certification/Publication. The Mayor shall sign this ordinance and the City Clerk shall attest thereto and shall within fifteen days of its adoption cause it or a summary of it to be published in the Press Enterprise, a newspaper published and circulated in the City of Corona; and thereupon and thereafter this ordinance shall take effect and be in force according to law.

SECTION 18. Effective Date. This Ordinance shall take effect thirty (30) days following its adoption by the City Council or on January 1, 2026, whichever is later.

PASSED, APPROVED AND ADOPTED this 19th day of November 2025.

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8 _________________________________
Mayor of the City of Corona, California
ATTEST:
________________________________
City Clerk of the City of Corona

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JAMIER\05100.16000\10315457.8 JAMIER\05100.16000\10315457.8

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

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 19th day of November 2025. ____________________________________
City Clerk of the City of Corona, California
(SEAL)

DATE: 11/19/2025
TO: Honorable Mayor and City Council Members
FROM: Economic Development Department
2025-446

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

AMORTIZATION OF NON-CONFORMING USES IN THE DOWNTOWN AREA EXECUTIVE SUMMARY:

This presentation provides an overview of an additional redevelopment tool, known as Amortization, available to cities to assist in removing certain land uses that were legally established at some point but are no longer permitted by the zoning regulations.

RECOMMENDED ACTION:

That the City Council provide direction on whether to develop an Amortization process to address certain non-conforming uses in downtown.

BACKGROUND & HISTORY:

Amortization in the context of land use refers to the gradual elimination of non-conforming uses, which are land uses that do not comply with current zoning regulations, over a specified period. This process aims to bring land uses into compliance while balancing the interests of property owners with the goals of community development and zoning integrity.

Staff will present an overview of this process and its possible application in the downtown area as a part of the broader redevelopment efforts the City has undertaken. Staff will

also be seeking direction from the City Council on whether to develop an Amortization process for its future consideration.

PREPARED BY: JOEL BELDING, ECONOMIC DEVELOPMENT DIRECTOR REVIEWED BY: JUSTIN TUCKER, ASSISTANT CITY MANAGER
ATTACHMENTS:

1. Exhibit 1 – Presentation

Joel Belding
Economic Development Director
November 19, 2025
Amortization Process
Non-Conforming Uses
in the Downtown Specific Plan

Ask
That the City Council provide direction on an
amortization process for non-conforming uses
in the Downtown Revitalization area

Downtown Revitalization Strategies
• 2022 Plan identifies roughly a
dozen broad strategies to
revitalize Downtown Corona
• Additional tools are available to
assist with goals
• This item is one more “tool in
the toolkit” for revitalization
3 Enhanced Safety Design Guidelines Housing Funding

Select Non-Conforming Uses in DTSP
4 Car Washes
Vehicle Rentals Car Repair Car Sales
Motels Massage

Why these uses?
• Uses that may be a deterrent to new investment
• Building form/appearance that may be inconsistent with intent for Downtown • Uses that generate higher calls for service or may have higher likelihood for criminal activities

Example: Auto Repair

Example: Auto Uses on Sixth Street
• 14 Auto Service, Repair, and Tire Store uses on Sixth Street • These use present compatibility issues with new development. • No longer permitted within the Downtown Specific Plan boundaries - “Nonconforming Uses”

Examples: Auto Sales

Example: Car Washes

Example: Motels

Amortization
Phase out uses over
time
Acquisitions
Buy out the use,
either voluntary or
through
condemnation
Market:

Land Value and
Market Conditions
determine longevity
Nonconforming Uses

What is Amortization?
• A zoning tool used to phase out legally established but now nonconforming land uses.
• Allows property owners a “grace period” to recoup investment before discontinuing the use.
• Considered a constitutionally valid alternative to immediate elimination with compensation.

Legal Framework
Options to end nonconforming uses:
• Pay just compensation for immediate termination.
• Provide a reasonable amortization period (no
compensation required).
• Backed by California case law (e.g., Gage, United Business, Metromedia).
• Must meet due process and reasonableness standards.

Reasonableness Determination
•Incongruity with surrounding land uses.
•Economic impacts: cost, investment, salvage value.
•Lease terms, adaptability, and useful life of structures. •Public harm from continued operation.
•Case-by-case determination required.

Amortization Ordinance
Components
•Intent and Purpose Statement.
•Triggers for Immediate Termination.
•Process for targeted application (nondiscriminatory basis). •Administrative hearing and appeal procedures.
•Notice to future owners via recordation.

Example:
• Purpose – to improve aesthetics and create vibrant pedestrian friendly environment free of incompatible uses
• Process – set a predetermined phase out schedule – e.g. 10 years
• Admin hearing / appeal – shall have 60 days to appeal to City Council
• Notice – a notice will be recorded on properties that nonconforming uses are not allowed and that the established phase out timeframe will be enforced.
* Current rules for non-conforming uses such as 180 days of nonuse or substantial destruction remain in effect

Ordinance Enforcement
• Notice at end of amortization period with enforcement timeline. • Option to apply for limited extensions based on amortization factors. • Enforcement tools: City Attorney authority, nuisance abatement process. • Goal: Fair implementation while protecting community interests.

Pros:
• Tested method for changing land
use in key areas of cities
• No direct costs for City
• Phases out uses over
appropriate length of time
• Allows for businesses and
landowners to plan for
transitions
• Allows for case by case reviews
Pros/Cons
16 Cons:
• Possible legal challenges from
individual businesses
• Transition of displaced business
• Long term process

Amortization Options:
17 Process
Timeframe
Triggers for Immediate
Termination.

Process for targeted
application (nondiscriminatory basis).

Appeal procedures.

Possible Uses
Auto Repair
Auto Sales
Car Washes
Motels
Vehicle Rentals
Gas Stations
Fast Food Restaurants
Massage Parlors

Next Steps
• Direction from Council on:
• which non-conforming uses to amortize
• amortization schedule
• Modification to building or use to avoid process
• Draft ordinance, review reasonableness standard, etc. • Bring to council for final consideration.
• Work with identified businesses and property owners

Ask
Should staff develop an Amortization process
for non-conforming uses in the Downtown
area?

DATE: 11/19/2025
TO: Honorable Mayor and City Council Members
FROM: Community Services Department
2025-447

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

PICKLEBALL AT EL CERRITO PARK OPTIONS UPDATE
EXECUTIVE SUMMARY:

This staff report asks the City Council to provide direction on Capital Improvement Project No. FC-2026-05 for pickleball courts at El Cerrito Park or other potential locations.

RECOMMENDED ACTION:

That the City Council provide direction on Capital Improvement Project No. FC-2026-05 to construct pickleball courts at El Cerrito Park or other potential locations.

BACKGROUND & HISTORY:

Demand is growing for pickleball. From 2023–2024, participation in the sport increased by 46% throughout the U.S. Pickleball courts were identified as one of the top four key outdoor features most desired by residents in the Parks and Recreation Master Plan (PRMP). The PRMP calls for 23 pickleball courts to meet the level of service (LOS) guidelines (one court per 7,300 residents). Currently, the City has 12 dedicated pickleball courts (10 at Border Park and two at Husted Park), plus five multi-use courts (three at Circle City Center and two at El Cerrito Park) that can be used for pickleball. This brings the total to 17 courts throughout the City. Thus, an additional six courts are required to fulfill the PRMP LOS guidelines.

Demand for tennis has also seen slight growth, with participation in the sport increasing by 8% from 2023 to 2024. Corona currently has 19 tennis courts located at seven parks

throughout the City, and three of these courts are located 1.8 miles from the proposed project site. The number of existing tennis courts currently meets the PRMP LOS guidelines (one court per 8,400 residents).

To address the need for additional pickleball courts, staff proposed a capital improvement project (CIP) in the FY 2026 budget to convert two tennis courts at El Cerrito Park into eight pickleball courts and construct four new pickleball courts on a vacant parcel adjacent to the tennis courts, for a total of 12 new pickleball courts.

Per the request of City Council, the FY 2026 CIP to construct new pickleball courts at El Cerrito Park was put on hold to provide time to evaluate the impact of several new private pay pickleball courts that are currently under construction at the Eagle Glen Golf Club.

Based on feedback received from the pickleball community regarding this issue, Councilmember Richins requested that this item be brought back to the City Council for reconsideration.

On August 6, 2025, staff brought the original FY 2026 CIP for pickleball courts back to City Council for discussion, along with four additional options. Differing views were presented in support and opposition from the pickleball and tennis communities regarding the five options. Based on this feedback, the Council asked staff to identify alternative options for pickleball and tennis, including utilizing space in the northwest corner of El Cerrito Park and/or other locations in the City. There were also discussions around converting the pickleball courts at Border Park back to tennis courts.

ANALYSIS:

Over the past three months, staff have researched additional options and costs for pickleball and tennis courts, identifying four new options for the City Council to consider.

Each of these new options will retain the current number of tennis courts in the community (19) and provide a net gain of pickleball courts to help fulfill PRMP LOS guidelines.

New Option 6 – Est. Cost $1,200,000
a. Construct 12 new pickleball courts at El Cerrito Park tennis courts and vacant parcel
b. Convert two pickleball courts at Border Park back to two tennis courts

1. Option to retain four remaining pickleball courts or convert these courts back to basketball
New Option 7 – Est. Cost $3,951,948
a. Construct 12 new pickleball courts at El Cerrito Park tennis courts and vacant parcel
b. Relocate two tennis courts to northwest corner of El Cerrito Park c. Construct additional parking at El Cerrito Park
New Option 8 – Est. Cost $3,999,198

a. Construct 11 new pickleball courts at El Cerrito Park basketball courts and vacant parcel
b. Relocate basketball courts to northwest corner of El Cerrito Park c. Construct additional parking at El Cerrito Park
New Option 9 – Est. Cost $2,345,450
a. Construct 10 new pickleball courts at Butterfield Park FINANCIAL IMPACT:

Funding is available within the Pickleball Facility Capital Improvement Project No. FC2026-05 for the original project. However, the cost of several of the proposed options exceeds the approved FY 2026 CIP pickleball project budget of $1,097,802. If City Council directs staff to proceed with these options, additional funding will need to be allocated from other CIP projects to help offset the funding gap of $102,198 – $2,901,396.

ENVIRONMENTAL ANALYSIS:

This action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the commonsense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This action seeks direction from the Council regarding the construction of new outdoor pickleball courts.

Therefore, no environmental analysis is required.

PREPARED BY: DONNA FINCH, COMMUNITY SERVICES DIRECTOR
REVIEWED BY: BRETT CHANNING, ASSISTANT CITY MANAGER
ATTACHMENT:

1. Exhibit 1 – Pickleball Courts Update

Pickleball At El Cerrito Park
Options Update
Donna Finch
Community Services Director

2 The Ask
That the City Council provide direction on its
preferred option for CIP FC-2026-05 (Pickleball
Facility at El Cerrito Park)

• Demand growing for pickleball – ranked fastest growing sport in U.S. ( 46% 2023-2024, SFIA)
• Pickleball courts identified as one of the top four outdoor features by residents in the Parks & Recreation Master Plan (PRMP)
• PRMP calls for 23 pickleball courts to meet level of service guidelines (1/7,300 residents)
• Currently 17 total pickleball courts - 12 dedicated and 5 multi-use • Pickleball only: Border Park (10) and Husted Park (2) • Multi-use w/pickleball: Circle City Center (3) and El Cerrito Park (2)
• Leaves 6 more needed to reach 23
Background

Background - Tennis Courts
4 • Demand for tennis also growing ( 8% 2023-2024, USTA) • PRMP calls for 18~ tennis courts to meet service level guidelines (1/8,207 residents)
• Corona has 19 tennis courts located at 7 parks, achieving our desired service level.
• El Cerrito (2), Eagle Glen (3), Mountain Gate (4), Kellogg (4), Mangular (2), Promenade (2), Auburndale (2)
• 3 courts at Eagle Glen Park located 1.8 miles from proposed project site (El Cerrito Park)
2 3
4 4
2 2
2 2
1 0
2 3

Background
Proposed Pickleball Courts at El Cerrito Park
• New pickleball courts proposed at El Cerrito
Park in FY2025-26 CIP Budget
o Project involved replacing 2 tennis
courts with pickleball courts & building
4 new courts
o Approximately $1.1 million cost
• June 4, 2025 – City Council voted to pause
project during budget adoption
• July 2, 2025 – Councilmember Richins
asked for a reconsideration of the project
• August 6, 2025 – Project brought back to
City Council for reconsideration
5

6 Original Alternatives
Presented August 6, 2025

7 Alternative Option 1
No Change to El Cerrito Park

8 Alternative Option 2a
Convert only 1 tennis court at El Cerrito Park to pickleball courts Net Pickleball Courts (+4)
Net Tennis Courts (-1)

9 Alternative Option 2b
Convert both tennis courts at El Cerrito Park to pickleball courts Net Pickleball Courts (+8)
Net Tennis Courts (-2)

10 Alternative Option 3
Convert vacant parcel only at El Cerrito Park to pickleball courts Net Pickleball Courts (+4)
Net Tennis Courts (0)

11 Alternative Option 4
(ORIGINAL CIP PROJECT)
Convert both vacant parcel AND tennis courts at El Cerrito Park to pickleball courts
Net Pickleball Courts (+12)
Net Tennis Courts (-2)

12 Alternative Option 5
(Recommended Compromise)
Add 8 Pickleball Courts to El Cerrito Park, but retain 1 tennis court and bring 1 tennis court back to Border Park
Net Pickleball Courts (+6)
Net Tennis Courts (0)
El Cerrito Park Page 455 of 537 Border Park
13 Alternative Options Summary
Option 1
Status Quo
Option 2a
Convert 1 tennis court at
El Cerrito Park to
pickleball courts
Option 2b
Convert both tennis courts at
El Cerrito to pickleball courts
Option 3
Convert vacant parcel only
at El Cerrito to pickleball
courts
Option 4
(Original CIP Project)
Convert both tennis courts AND
vacant parcel at El Cerrito to
pickleball courts
Option 5
Add 8 pickleball courts, retain 1 tennis court
at El Cerrito Park and bring 1 tennis court
back to Border Park (RECOMMENDED)
Pros • No cost
• Keeps the 2
tennis
courts at
El Cerrito
• Allows time
to evaluate
the impact
of new
private pay
pickleball
courts at
Eagle Glen
Golf Club
• Low cost to
convert
tennis court
than build
new
pickleball
courts
($16,000
each)
• Retains 1
tennis court
at El Cerrito
• Preferred
location by
pickleball
community
• Low cost to
convert tennis
courts than
build new
courts
($16,000 each)
• Preferred
location by
pickleball
community
• Adds 8 new
pickleball
courts to
improve LOS
per the PRMP
• Retains both
tennis courts
at El Cerrito
• Preferred
location for
pickleball
community
• No conflict
between Tennis
& Pickleball
uses
• Adds 12 new
pickleball
courts, reaching
the LOS per the
PRMP
• Preferred
location by
pickleball
community
• Good per court
cost ($91,483
each)
• Retains 1 tennis court
at El Cerrito
• Brings tennis back to
Border Park
• No net loss of tennis
courts
• Reduces pickleball
noise at Border Park
• Achieves PRMP LOS for
Pickleball and Tennis
• Good per court cost
($150,000 each)
Cons • Does not
meet PRMP
LOS for
Pickleball
• Removes 1
tennis court
at El Cerrito
• Only provides
4 new
pickleball
courts (vs.
12)
• Reduces the
overall # of
Tennis courts
in the city to
17 vs. 18, 1
short of the
desired LOS.
• Only provides
4 new
pickleball
courts (vs.
12)
• High cost for
4 courts
($243,000
each)
• Removes tennis
courts at El
Cerrito
• Reduces the
overall # of
Tennis courts in
the city to 17
vs. 18, 1 short
of the desired
• Removes 1 tennis court
at El Cerrito
• Costs approx. $100k
more than original CIP
project

August 6, 2025 Meeting
Recap
o Differing views provided in support and opposition of the project from the tennis and pickleball communities
o Varying levels of interest expressed by Council for options 3, 4 & 5 o City Council directed staff to:
• Continue pause on project
• Evaluate impact of new pickleball courts at Eagle Glen Golf Club • Identify alternative options, including:
• Utilizing space in corner of El Cerrito Park near freeway • Returning tennis to Border Park
• Return to City Council with an update
14

Eagle Glen Golf Club
New Pickleball Club
o Opened September 2025
o 17 new outdoor pickleball courts
o Pay to play
Impacts on Border Park pickleball courts
o July 2025 (prior to Eagle Glen courts opening)
o 55 players avg. on Sat. @ 9am
o 59 players avg. on Wed. @ 7pm
o October 2025 (after Eagle Glen courts opening)
o 64 players avg. on Sat. @ 9am
o 62 players avg. on Wed. @ 7pm

16 New Options

17 El Cerrito Park
Reference Slide (Options 1–3)

1. Northwest corner of park*

2. Potential additional parking

3. Existing tennis courts

4. Vacant parcel

5. Existing basketball courts
1 2
3 4
5 *Not suitable for pickleball due to proximity to
homes; per the PRMP, pickleball courts should be at
least 350 ft. away from nearest residence.

18 New Option 6
a. Construct 12 new pickleball courts at El Cerrito Park tennis courts AND vacant parcel b. Convert 6 pickleball courts at Border Park back to 2 tennis courts

1. Option to retain four remaining pickleball courts or convert these courts back to basketball Net Pickleball Courts (+2 to +6)
Net Tennis Courts (0)
El Cerrito & Border Parks
a Page 461 of 537 b
19 New Option 7
a. Construct 12 new pickleball courts at El Cerrito Park tennis courts AND vacant parcel b. Relocate 2 tennis courts to northwest corner of El Cerrito Park c. Construct additional parking at El Cerrito Park
Net Pickleball Courts (+12)
Net Tennis Courts (0)
El Cerrito Park
a Page 462 of 537 b c
20 New Option 8
a. Construct 11 new pickleball courts at El Cerrito Park basketball courts AND vacant parcel b. Relocate basketball courts to northwest corner of El Cerrito Park c. Construct additional parking at El Cerrito Park
Net Pickleball Courts (+11)
Net Tennis Courts (0)
c
El Cerrito Park
a

21 New Option 9
a. Construct 10 new pickleball courts at Butterfield Park Net Pickleball Courts (+10)
Net Tennis Courts (0)
Butterfield Park

New Options Summary
22 Option 6
a. Construct 12 new pickleball courts on El Cerrito Park tennis courts AND vacant parcel
b. Convert Border Park back to 2 tennis courts; (option to retain 4 pickleball courts or convert back to basketball court) Option 7
a. Construct 12 new pickleball courts on El Cerrito Park tennis courts AND vacant parcel
b. Relocate tennis courts to northwest corner of El Cerrito Park
c. Construct more parking at El Cerrito Park
Option 8
a. Construct 11 new pickleball courts on El Cerrito Park basketball courts AND vacant parcel
b. Relocate basketball courts to northwest corner of El Cerrito Park
c. Construct additional parking at El Cerrito Park
Option 9
Construct 10 new pickleball courts at Butterfield Park
Pros
• Minimal cost to convert
tennis courts vs. build
new courts
• Preferred location by
pickleball community
• Maintains current number
of tennis courts in
Corona
• Alleviates impacts from
pickleball in Border Park
neighborhoods
• Minimal cost to convert
tennis courts vs. build
new courts
• Preferred location by
pickleball community
• Maintains current number
of tennis courts in
Corona
• Keeps tennis courts at
El Cerrito Park
• Preferred location by
pickleball community
• Maintains current number
of tennis courts in
Corona
• Keeps tennis courts at El
Cerrito Park
• Does not impact other
park uses
• Maintains current number
of tennis courts in
Corona
• Keeps tennis courts at
El Cerrito Park
• Butterfield Park located
far away from
residential areas; no
neighborhood impacts
Cons
• Parking impacts at El
Cerrito Park
• Removes tennis courts
from El Cerrito Park
• Higher cost to construct
parking and relocate
tennis courts
• Adds additional uses to
a high programmed park
• Higher cost to construct
parking and relocate
basketball courts
• Adds additional uses to a
high programmed park
• Location not preferred
by pickleball community
Net
Court
s
Pickleball (+2 to +6)
Tennis (0)
Pickleball (+12)
Tennis (0)
Pickleball (+11)
Tennis (0)
Pickleball (+10)
Tennis (0)
CostTotal: $1,200,000
a+b: $1,899,750
c:
a+b: $1,947,000
c:

Total: $2,345,450

23 Cost Comparison
0 64,000
128,000
972,000
1,097,802 1,200,000 1,200,000
2,345,450
0 500,000
1,000,000
1,500,000
2,000,000
2,500,000
3,000,000
3,500,000
4,000,000
4,500,000
Option 1 Option 2a Option 2b Option 3 Option 4 Option 5 Option 6 Option 7 Option 8 Option 9 Parking
Courts
3,951,948
Recommended
Original CIP Project
3,999,198

24 Per-Court Cost Comparison
$0
$16,000 $16,000
$243,000
$91,483
$150,000
$100,000
$329,329*
$333,267*
$234,545
0 50000
100000
150000
200000
250000
300000
350000
Option 1 Option 2a Option 2b Option 3 Option 4 Option 5 Option 6 Option 7 Option 8 Option 9 *Note. Per Court cost for option 7 and 8 includes the cost for the new parking lot Recommended
Original CIP Project

Funding Gap for New Options
Pickleball Facility Budget Allocation
FY26 CIP = $1,097,802
New Options
• Option 6:
• Est. cost: $1,200,000
• Funding gap: $102,198
• Option 7:
• Est. cost: $3,951,948
• Funding gap: $2,854,146
25 • Option 8:
• Est. cost: $3,999,198
• Funding gap: $2,901,396
• Option 9:
• Est. cost: $2,345,450
• Funding gap: $1,247,648

FY 26 Park CIP Projects
26 General Fund projects to cut to pay for additional costs of Options 7, 8, & 9:
o Auburndale Park Amenities Improvements - $1,522,171
o Promenade Park Improvements - $1,043,779
o Park Playground Replacements - $850,000
o River Road Park Improvements - $550,000
o Promenade Park Musco Lighting - $475,000
o Park Shade Installations - $400,000

27 The Ask
That the City Council provide direction on its
preferred option for CIP FC-2026-05 (Pickleball
Facility at El Cerrito Park)

Questions
? 951-739-4985
[email protected]
www.CoronaCA.gov
City of Corona Page 471 of 537 28
DATE: 11/19/2025
TO: Honorable Mayor and City Council Members
FROM: Housing and Homeless Solutions, City Manager’s Office 2025-433

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

MOBILEHOME PARK RENT STABILIZATION
EXECUTIVE SUMMARY:

This staff report asks the City Council to approve the first reading of Ordinance No. 3422 adding Chapter 5.47 to Title 8 of the Corona Municipal Code establishing Mobilehome Park Rent Stabilization provisions, adopt Resolution No. 2025-110 to establish fees for administration of the Ordinance, and adopt Resolution No. 2025-111 to declare the City Council’s intent not to adopt rent stabilization provisions for anything other than mobilehome parks.

RECOMMENDED ACTION:

That the City Council:
a. Introduce by title only and waive full reading for consideration of Ordinance No. 3422, first reading of an ordinance adding Chapter 5.47 to Title 8 of the Corona Municipal Code establishing Mobilehome Park Rent Stabilization provisions. b. Adopt Resolution No. 2025-110 establishing fees for Mobilehome Park Rent Stabilization Program.
c. Adopt Resolution No. 2025-111 to declare the City Council’s intent not to adopt rent stabilization provisions for anything other than mobilehome parks.

BACKGROUND & HISTORY:

June 2022: In response to requests from mobilehome residents for a rent stabilization ordinance (“RSO”), the City Council directed staff to develop an RSO program.

November 2022: The City Council directed staff to analyze mobilehome parks to determine if a “legitimate government interest” existed for rent stabilization (“Phase 1 Study”).

October 2023: RSG, the City’s RSO consultant, presented findings from the Phase I Study to the City Council. The findings indicated that a “legitimate government interest” exists for rent stabilization. The City Council subsequently directed staff to proceed with establishing a local mobilehome RSO and program.

August 2024: RSG completed a “Phase II Study”, which detailed various options for structuring a mobilehome rent stabilization program and best practices for the City Council to consider.

September 2024: RSG presented findings from the Phase II Study. The City Council directed staff to move forward with a mobilehome RSO and explore an in-lieu agreement with park owners.

November 2024: The City Council created an Ad Hoc Committee to further analyze the in-lieu agreement concept and gather information from the community.

March and April 2025: The Ad Hoc Committee convened two park owner workshops and two homeowner workshops to collect feedback on the in-lieu agreement concept.

June 2025: The City Council directed staff to exclude an in-lieu agreement option for the RSO and directed the Ad Hoc Committee to finalize its recommendations on key RSO provisions.

July 2025: The Ad Hoc Committee convened one park owner workshop and one homeowner workshop to collect feedback on key RSO provisions.

ANALYSIS:

On October 15, 2025, City Council provided staff direction on the components to include in the Mobilehome Park Rent Stabilization Ordinance. City Council direction addressed the structure of program administration for implementation of the RSO and parameters that would guide the fee study prepared by Willdan Financial Services for fees to be charged for implementation and administration of the RSO.

RSO Provisions

Consistent with City Council direction on October 15, 2025, staff has prepared the proposed final version of the Mobilehome Park Rent Stabilization Ordinance attached hereto as Exhibit 1. Below is a summary of some of the key provisions of the RSO based upon direction from the City Council:

1. Park Owner Submittal
 Each park owner must post a copy of CMC 5.47, give each current homeowner a copy, and give each prospective homeowner a copy before they execute their rental agreement.
 Each park owner must post a copy of any notices or other documents issued by the Department related to this chapter.
 If there is a sale or transfer of a park, the park owner must notify the Department of the sale or transfer, and provide required documentation about each buyer or transferee, as well as a written acknowledgement that they are aware of the requirements of CMC 5.47.
 On or before January 31, 2026, and on or before January 31st of each year thereafter, each park owner must provide to the Department and post a notice stating the maximum rent that will be charged for any mobilehome space in the park that becomes vacant during the subsequent February to January period.
 All documents and notices to be posted must be provided in English, Spanish, and other languages specified in the Mobilehome RSO Rules & Regulations. Only translations prepared by the Department are to be used.

2. Park Owner Notifications
 Each park owner must post a copy of CMC 5.47, give each current homeowner a copy, and give each prospective homeowner a copy before they execute their rental agreement.
 Each park owner must post a copy of any notices or other documents issued by the Department related to this chapter.
 If there is a sale or transfer of a park, the park owner must notify the Department of the sale or transfer, and provide required documentation about each buyer or transferee, as well as a written acknowledgement that they are aware of the requirements of CMC 5.47.
 On or before January 31, 2026, and on or before January 31st of each year thereafter, each park owner must provide to the Department and post a notice stating the maximum rent that will be charged for any mobilehome space in the park that becomes vacant during the subsequent February to January period.
 All documents and notices to be posted must be provided in English, Spanish, and other languages specified in the Mobilehome RSO Rules & Regulations. Only translations prepared by the Department are to be used.

3. Homeowner Representatives

 On or before February 15, 2026, the homeowners of each park must elect a homeowner park representative to receive all notices or other communications provided by the Department regarding this chapter. The representatives must use their reasonable best efforts to help the City communicate all Department notices and other communications to all of the homeowners in their mobilehome park.

4. RSO Administrative Fee
 By July 1, 2026, each park owner is required to pay the Mobilehome RSO Administrative Fee, $60 of which may be passed through to the homeowners (equals $5 per mobilehome space per month).

5. Annual CPI Rent Increase
 Permits annual increase equal to 100% of CPI increase from January to January of prior year or 3%, whichever is less.
 Department staff will calculate the permissible annual CPI rent increase for each mobilehome space on an annual basis.
 Park owners desiring to impose annual CPI rent increase must request certification of such increase from the Department.
 No fee is required for City certification.
 Any potential CPI increase not implemented in a given year may not be “banked” for future implementation.
 A CPI increase may not be imposed more frequently than once during any 12-month period.

6. Capital Improvement Rent Increase
 Permits a temporary rent increase based upon the costs to complete a new capital improvement or replace/substantially reconstruct existing improvements or facilities.
 Park owner must submit a petition for the capital improvement rent increase and pay a fee, 50% of which can be passed on to homeowners if the rent increase is approved.
 Park owner must notify homeowners of the proposed new capital improvement and corresponding rent increase and obtain majority approval of homeowners for new capital improvements; no advance notification or vote required for replacement/reconstruction of existing improvements/facilities.
 A capital improvement rent increase for new capital improvements cannot exceed the amount provided to homeowners as part of the above notification and vote requirement.

 Every capital improvement rent increase cannot increase the rent for any mobilehome space by more than 10%, unless due to extenuating circumstances as determined by the Department.
 The capital improvement rent increase shall be: (i) amortized over a period that approximates either the useful life of the capital improvement or, if there is more than one, their average useful life; (ii) consistent with the Mobilehome RSO Rules & Regulations; and (iii) apportioned equally among the affected mobilehome spaces.
 The park owner shall be allowed interest on the approved cost(s) at a rate published as of the date of the petition was lodged with the Department.

The interest rate is based upon an average of 15-year fixed-rate mortgages published in the Freddie Mac Primary Mortgage Market Survey (PMMS).
 Capital improvement petition must be submitted within 2 years of the date the capital improvement is completed.
 The capital improvement must: be appropriate to the use of the park and for the primary benefit, use, and enjoyment of the park homeowners; have a useful life of at least 5 years; and be permanently fixed in place or stationary.

7. Fair Return Rent Increase
 Permits a permanent rent increase if required in order for park owner to receive a fair and reasonable return on investment.
 Park owner must submit a petition for the fair return rent increase and pay fee, 50% of which can be passed on to homeowners if the rent increase is approved.
 Fair return petition must be submitted within 6 months of the end of the year for which the park owner seeks a fair return rent increase.  While the basic rules for the fair return rent petition are spelled out in the Ordinance, including the fact that the Maintenance of Net Operating Income ("MNOI") standard is to be used and net operating income received by the park owner in 2025 provided a fair and reasonable return, the details of how the calculations will be made will be further provided for in the Mobilehome RSO Rules & Regulations.

8. Homeowner Petitions
 Allows homeowners to petition for a one-time refund or permanent decrease in monthly rent or capital improvement rent increase, or a temporary rent suspension if park owner has demanded or received rent in excess of that permitted by the RSO, has failed to maintain the mobilehome park or

mobilehome spaces in a habitable condition, or has reduced housing services.
 Homeowner must submit a petition and pay fee, but fee will be refunded if requested adjustment is approved.
 Petition must be submitted within two (2) years from the date the homeowner knew, or reasonably should have known, of the condition(s) upon which the petition is based.
 No more than one petition may be submitted per mobilehome space within a 12-month period. No more than one petition based upon same factual circumstances within same mobilehome park may be submitted by any space during a 12-month period.

9. Vacancy Rent Increase
 Park owner may increase the rent for a mobilehome space without regard to the RSO in the event of a vacancy.
 The following are not considered a vacancy:
o Transfers among immediate relatives if the new owner uses and occupies the mobilehome space as a principal residence. o Transfers between co-tenants who have occupied the mobilehome for at least 1 year, and the new owner uses and occupies the mobilehome space as a principal residence.
o Transfers to a current or former spouse if the new owner uses and occupies the mobilehome space as a principal residence. o A replacement of an existing mobilehome on the same mobilehome space by another mobilehome that is owned by the same person or persons.
 Park owners desiring to impose a vacancy rent increase must request certification of such increase from the Department
 No fee is required for City certification.

10. General and Administrative Issues
 Park owners are required to include certain provisions in their rental agreements and are prohibited from including other provisions.  Park owners are required to issue homeowners written monthly billing statements with the following itemized items: the applicable monthly base rent; each approved capital improvement rent increase; each applicable homeowner petition rent adjustment; if passed through by the park owner, the homeowner share of administrative fee; and each homeowner additional monthly charge.

11. Enforcement and Appeals
 Violations of RSO may be enforced with administrative citations or civil actions.

 Park owner that demands or accepts rent in violation of the RSO shall owe homeowner damages equal to 3 times the amount of the excessive rent.  All decisions by the City under the RSO may be appealed pursuant to CMC Chapter 1.09, which authorizes the appeal to be heard by an independent hearing officer (typically the Office of Administrative Hearings).

Resolution of City Council Intent
Furthermore, to address resident concerns about citywide rent stabilization provisions that would expand into apartments and other rental units, City Council directed staff to develop a resolution to declare the City Council’s intent not to adopt rent stabilization provisions for anything other than the mobilehome parks impacted by Ordinance No. 3422.

Resolution Establishing Fees
The City hired Willdan Financial Services to prepare a fee study to determine the appropriate fees to be charged for the administration and implementation of the RSO, as well as the processing of petitions submitted by park owners and homeowners for rent adjustments. Willdan’s fee study, which is attached as Exhibit 4, has proposed the fees set forth below based upon a determination that these fees do not exceed the estimated reasonable cost of the City’s administration and implementation of the RSO and processing of petitions for rent adjustments authorized by the RSO.

Fee Title 2026 Fee Amount 2027 Fee Amount
Mobilehome RSO Administrative
Fee
$99.00 per
mobilehome space
per year
$62.16 per mobilehome
space per year
Capital Improvement Petition Fee $10,500 per petition $10,500 per petition Fair Return Petition Fee $25,000 per petition $25,000 per petition Homeowner Petition Fee $100 per petition $100 per petition Resolution No. 2025-110, attached hereto as Exhibit 2, would establish the above fees.

As indicated above, the RSO currently allows for $60 of the Mobilehome RSO Administrative Fee to be passed through to the homeowners, resulting in a $5 monthly charge for each mobilehome space. Additionally, 50% of the Capital Improvement Petition Fee and 50% of the Fair Return Petition Fee may be passed through to the

homeowners if the rent increase proposed by the petition is approved. Finally, if the rent adjustment proposed by the homeowner petition is approved, the Homeowner Petition Fee will be refunded to the homeowner.

COMMITTEE ACTION:

The elements of Ordinance No. 3422, Resolution 2025-110, Resolution 2025-111, and the Willdan Fee Study Report are consistent with the recommendations of the Ad Hoc Committee and Council direction on October 15, 2025.

FINANCIAL IMPACT:

It is anticipated that the proposed fees will offset most of the costs associated with implementing a Mobilehome Park Rent Stabilization Ordinance; however, the proposed Ordinance may not be 100% revenue-neutral. Staff will monitor fee revenues and programming expenses and periodically report back to the City Council on the program.

ENVIRONMENTAL ANALYSIS:

This action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This action involves the establishment of regulations and fees concerning the administration and implementation of rent adjustments for mobilehome spaces. These actions will not have a significant effect on the environment. Therefore, no environmental analysis is required.

PREPARED BY: KAREN ROPER, HOUSING & HOMELESS SOLUTIONS MANAGER REVIEWED BY: JACOB ELLIS, CITY MANAGER
ATTACHMENTS:

1. Exhibit 1 – Mobilehome Park Rent Stabilization Ordinance No. 3422

2. Exhibit 2 – Resolution No. 2025-110

3. Exhibit 3 – Resolution No 2025-111

4. Exhibit 4 – Willdan Financial Services Rent Stabilization Ordinance Fee Study Report

DEAND\04000.20001\10317682.4
ORDINANCE NO. 3422

AN ORDINANCE OF THE CITY OF CORONA,
CALIFORNIA, ADDING CHAPTER 5.47 TO TITLE 8 OF

THE CORONA MUNICIPAL CODE ESTABLISHING

MOBILEHOME PARK RENT STABILIZATION

PROVISIONS
WHEREAS, Article XI, Section 7 of the California Constitution authorizes cities to make and enforce within their limits all local, police, sanitary, and other ordinances and regulations not in conflict with general laws; and
WHEREAS, there is currently one (1) mobilehome park owned by its residents operating in the City of Corona (“City”), which park is exempt from this rent stabilization ordinance; and
WHEREAS, there are currently ten (10) mobilehome parks owned by mobilehome park owners operating in the City, with a total of approximately 1,143 mobilehome spaces, which parks are the subject of this rent stabilization ordinance; and WHEREAS, residents in such subject mobilehome parks typically own their mobilehome as personal property and rent the space on which the mobilehome sits from the owner of the mobilehome park; and
WHEREAS, the relative immobility of mobilehomes, the substantial investment involved in the purchase of a mobilehome, and the expense, difficulty, and risk of damage in moving a mobilehome has created a captive market of mobilehome owners and tenants in the City; and
WHEREAS, mobilehome owners within the City requested that City Council consider adopting a an ordinance that regulates annual mobilehome space rent increases; and WHEREAS, at the direction of the City Council, the City’s consultant, RSG, Inc. (“RSG”), conducted research and analyzed data about the local mobilehome housing market, including space rents, collected feedback from mobilehome owners and park owners to determine whether the City has a legitimate government interest to adopt a mobilehome rent stabilization ordinance, and prepared the Mobilehome Park Rent Stabilization Study dated October 12, 2023 (“Study”); and
WHEREAS, the Study concluded that: (1) the majority of mobilehome owners in the City qualify as low to moderate-income and are housing cost burdened, meaning they spend more than 30% of their household income on space rent, mortgage, insurance, property tax, utilities, and pass-through fees; (2) mobilehomes are more affordable than renting a market rate apartment or purchasing a condominium or single-family home in the City and only 9% of mobilehome owners surveyed could afford purchasing or renting other forms of housing in the DRAFT

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City; (3) the high cost of moving a mobilehome could be prohibitive for low-income residents, with the cost ranging from $13,000 to $35,000, and many park owners require newer mobilehomes upon move-in; (4) on average, mobilehome space rents in the City increased greater than the Consumer Price Index in 2020 and 2021, lower than the Consumer Price Index in 2022, and close to the Consumer Price Index in 2023, with mobilehome space rents increasing from 0% to 9% per year between 2020-2023; and (5) mobilehome owners in the City pay an average of $549 in other housing costs (mortgage, insurance, property tax, utilities and pass-through fees) on top of space rents; and
WHEREAS, mobilehome parks provide a significant pool of affordable housing for very low, low, and moderate-income families, senior citizens, and disabled residents in the City; and
WHEREAS, the City Council desires to establish a rent stabilization ordinance to prevent excessive, unreasonable, and frequent rent increases, while at the same time recognizing the need of park owners to receive a just and reasonable return on their investment.

NOW, THEREFORE, THE CITY COUNCIL OF THE CITY OF CORONA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

SECTION 1. Incorporation of Recitals. The City Council finds and determines that the foregoing Recitals are true and correct and incorporates the Recitals herein.

SECTION 2. CEQA Findings. This action is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the common sense exemption that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA.

This action establishes a rent stabilization ordinance to regulate the amount of space rent within Mobilehome Parks within the City, and there is no possibility that adopting this Ordinance will have a significant effect on the environment. Therefore, no environmental analysis is required.

SECTION 3. Addition of Chapter 5.47. Chapter 5.47 (Mobilehome Park Rent Stabilization) is hereby added to Title 8 (Business Licenses and Regulations) of the Corona Municipal Code to read as set forth in Exhibit “A” attached hereto and incorporated herein by reference.

SECTION 4. Severability. If any provision or clause of this Ordinance or any application of it to any person, firm, organization, partnership or corporation is held invalid, such invalidity shall not affect other provisions of this Ordinance which can be given effect without the invalid provision or application. To this end, the provisions of this Ordinance are declared to be severable.

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SECTION 5. Conflicting Ordinances. This Ordinance shall supersede all other previous City Council resolutions and ordinances that may conflict with, or be contrary to, this Ordinance.

SECTION 6. Liberal Construction. This Ordinance shall be liberally construed to achieve the purposes of this Ordinance and to preserve its validity.

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

PASSED, APPROVED AND ADOPTED this ____ day of _________, 2025. _________________________________
Mayor of the City of Corona, California
ATTEST:
____________________________________
City Clerk of the City of Corona, California
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CERTIFICATION
I, Sylvia Edwards, City Clerk of the City of Corona, California, do hereby certify that the foregoing Ordinance was regularly introduced at a regular meeting of the City Council of the City of Corona, California, duly held on the ____ day of ________, 2025, and thereafter at a regular meeting held on the ____ day of ________, 2025, it was duly passed and adopted by the following vote of the City Council:

AYES:

NOES:

ABSTAINED:

ABSENT:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this ____ day of ________, 2025. ___________________________________
City Clerk of the City of Corona, California
(SEAL)

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EXHIBIT “A”
CHAPTER 5.47

MOBILEHOME PARK RENT STABILIZATION
Sections

5.47.010 Findings and purpose.

5.47.020 Definitions.

5.47.030 Applicability.

5.47.040 Exemptions.

5.47.050 City - Mobilehome RSO Rules & Regulations.

5.47.060 Park Owners - Rental Agreements.

5.47.070 Park Owners - Homeowner Monthly Billing Statements.

5.47.080 Park Owners - Mobilehome RSO Administrative Fee.

5.47.090 Park Owners - information submittals.

5.47.100 Park Owners - notifications.

5.47.110 Homeowners - Homeowner Park Representatives.

5.47.120 Permissible Rent Increase - regulations.

5.47.130 Permissible Rent Increase - CPI Rent Increases.

5.47.140 Permissible Rent Increase - Capital Improvement Rent Increases.

5.47.150 Permissible Rent Increase - Fair Return Rent Increases.

5.47.160 Permissible Rent Increase - Vacancy Rent Increases.

5.47.170 Homeowner Petition Rent Adjustments.

5.47.180 Retaliation prohibited.

5.47.190 Appeals.

5.47.200 Violations and penalties.

5.47.010 Findings and purpose.
(A) Substantial Investment and Costs. Mobilehome owners have a substantial investment in their residences and appurtenances, for which space is rented or leased. Alternate sites for relocation of Mobilehomes are difficult to find or afford, due to restrictions on age, size, or style of Mobilehomes permitted in many parks, the cost to install Mobilehomes, including permits, landscaping, and site preparation, as well as the cost of moving Mobilehomes and the significant risk of damaging them while moving.
(B) Low, Moderate and Fixed Incomes. Mobilehomes are often occupied by senior citizens, persons on fixed incomes, and persons of low or moderate income, where extreme rent adjustments fall upon these individuals with particular harshness. Many Mobilehome owners have a substantial portion of their net worth invested in their Mobilehomes. The continuing possibility of unreasonable space rent increases in Mobilehome Parks threatens to diminish the value of the investment of the Mobilehome owners in their homes.
(C) Captive Market. The result of these conditions is the creation of a captive market of Mobilehome owners and tenants. This, in turn, contributes to the creation of an imbalance in DRAFT

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the bargaining relationship between Park Owners and Mobilehome owners in favor of the Park Owners.
(D) Purpose. It is therefore the purpose of this chapter to provide a mechanism to prevent excessive, unreasonable, and frequent rent increases in Mobilehome Parks, while at the same time recognizing the requirement for Park Owners to receive a just and reasonable return on their investment.

5.47.020 Definitions.

Unless the particular context otherwise requires, the definitions and provisions contained in this section shall govern the construction, meaning, and application of words and phrases used in this chapter. Unless the context otherwise clearly indicates, words used in the singular include the plural and words used in the plural include the singular.

Base Year Rent. The term “Base Year Rent” means any of the following, as applicable:
(1) Rent on April 1, 2026. The Monthly Base Rent charged for a Mobilehome Space on April 1, 2026.
(2) Exemption expiration. If, pursuant to Section 5.47.040, a Mobilehome Space is exempt from this chapter, the Base Year Rent for that space shall be the Monthly Base Rent in effect on the date the exemption ends.
(3) Vacancy Rent Increase. If a Vacancy Rent Increase is certified for a Mobilehome Space, the Base Year Rent for that space shall be the Monthly Base Rent in effect with the Vacancy Rent Increase.

Capital Improvement. The term “Capital Improvement” means the installation of new improvements or facilities, and/or the replacement or substantial reconstruction of existing improvements or facilities, which have a useful life of at least five (5) years and consist of more than ordinary maintenance or repairs. Notwithstanding the foregoing, the term “Capital Improvement” shall not include the following:
(1) Maintenance and repair, including, but not limited to, maintenance or repair of a sidewalk, street or driveway.
(2) Replacement if it is made necessary because of the Park Owner's failure to carry out its maintenance or repair responsibilities, as determined by the Department. (3) Maintenance of physical improvements in the common facilities in good working order and condition, including, but not limited to, as required by California Civil Code Section 798.15.

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(4) Additions or replacements made to bring the Mobilehome Park into compliance with a provision of federal, state, or local law, rule, or regulation, if the Mobilehome Park has not been in compliance with said provision from the time of its original construction or installation and such provision was in effect at the time of such construction or installation. (5) Coin-operated improvements or other improvements for which a "use fee" or other charge is imposed on Mobilehome owners for their use.

Capital Improvement Petition. The term “Capital Improvement Petition” means a petition by a Park Owner for a temporary rent increase based upon the cost of a completed Capital Improvement, as authorized by Section 5.47.140.

Capital Improvement Rent Increase. The term “Capital Improvement Rent Increase” means a temporary rent increase based upon a Capital Improvement Petition, as authorized by Section 5.47.140.

Capital Improvement Subject to Vote. The term “Capital Improvement Subject to Vote” means a Capital Improvement other than the replacement or substantial reconstruction of existing improvements or facilities.

Capital Improvement Vote. The term “Capital Improvement Vote” means an election with a written ballot by which the Homeowners in a particular Mobilehome Park decide whether to authorize the Mobilehome Park to construct one or more new Capital Improvement(s) Subject to Vote and pass on the cost(s), plus interest, to the Homeowners in the form of a temporary rent increase over a period that approximates either the useful life of the Capital Improvement Subject to Vote or, if there is more than one Capital Improvement Subject to Vote, their average useful life. The ballot must include a clear description of all of the following information:
(1) Maximum Cost. The estimated maximum cost of the Capital Improvement(s) Subject to Vote to be passed along to the Homeowners. (2) Useful Life. The useful life or average useful life of the Capital Improvement(s) Subject to Vote to be used in the determining the amortization period for the cost of the Capital Improvement(s) Subject to Vote.
(3) Rent Increase Interest Allowance. The estimated Rent Increase Interest Allowance to be factored into the amortization period.
(4) Maximum Capital Improvement Rent Increase. Using the information provided for in (1) through (3) above, the estimated maximum Capital Improvement Rent Increase to be charged each month to each Mobilehome Space in the Mobilehome Park.

City Manager. The term “City Manager” means the City Manager of the City of Corona, or their designee.

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Consumer Price Index or CPI. The term “Consumer Price Index” or “CPI” means the consumer price index published by the United States Bureau of Labor Statistics for all urban consumers (CPI-U) for the Riverside-San Bernardino-Ontario, California area. If such index is for any reason no longer published, then the Mobilehome RSO Rules & Regulations shall identify any successor designation of that index that may be published or, if no successor is published, then the consumer price index published by the United States Bureau of Labor Statistics which most closely reflects the prices paid by urban consumers in the City of Corona.

CPI Annual January Change. The term “CPI Annual January Change” means the percent change in the CPI from January of a given year to January of the following year.

CPI Rent Increase. The term “CPI Rent Increase” means a rent increase based upon an annual increase in the CPI, as authorized by Section 5.47.130.

Department. The term “Department” means the Housing and Homeless Solutions Division of the City Manager’s Office for the City of Corona.

Fair Return Current Year. The term “Fair Return Current Year” means the most recently completed calendar year ending on December 31st for which a Park Owner submits a Fair Return Petition pursuant to Section 5.47.150.

Fair Return Petition. The term “Fair Return Petition” means a petition by a Park Owner for a rent increase based on the claim that the Park Owner did not receive a fair and reasonable return on investment in the Fair Return Current Year, as authorized by Section 5.47.150.

Fair Return Reference Year. The term “Fair Return Reference Year” means the 2025 calendar year. If a Mobilehome Park’s 2025 net operating income, as described in Section

5.47.150, is unknown, the Fair Return Reference Year may be an alternate calendar year mutually agreed upon by the Park Owner and the Housing Supervisor, provided that the Fair Return Reference Year that is agreed upon may not be before 2025.

Fair Return Rent Increase. The term “Fair Return Rent Increase” means a rent increase based upon a Fair Return Petition, as authorized by Section 5.47.150.

Homeowner. The term “Homeowner” means a person who meets all of the following: (1) is entitled to occupy a Mobilehome that is not exempt pursuant to Section 5.47.040; (2) is entitled to occupy such Mobilehome pursuant to their ownership thereof, or pursuant to a rental, lease, license, or other agreement with the owner thereof; and (3) has a Tenancy for a Mobilehome Space in the Mobilehome Park in which the Mobilehome is located.

Homeowner Additional Monthly Charge. The term “Homeowner Additional Monthly Charge” means any or all of the following, which shall be listed separately in the Rental Agreement and on the Homeowner Monthly Billing Statement, so long as they are authorized by the Mobilehome Residency Law and this chapter:

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(1) Mobilehome occupancy. Any amount paid for the use or occupancy of the Mobilehome.
(2) Security. Security deposits.
(3) User fees. User fees for services or facilities which may be utilized at the option of the Homeowners and are expressly not included as rent in the Rental Agreement. (4) Utility charges. Utility charges, if the Mobilehome Park bills the Homeowners separately, whether or not the Mobilehomes are individually metered. (5) Mobilehome RSO Fee. Any Mobilehome RSO Fee, or portion thereof, authorized to be charged or passed through to the Homeowner under this chapter. (6) Pass-throughs. Any other pass-throughs authorized pursuant to this chapter.

Homeowner Monthly Billing Statement. The term “Homeowner Monthly Billing Statement” means a monthly written statement by which a Park Owner specifies the rent to be paid for a Mobilehome Space and any Homeowner Additional Monthly Charges authorized to be charged by this chapter and the Mobilehome Residency Law.

Homeowner Petition. The term “Homeowner Petition” means a petition by a Homeowner for a suspension or refund of, or decrease in, rent, or other action as authorized by Section 5.47.170.

Homeowner Petition Rent Adjustment. The term “Homeowner Petition Rent Adjustment” means an action authorized by Section 5.47.170, including, but not limited to, the following:
(1) One-time refund of Monthly Base Rent
(2) Permanent decrease in Monthly Base Rent
(3) One-time refund of Capital Improvement Rent Increase (4) Permanent decrease in Capital Improvement Rent Increase (5) Temporary suspension of Monthly Base Rent
Homeowner Park Representative. The term “Homeowner Park Representative” means the Homeowner elected by the Homeowners of a Mobilehome Park to represent them, as provided in Section 5.47.110.

Homeowner Share of Administrative Fee. The term “Homeowner Share of Administrative Fee” means the maximum portion of the Mobilehome RSO Administrative Fee that the City Council determines may be passed through to Homeowners on a per Mobilehome Space basis. The Homeowner Share of Administrative Fee shall be identified by the City Council in the resolution establishing or updating the Mobilehome RSO Administrative Fee. As of the DRAFT

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adoption of this chapter, the Homeowner Share of Administrative Fee is no more than sixty dollars ($60.00) per year per Mobilehome Space.

Housing Services. The term “Housing Services” means all services provided by a Park Owner related to the use or occupancy of a Mobilehome Space, including, but not limited to, water and sewer, natural gas, electricity, refuse removal, management and administration, maintenance and repairs, recreation facilities (including pools), laundry facilities, storage space, parking, security services, insurance and the payment of property taxes. The term "Housing Services" shall not include legal fees, mortgage payments, whether for principal, interest, or both, bonuses of any nature paid to Mobilehome Park employees, penalties, fees, damages, or interest assessed or awarded for violations of this chapter or any other law, or any expenses for which the Park Owner has been reimbursed by any security deposit, insurance, settlement, judgment for damages, or any other method.

Housing Supervisor. The term “Housing Supervisor” means the Department’s Housing and Homeless Solutions Supervisor, or their designee.

Mobilehome. The term “Mobilehome” has the same meaning as in California Civil Code Section 798.3, as presently adopted or as may be further amended from time to time.

Mobilehome Park. The terms “Mobilehome Park” or “Park” mean any area of land in the City of Corona where two or more Mobilehome Spaces are rented, or held out for rent, to accommodate Mobilehomes used for human habitation and that is subject to the requirements of this chapter pursuant to Sections 5.47.030 and 5.47.040.

Mobilehome Residency Law. The term “Mobilehome Residency Law” means Chapter

2.5 of Title 2 of Part 2 of Division 2 of the California Civil Code (commencing with Section 798), as presently adopted or as may be further amended from time to time.

Mobilehome RSO. The term “Mobilehome RSO” or “Mobilehome Rent Stabilization Ordinance” means this Chapter 5.47, as well as the Mobilehome RSO Rules & Regulations adopted pursuant hereto.

Mobilehome RSO Administrative Fee. The term “Mobilehome RSO Administrative Fee” means a fee established by resolution of the City Council to be charged for each Mobilehome Space within the Mobilehome Park, as provided for in Section 5.47.080. This fee is intended to defray costs associated with the administration of this chapter, except those costs associated with Capital Improvement Petitions, Fair Return Petitions, and Homeowner Petitions, which costs are provided for under Sections 5.47.140, 5.47.150, and 5.47.170 respectively.

Mobilehome RSO Fees. The term “Mobilehome RSO Fees” means the following fees contemplated by this chapter to be adopted by resolution of the City Council:
(1) Mobilehome RSO Administrative Fee
(2) Capital Improvement Petition Fee
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(3) Fair Return Petition Fee
(4) Homeowner Petition Fee
Mobilehome RSO Rules & Regulations. The term “Mobilehome RSO Rules & Regulations” means a set of administrative rules, regulations, standards, policies, or other requirements adopted by the City Manager, which he or she deems are necessary or convenient to carry out the purposes of this chapter.

Mobilehome Space. The terms “Mobilehome Space” or “Space” mean the site within a Mobilehome Park intended, designed, or used for the location or accommodation of a Mobilehome and any accessory structures or appurtenances attached thereto or used in conjunction therewith.

Monthly Base Rent. The term “Monthly Base Rent” means consideration paid for the use or occupancy of a Mobilehome Space or for Housing Services provided, or both. Notwithstanding the foregoing, Monthly Base Rent does not include any of the following:
(1) Homeowner Additional Monthly Charges
(2) Capital Improvement Rent Increases
(3) One-time Refund of Monthly Base Rent
(4) One-time Refund of Capital Improvement Rent Increase Park Notice Posting Locations. The term “Park Notice Posting Locations” means both of the following locations within a Mobilehome Park: (1) a location in the Mobilehome Park office, the manager’s office or other office that is accessible and visible to all Homeowners; and (2) a location in any clubhouse, recreation building or room, auditorium, assembly room, or other prominent place within the Mobilehome Park that is accessible and visible to all Homeowners.

Park Owner. The term “Park Owner” means the owner, lessor, operator or manager of a Mobilehome Park in the city that is subject to the requirements of this chapter who receives, or is entitled to receive, rent for the use and occupancy of any Mobilehome Space, and the agent, representative or successor of any of the foregoing.

Permissible Rent Increase. The term “Permissible Rent Increase” means a rent increase expressly authorized as one of the following:
(1) CPI Rent Increase
(2) Capital Improvement Rent Increase
(3) Fair Return Rent Increase
(4) Vacancy Rent Increase
Petition Comments. The term “Petition Comments” means written comments, statements, photographs, documents, or other evidence relating to a petition.

Petitioner. The term “Petitioner” means the Park Owner or the Homeowner who submits a petition, as authorized by Sections 5.47.140 through 5.47.170.

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Rental Agreement. The term “Rental Agreement” means a lease or other oral or written agreement between a Park Owner and Homeowner establishing the terms and conditions of the Tenancy.

Rent Increase Interest Allowance. The term “Rent Increase Interest Allowance” means an average of 15-year fixed-rate mortgages published in the Freddie Mac Primary Mortgage Market Survey (PMMS) as of a particular date identified in this chapter. If the Freddie Mac PMMS is for any reason no longer published, then the Mobilehome RSO Rules & Regulations shall identify any successor of that survey that may be published or, if no successor is published, then the survey which most closely reflects the mortgage rates charged by lenders in the City of Corona.

Tenancy. The term “Tenancy” means the legal right of a Homeowner to use and occupy a Mobilehome Space within a Mobilehome Park on which to locate, maintain, and occupy a Mobilehome, site improvements, and accessory structures or appurtenances pursuant to a Rental Agreement and the Mobilehome Residency Law.

Vacancy. The term "Vacancy" means any transfer of a Mobilehome from one person to another when the Mobilehome remains on the same Mobilehome Space, or a voluntary permanent removal of a Mobilehome from a Mobilehome Space in a Mobilehome Park.

Notwithstanding the foregoing, the term Vacancy shall not include any of the following:
(1) Transfers among immediate relatives, defined as a spouse, registered domestic partner, parent or stepparent, child or stepchild, or sibling or stepsibling, provided that the new owner uses and occupies the Mobilehome Space as a principal residence. (2) Transfers between co-tenants, when both co-tenants have occupied the Mobilehome for at least one (1) year and the new owner uses and occupies the Mobilehome Space as a principal residence.
(3) Transfers to a current or former spouse in connection with a property settlement agreement or decree of dissolution of marriage or legal separation, provided that the new owner uses and occupies the Mobilehome Space as a principal residence. (4) A replacement of an existing Mobilehome on the same Mobilehome Space by another Mobilehome that is owned by the same person or persons.

Vacancy Rent Increase. The term “Vacancy Rent Increase” means a rent increase based upon a certified Vacancy, as authorized by Section 5.47.160.

5.47.030 Applicability.

Except as provided in Section 5.47.040, the provisions of this chapter shall apply to all Mobilehome Spaces in the Mobilehome Parks within the corporate limits of the city and to all DRAFT

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tenancies in such parks. Nothing in this chapter shall be deemed to supersede any provision of the Mobilehome Residency Law.

5.47.040 Exemptions.
(A) Spaces which are newly constructed. In accordance with California Civil Code Sections 798.45 and 798.7, as presently adopted or as may be amended from time to time, each newly constructed Mobilehome Space initially held out for rent after a date certain shall be exempt from this chapter for a period of years provided for therein. Presently, this exemption applies to Spaces initially held out for rent after January 1, 1990 and continues for fifteen (15) years from the date upon which the Space is initially held out for rent). (B) Spaces not used as principal residence. In accordance with California Civil Code Section 798.21, as presently adopted or as may be amended from time to time, a Mobilehome Space that is not used and not occupied as a principal residence by the Homeowner, and has not been rented by the Homeowner to another party who is using and occupying the Mobilehome Space as a principal residence, is exempt from this chapter, unless and until the Space is used and occupied as a principal residence.
(C) Spaces occupied by Mobilehomes owned by Park Owner. Mobilehome Spaces occupied by Mobilehomes that are owned by the Park Owner are exempt from this chapter, unless and until the Mobilehome is owned by a person other than the Park Owner. (D) Mobilehomes and Mobilehome Spaces owned by same Homeowner.

Mobilehome Spaces where the Mobilehome and Mobilehome Space are owned by the same Homeowner, are exempt from this chapter.

5.47.050 City - Mobilehome RSO Rules & Regulations.
(A) Adoption. The City Manager is authorized to establish, revise, and maintain, consistent with the terms of this chapter and applicable law, the Mobilehome RSO Rules & Regulations.
(B) Publication. The Mobilehome RSO Rules & Regulations shall be published on the city's website and made available to the public in the office of the City Clerk. (C) Effective date. The Mobilehome RSO Rules & Regulations, including any revisions thereto, shall become effective and enforceable upon the date of publication on the city's website.

5.47.060 Park Owners - Rental Agreements.
(A) Required provisions. Beginning on January 4, 2026, Park Owners shall include the following provisions in each Rental Agreement:

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(1) Applicable Homeowner Additional Monthly Charges. A provision that expressly indicates which, if any, Homeowner Additional Monthly Charges the Homeowner will be charged.
(2) Further possible Homeowner Additional Monthly Charges. A provision that the Homeowner may be subject to further Homeowner Additional Monthly Charges that are consistent with this chapter.
(3) Applicability of this chapter. A provision that expressly indicates that the Homeowner’s Tenancy is subject to this chapter, including Permissible Rent Increases. (B) Prohibited provisions and actions. No Park Owner shall, directly or indirectly, do any of the following:
(1) Exemption from this chapter. Require that any Homeowner or prospective Homeowner sign a Rental Agreement that provides that it shall be exempt from this chapter or local rent control.
(2) Rent in excess of this chapter. Require that any Homeowner or prospective Homeowner sign a Rental Agreement that provides for rent in excess of that permitted by this chapter.
(3) Denial of Tenancy. Deny a Tenancy to a prospective purchaser of a Mobilehome in the Mobilehome Park on the ground that the prospective purchaser will not sign a Rental Agreement with one or more provisions prohibited by this chapter.

5.47.070 Park Owners - Homeowner Monthly Billing Statements. (A) Written statement. Each month Park Owners shall issue to each Mobilehome Space a written Homeowner Monthly Billing Statement.
(B) Itemized listings. The Homeowner Monthly Billing Statement shall include and separately list the following items:
(1) Monthly Base Rent. The applicable Monthly Base Rent. (2) Capital Improvement Rent Increases. Each approved Capital Improvement Rent Increase (if more than one, each shall be listed separately). (3) Homeowner Petition Rent Adjustments. Each applicable Homeowner Petition Rent Adjustment (if more than one, each shall be listed separately). (4) Homeowner Share of Administrative Fee. If passed through by the Park Owner, the Homeowner Share of Administrative Fee.

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(5) Homeowner Additional Monthly Charges. Each additional applicable Homeowner Additional Monthly Charge (if more than one, each shall be listed separately).

5.47.080 Park Owners - Mobilehome RSO Administrative Fee. (A) Annual payment. On or before July 1, 2026, and on or before each July 1st of each year thereafter, each Park Owner shall pay the Mobilehome RSO Administrative Fee applicable to their Mobilehome Park.
(B) Homeowner Share of Admin Fee. Beginning July 1, 2026, Park Owners may, but are not obligated to, pass through to Homeowners no more than the Homeowner Share of Administrative Fee on a per space basis, which shall be collected over a twelve month period in an equal amount each month and itemized separately on the Homeowner Monthly Billing Statement. As of the adoption of this chapter, the Homeowner Share of Administrative Fee is no more than sixty dollars ($60.00) per year per Mobilehome Space, which therefore is to be charged as no more than five dollars ($5.00) per month per Mobilehome Space. (C) Not part of rent. When calculating rent adjustments, the Homeowner Share of Administrative Fee shall not be included in the calculation of Monthly Base Rent.

5.47.090 Park Owners - information submittals.
(A) Initial submittal. On or before January 30, 2026, each Park Owner shall submit to the Department the following information on a form approved by the Housing Supervisor:
(1) The name, business address, email address, and telephone number of each Park Owner and the nature of each ownership interest.
(2) The total number of Mobilehome Spaces in the Mobilehome Park, the Mobilehome Spaces that are vacant, and the Mobilehome Spaces that are exempted from this chapter pursuant to Section 5.47.040.
(3) A map of the Mobilehome Park with each Mobilehome Space and any facilities or amenities identified thereon.
(4) A description of the Housing Services provided by the Park Owner. (5) The monthly rent roll for each Mobilehome Space in the Mobilehome Park for the calendar year 2025 and the term of any existing Rental Agreements. (6) The name and mailing address of each Homeowner and the move-in date for each Homeowner.
(7) The date each Mobilehome Space was first offered for rent.

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(8) Any other information deemed relevant by the Housing Supervisor for the purposes of obtaining information deemed useful and relevant to the implementation of this chapter.
(B) Future submittals. The Housing Supervisor may, at any time, request in writing that a Park Owner submit monthly rent rolls for each Mobilehome Space in the Mobilehome Park covering a specified time period. The Park Owner shall submit the requested information within five (5) business days of the request.
(C) Submittal upon expiration of exemption from this chapter. In the event a Mobilehome Space that was previously exempt from the requirements of this chapter pursuant to Section 5.47.040 becomes subject to the requirements of this chapter, the Park Owner shall submit to the Department the information required by subsection (A) of this section within thirty (30) calendar days of the exemption ending.
(D) Submittal upon execution of new Rental Agreement. Within five (5) business days of its execution of a Rental Agreement, the Park Owner shall submit, on a form approved by the Housing Supervisor, the following information:
(1) The Mobilehome Space that is the subject of the Rental Agreement. (2) The name, mailing address, and move-in date of each Homeowner. (3) The rent amount for the Mobilehome Space, as specified in the Rental Agreement.
(4) A signed receipt from the Homeowner acknowledging receipt of a copy of this chapter prior to their execution of the Rental Agreement. (E) Certification of submittal forms. The forms required by this section, and any documentation accompanying such forms, shall contain an affidavit or declaration, signed by the Park Owner or a designated agent, with their signature notarized, certifying that the information contained therein is true, correct, and complete.
(F) Registration required before rent increase request or petition. No Park Owner shall be eligible to submit a request for certification of a CPI Rent Increase, a Capital Improvement Petition, or a Fair Return Petition unless all information required by this section is on file with the Department at the time the request or petition is filed.

5.47.100 Park Owners - notifications.
(A) Copy of chapter posted. Every Park Owner shall post and maintain a copy of this chapter, in English, Spanish, and any other languages specified in the Mobilehome RSO Rules & Regulations, in the Park Notice Posting Locations.

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(B) Copy of chapter provided to current Homeowners. On or before January 4, 2026, every Park Owner shall give each current Homeowner a copy of this chapter, in English, Spanish, or any other language specified in the Mobilehome RSO Rules & Regulations, as elected by the Homeowner.
(C) Copy of chapter provided to new homeowners. Every Park Owner shall give each prospective Homeowner a copy of this chapter, in English, Spanish, or any other language specified in the Mobilehome RSO Rules & Regulations, as elected by the prospective Homeowner, before the Homeowner executes their Rental Agreement.
(D) Posting of department notices. Within five (5) business days of a request by the Housing Supervisor, every Park Owner shall post a copy of any notices or other documents issued by the Department related to this chapter, in English, Spanish, and any other languages specified in the Mobilehome RSO Rules & Regulations, in the Park Notice Posting Locations. Such notices or documents shall remain posted for as long as required by the Housing Supervisor. (E) Notice of sale or transfer of a Mobilehome Park. Within ten (10) business days of the date escrow is opened for the sale or transfer of a Mobilehome Park, or if no escrow is used the date the documents for sale or transfer are executed, the Park Owner shall notify the Department of the sale or transfer, and shall provide documentation of the name, business address, email address, and telephone number of each buyer or transferee, the nature of each ownership interest, and a written acknowledgement that each buyer or transferee is aware of the requirements of this chapter.
(F) Maximum rent upon Vacancy. On or before January 31, 2026, and on or before January 31st of each year thereafter, each Park Owner shall provide to the Department and post in the Park Notice Posting Locations a notice, in English, Spanish, and any other languages specified in the Mobilehome RSO Rules & Regulations, on forms approved by the Housing Supervisor, stating the maximum rent that will be charged for any Mobilehome Space in the Mobilehome Park which becomes vacant during the subsequent February to January period. If the Park Owner charges different rents depending upon the type, location, or size of the Mobilehome Space or the size of the Mobilehome which occupies the Mobilehome Space, the notice shall contain the maximum rent which will be charged for each such category. The Department shall post such notices, in English, Spanish and any other languages specified in the Mobilehome RSO Rules & Regulations, on the city’s website.
(G) City provided language translations. Only documents translated to Spanish, or other languages specified in the Mobilehome RSO Rules & Regulations, that are provided by the Department shall be used.

5.47.110 Homeowners – Homeowner Park Representatives.

On or before February 15, 2026, the Homeowners of each Mobilehome Park shall elect, by majority vote with one vote per Mobilehome Space, a Homeowner Park Representative to receive all notices or other communications provided by the Department regarding this chapter. At any DRAFT

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time, the Homeowners of a Mobilehome Park may elect, by majority vote with one vote per Mobilehome Space, a replacement Homeowner Park Representative for any reason. Within five (5) business days of each election, the elected Homeowner Park Representative shall advise the Housing Supervisor in writing of their name, mailing address, email address, and phone number.

The Homeowner Park Representatives shall use their reasonable best efforts to help the City communicate all Department notices and other communications to all of the Homeowners in their Mobilehome Park.

5.47.120 Permissible Rent Increases - regulations.
(A) Permissible Rent Increases. No rent in excess of the Base Year Rent may be charged, unless expressly authorized as a Permissible Rent Increase pursuant to this chapter. (B) Compliance with Mobilehome Residency Law. Rent increases permitted pursuant to this chapter shall not be effective and shall not be demanded, accepted, or retained until the Park Owner has complied with, including giving notice required by, the Mobilehome Residency Law.
(C) Engagement of consultants. The Department shall have the authority to contract with consultants or experts if it deems necessary or appropriate for the proper administration of this chapter, including, but not limited to, the analysis of any Permissible Rent Increase. (D) Prior City approval or clearance required. No Park Owner shall implement or send a notice to a Homeowner concerning any Permissible Rent Increase before receiving certification or approval of such rent increase from the Housing Supervisor. (E) Effective date for lodging of petitions. No Capital Improvement Petition or Homeowner Petition may be lodged pursuant to this chapter prior to May 1, 2026. No Fair Return Petition may be lodged pursuant to this chapter prior to January 1, 2027. (F) No rent increase petitions using costs attributable to exempt Mobilehome Spaces. No rent increase shall be granted in connection with a Capital Improvement Petition or a Fair Return Petition, to the extent that it spreads costs attributable to an exempt Mobilehome Space among one or more Mobilehome Spaces that are subject to this chapter. (G) Prior Mobilehome RSO compliance required – Park Owners. No CPI Rent Increase or Vacancy Rent Increase will be certified, no Capital Improvement Petition or Fair Return Petition will be accepted from any Park Owner or approved by the city, and no rent increase will be implemented for any Mobilehome Spaces within a Mobilehome Park for which there is an unpaid Mobilehome RSO Administrative Fee or where the Park Owner is determined to be out of compliance with this chapter.
(H) Prior Mobilehome RSO compliance required – Homeowners. No Homeowner Petition will be accepted from any Homeowner, and no suspension or refund of, or decrease in, rent will be implemented for any Mobilehome Spaces within a Mobilehome Park for which the DRAFT

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Homeowner is not in arrears on their Homeowner Share of Administrative Fee or where the Homeowner is determined to be out of compliance with this chapter. (I) Extension of deadline for petition determinations. The time in which the Housing Supervisor is required to make a determination on a Capital Improvement Petition, Fair Return Petition, or Homeowner Petition may be extended with the consent of the Petitioner or, if the need for the extension is caused by the conduct of the Petitioner or the Park Owner, without the consent of the Petitioner.
(J) Notification regarding charges billed separately from rent. (1) Utility charges. Not less than ninety (90) days prior to imposing a separate charge for a utility service previously included in the rent pursuant to Civil Code Section 798.41, a Park Owner shall file notice thereof with the Department, on a form approved by the Housing Supervisor. The notice shall specify the following: (i) the current rent for each Mobilehome Space; (ii) the new charge to be imposed, as well as a clear explanation of how the new charge was calculated; (iii) the duration and expiration date of the charge, if it has a limited duration or is amortized for a specified period; (iv) the rent reduction to be made simultaneously with imposition of the new charge, as well as a clear explanation of how the rent reduction was calculated. (2) Fees, assessments and other costs. Not less than ninety (90) days prior to imposing, increasing, decreasing or eliminating a charge separately billed pursuant to Civil Code Section 798.49, a Park Owner shall file a notice with the Department on a form approved by the Housing Supervisor. The notice shall specify the following: (i) the current rent for each Mobilehome Space; (ii) the new charge to be imposed, the charge to be eliminated, or the amount of any increase or decrease in an existing charge, as well as a clear explanation of how the new charge, increase or decrease was calculated; (iii) the fee or assessment on which the new charge, increase, or decrease therein is based; (iv) the basis for the amount of the new charge, increase, or decrease therein; and (v) the duration and expiration date of the charge, if it has a limited duration or is amortized for a specified period.

5.47.130 Permissible Rent Increases – CPI Rent Increases. (A) Annual CPI Rent Increases.
(1) Basis of increase. On or after July 1, 2026, and on or after each July 1st of each year thereafter, a Park Owner may increase the Monthly Base Rent for a Mobilehome Space by the lesser of three percent (3%) or one hundred percent (100%) of the most recent CPI Annual January Change. In the event that the CPI Annual January Change is negative, no Monthly Base Rent decrease shall be required.
(2) Applicable only to Monthly Base Rent. When calculating a CPI Rent Increase, none of the following shall be used in the calculation: (i) Capital Improvement Rent Increases; (ii) temporary Homeowner Petition Rent Adjustments; (iii) Homeowner Share of Administrative Fee; (iv) Homeowner Additional Monthly Charges.

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(B) Limitation on frequency of CPI Rent Increase. A CPI Rent Increase shall not be imposed by a Park Owner for a Mobilehome Space more frequently than once during any twelve (12) month period.
(C) Department annual calculation of permissible CPI Rent Increases. On an annual basis, the Department shall calculate the CPI Annual January Change, and shall determine the permissible CPI Rent Increase for each Mobilehome Space in each Mobilehome Park. Within fourteen (14) calendar days following the publication of the January CPI data or by the last day of February each year, whichever is later, the Department shall draft a notice of the permissible CPI Rent Increase for each Mobilehome Space in each Mobilehome Park. The Department shall: (i) email the notice to the Park Owners for posting pursuant to Section 5.47.100; (ii) email the notice to the Homeowner Park Representatives; and (iii) post the notice on the city’s website. (D) Request for certification of CPI Rent Increase. A Park Owner desiring to impose a CPI Rent Increase shall submit a request for Department certification, on a form approved by the Housing Supervisor. No fee shall be charged for the certification request. The certification request shall specify the address of the Mobilehome Park, the Mobilehome Space number(s) for which the CPI Rent Increase is requested, the amount of the requested increase, and the proposed effective date of the CPI Rent Increase. No request for Department certification of a CPI Rent Increase may be submitted pursuant to this Section prior to March 2, 2026. (E) Completeness of request for certification. A request for Department certification shall be accepted and lodged by the Department, but shall not be filed and the time period for processing the request shall not begin to run until the Housing Supervisor determines that it is substantially complete. The Housing Supervisor shall determine, within seven (7) calendar days after the lodging of a request, whether said request is complete. If the Housing Supervisor determines that the request is not complete, they shall notify the Park Owner in writing and the notice shall state what additional information or corrections are required to complete the request.

Thereafter, if the Park Owner wishes to do so, they may start the process over by submitting a new request for certification with the required information. (F) Certification of CPI Rent Increase. The Housing Supervisor shall, within twenty (20) calendar days of the date that the request for certification is determined to be substantially complete, certify the CPI Rent Increase as properly calculated under this section and prepare a notice stating the following: (i) that the CPI Rent Increase has been certified; (ii) the Mobilehome Space number(s) to which the CPI Rent Increase is applicable; (iii) the amount of the CPI Rent Increases for each Mobilehome Space; and (iv) the proposed effective date of the CPI Rent Increase. The Department shall: (i) email the notice to the Park Owner for posting pursuant to Section 5.47.100; (ii) email the notice to the Homeowner Park Representative; and (ii) post the notice on the city’s website.
(G) Compliance with Mobilehome Residency Law. The Park Owner must also comply with any applicable requirements of the Mobilehome Residency Law before implementing the CPI Rent Increase.

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(H) Rent banking. Unused annual CPI Rent Increases may not be banked for future implementation. That is, a Park Owner who does not impose an annual CPI Rent Increase or imposes less than the permitted annual CPI Rent Increase in any twelve (12) month period, waives the permitted annual CPI Rent Increase or the unimplemented portion of the permitted annual CPI Rent Increase for the affected Mobilehome Space(s).

5.47.140 Permissible Rent Increases - Capital Improvement Rent Increases. (A) Petition and petition fee. A Park Owner may submit a Capital Improvement Petition, on a form approved by the Housing Supervisor and accompanied by the Capital Improvement Petition Fee, for a rent increase based on the cost of a completed Capital Improvement. The petition shall include, at a minimum, the information required to be included in the Capital Improvement Vote ballot materials. Supporting documentation shall be filed with the petition and the Park Owner shall produce, at the request of the Housing Supervisor, any records, receipts, reports, or other documents that the Housing Supervisor deems necessary to make a determination concerning the petition. The Capital Improvement Petition shall be made under penalty of perjury, and supporting documents shall be certified or verified as requested by the Housing Supervisor.
(B) Prerequisites for petition submission. A Capital Improvement Petition may not be deemed complete and filed by the Department unless all of the following conditions are met:
(1) Homeowner majority approval for Capital Improvement Subject to Vote. At least fifty-one percent (51%) of the occupied Mobilehome Spaces in the Mobilehome Park must elect to have the Capital Improvement Subject to Vote constructed and the cost passed on to the Homeowners as provided for herein. Accordingly, prior to the commencement of work on the Capital Improvement Subject to Vote and submission of the Capital Improvement Petition, the Park Owner shall conduct a Capital Improvement Vote. A Capital Improvement Petition shall be considered only if at least fifty-one percent (51%) of the occupied Mobilehome Spaces in the Mobilehome Park, with one vote per space, vote yes on the Capital Improvement Vote. (2) Two year time limitation for Capital Improvement. The Capital Improvement must have been completed and in use less than two (2) years before the Park Owner submits the petition.
(3) Benefit for homeowners. The Capital Improvement must be appropriate to the use of the Mobilehome Park and for the primary benefit, use and enjoyment of the park homeowners.
(4) 5-year useful life. The Capital Improvement must have a useful life of at least five (5) years.
(5) Permanent or stationary. The Capital Improvement must be permanently fixed in place or stationary.

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(C) Completeness of petition.
(1) Acceptance and lodging. A Capital Improvement Petition shall be accepted and lodged by the Department, but shall not be filed and the time period for processing the petition shall not begin to run until the Housing Supervisor determines that it is substantially complete.
(2) Filing after completeness determination. The Housing Supervisor shall determine, within thirty (30) calendar days after the lodging of the petition, whether said petition is complete. If the Housing Supervisor determines that the petition is complete, the Department shall provide the notice required by Section 5.47.120(D) below. If the Housing Supervisor determines that the petition is not complete, they shall notify the Park Owner in writing and the notice shall state what additional information is required to complete the petition. The Park Owner shall be required to submit the additional required information as soon as reasonably practicable.

The Housing Supervisor shall then determine, within fourteen (14) calendar days after the lodging of the additional required information, whether said petition is complete. If the Housing Supervisor determines that the petition lacks adequate supporting documentation for any particular claimed expense(s), the Park Owner shall have the choice to either remove such claimed expense(s) from the petition or allow the petition to remain incomplete. This process shall continue until the Housing Supervisor determines that the petition is complete or until the time limit in Section 5.47.140(B)(3) expires. If the Housing Supervisor determines that the petition is complete, the Department shall provide the notice required by Section 5.47.140(D) below. (3) Time limit for incomplete petitions. Any Capital Improvement Petition which has not been substantially completed by the Park Owner, as determined by the Housing Supervisor, within six (6) months of its original lodging with and acceptance by the Department, shall be deemed to be withdrawn by the Park Owner with no refund of all or any portion of the Capital Improvement Petition Fee. Thereafter, a new Capital Improvement Petition and fee shall be required if the Park Owner wishes to apply for the same or similar rent increase pursuant to this section.
(D) Notice of petition.
(1) Lodging petition. Upon receipt of a Capital Improvement Petition, the Department shall prepare a notice stating the following: (i) that a petition has been lodged and is being reviewed by the Department for completeness; and (ii) the amount of the increase being sought as part of the Capital Improvement Petition. The Department shall: (i) email the notice to the Park Owner for posting pursuant to Section 5.47.100; (ii) email the notice to the Homeowner Park Representative; and (iii) post the notice on the city’s website. Homeowners may review the Capital Improvement Petition in the Department and may also, upon request to the Department, receive a copy of the petition via email at no cost or a hard copy upon payment of the city’s copying costs.

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(2) Filing petition; notice; comment period. Upon determining that a Capital Improvement Petition is substantially complete, the Department shall prepare a notice stating the following: (i) that the petition is substantially complete and has been filed; (ii) that the Homeowners have thirty (30) calendar days from the date of the notice to submit to the Department Petition Comments; and (iii)the mailing and/or email address where such Petition Comments shall be sent. The Department shall: (i) email the notice to the Park Owner for posting pursuant to Section 5.47.100; (ii) email the notice to the Homeowner Park Representative; and (ii) post the notice on the city’s website. All petition materials submitted by a Park Owner, as well as any other Petition Comments submitted by Homeowners or any other interested parties are public records, may be inspected by any person, and may be copied upon payment of the city’s copying costs. (E) City inspection of Mobilehome Park. By submitting a petition, the Park Owner shall consent that the Department and any employees, representatives or consultants of the city shall be permitted, during reasonable business hours, to visit the Mobilehome Park and confirm any reasonable facts or circumstances related to the petition. (F) Standard for approval; burden of proof.
(1) Standard. The Housing Supervisor shall not approve a Capital Improvement Rent Increase unless the Housing Supervisor determines that the capital improvement cost is reasonable, based on the following factors:
(i) Prevailing cost. The prevailing cost of the same or similar Capital Improvements.
(ii) Unique features. The unique features of the Mobilehome Park which affect the cost.
(iii) Necessary and appropriate costs. The extent to which each cost incurred was necessary and appropriate to complete the Capital Improvement. (iv) Maximum rent increase. The extent to which any cost incurred will cause the proposed Capital Improvement Rent Increase to exceed the maximum threshold provided for in Section 5.47.140(J) below.
(v) Health & safety. The extent to which the work was necessary to bring the Mobilehome Park into compliance or maintain compliance with applicable laws, rules or regulations affecting life, health or safety.
(vi) Supplemental factors. Any supplemental factors identified and submitted in writing by the Park Owner during the comment period in support of the petition, as well as any supplemental factors identified and submitted in writing by the Homeowners during the comment period in support of or in opposition to the petition, that the Housing Supervisor determines to be relevant.

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(vii) Rules and regulations. Any other relevant factors set forth in the Mobilehome RSO Rules & Regulations.
(2) Burden of proof. The Park Owner shall have the burden to prove the reasonableness of the requested rent increase by proving the reasonableness of each cost associated with the Capital Improvement.
(G) Housing Supervisor determination. Within seventy-five (75) calendar days after the Capital Improvement Petition was deemed substantially complete and filed with the Department, the Housing Supervisor shall, pursuant to the standard and factors provided for in Section 5.47.140(F), either approve the Park Owner’s requested rent increase, approve a modified rent increase, or deny the petition in its entirety. The Housing Supervisor shall make their determination in writing, setting forth all relevant factors and findings. The Department shall: (i) email the determination to the Park Owner for posting pursuant to Section 5.47.100; (ii) email the determination to the Homeowner Park Representative; and (ii) post the determination on the city’s website.
(H) Compliance with Mobilehome Residency Law. The Park Owner must also comply with any applicable requirements of the Mobilehome Residency Law before implementing the Capital Improvement Rent Increase.
(I) Amortization of rent increase and interest; line item on billing. (1) Amortization. The Capital Improvement Rent Increase shall be: (i) amortized over a period that approximates either the useful life of the Capital Improvement or, if there is more than one Capital Improvement, their average useful life, as indicated in the Capital Improvement Vote materials; (ii) consistent with the Mobilehome RSO Rules & Regulations; and (iii) apportioned equally among the affected Mobilehome Spaces. (2) Interest. Interest shall be allowed on the approved cost(s) at the Rent Interest Allowance published as of the date of the petition was lodged with the Department. (3) Itemized listing. As required by Section 5.47.070, the Capital Improvement Rent Increase shall be a separate line item on the Homeowner Monthly Billing Statement, and the final date of amortization shall be indicated next to the Capital Improvement Rent Increase. A Park Owner shall cease collecting the Capital Improvement Rent Increase when the Park Owner recovers the approved costs plus interest. (J) Maximum rent increase. Unless due to extenuating circumstances as determined and approved by the Housing Supervisor, no Capital Improvement Rent Increase shall either: (1) if applicable, exceed the maximum Capital Improvement Rent Increase indicated in the Capital Improvement Vote materials; or (2) cause the Monthly Base Rent for any Mobilehome Space within the Mobilehome Park to increase by more than ten percent (10%). (K) Costs covered by third parties not included. No Capital Improvement Rent Increase shall be based upon any costs to the extent they are reimbursed by, or received or DRAFT

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recovered from, any third party, including, but not limited to, insurance companies (“Reimbursed Amount”). To the extent that any such Reimbursed Amount is received following the approval and/or implementation of the Capital Improvement Rent Increase, the Park Owner shall reduce the amount being collected from the Homeowners by such Reimbursed Amount. (L) Approved pass-through - petition fee. If the Housing Supervisor either approves the Park Owner’s requested rent increase or a modified rent increase, the Housing Supervisor shall also allow the Park Owner, if requested, to pass through, without interest, up to fifty percent (50%) of the Capital Improvement Petition Fee to the Homeowners over a twelve (12) month period. If the petition does not result in the Housing Supervisor granting a rent increase, no portion of the petition fee may be passed through to the Homeowners.
(M) Lump sum payment option. Notwithstanding any other provision of this Section

5.47.140, a Homeowner may elect to pay, in a lump sum and without interest authorized by this Section, either or both of the following apportioned to the Homeowner’s Mobilehome Space: (i) the Capital Improvement Rent Increase; and (ii) the pass-through portion of the Capital Improvement Petition Fee. Such lump sum payment(s) shall be made on or prior to the date the first payment is due after the notice required by the Mobilehome Residency Law is sent. (N) Rent increase not part of base rent. Capital Improvement Rent Increases shall not be included in the Monthly Base Rent.

5.47.150 Permissible Rent Increases - Fair Return Rent Increases. (A) Petition and petition fee. A Park Owner may submit a Fair Return Petition, on a form approved by the Housing Supervisor and accompanied by the Fair Return Petition Fee, for a rent increase to ensure that the Park Owner is receiving, notwithstanding the CPI Rent Increases provided for in Section 5.47.130, a fair and reasonable return on investment. The petition shall include, at a minimum, the name and address of the Mobilehome Park, the Mobilehome Space number(s) for which rent is requested to be increased, the amount of the requested rent increase, and the facts supporting the requested increase. Supporting documentation shall be filed with the petition and the Park Owner shall produce, at the request of the Housing Supervisor, any records, receipts, reports, or other documents that the Housing Supervisor deems necessary to make a determination concerning the petition. The Fair Return Petition shall be made under penalty of perjury, and supporting documents shall be certified or verified as requested by the Housing Supervisor.
(B) Time limitation for petition submission. A Park Owner must file a Fair Return Petition within six (6) months of the end of the Fair Return Current Year. (C) Completeness of petition.
(1) Acceptance and lodging. A Fair Return Petition shall be accepted and lodged by the Department, but shall not be filed and the time period for processing the petition shall not begin to run until the Housing Supervisor determines it is substantially complete.

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(2) Filing after completeness determination. The Housing Supervisor shall determine, within thirty (30) calendar days after the lodging of the petition, whether said petition is complete. If the Housing Supervisor determines that the petition is complete, the Department shall provide the notice required by Section 5.47.150(D) below. If the Housing Supervisor determines that the petition is not complete, they shall notify the Park Owner in writing and the notice shall state what additional information is required to complete the petition. While the Park Owner shall not be required to submit a new petition and begin the process over, they shall be required to submit the additional required information as soon as reasonably practicable. The Housing Supervisor shall then determine, within thirty (30) calendar days after the lodging of the additional required information, whether said petition is complete. Since any claimed expenses lacking adequate supporting documentation shall not be considered as part of the petition, if the Housing Supervisor determines that the petition lacks adequate supporting documentation for any particular claimed expense(s), the Park Owner shall have the choice to either remove such claimed expense(s) from the petition or allow the petition to remain incomplete. This process shall continue until the Housing Supervisor determines that the petition is complete or until the time limit in Section 5.47.150(B)(3) expires. Once the Housing Supervisor determines that the petition is complete, if at all, the Department shall provide the notice required by Section 5.47.150(D) below. (3) Time limit for incomplete petitions. Any Fair Return Petition which has not been substantially completed by the Park Owner, as determined by the Housing Supervisor, within six (6) months of its original lodging with and acceptance by the Department, shall be deemed to be withdrawn by the Park Owner with no refund of all or any portion of the Fair Return Petition Fee.
(D) Notice of petition.
(1) Lodging petition. Upon receipt of a Fair Return Petition, the Department shall prepare a notice stating the following: (i) that a petition has been lodged and is being reviewed by the Department for completeness; and (ii) the amount of the increase being sought as part of the Fair Return Petition. The Department shall: (i) email the notice to the Park Owner for posting pursuant to Section 5.47.100; (ii) email the notice to the Homeowner Park Representative; and (ii) post the notice on the city’s website. Homeowners may review the Fair Return Petition in the Department and may also, upon request to the Department, receive a copy of the petition via email at no cost or a hard copy upon payment of the city’s copying costs. (2) Filing petition; notice; comment period. Upon determining that a Fair Return Petition is substantially complete, the Department shall prepare a notice stating the following: (i) that the petition is substantially complete and has been filed; (ii) that the Homeowners have thirty (30) calendar days from the date of the notice to submit to the Department Petition Comments; and (iii) the mailing and/or email address where such Petition Comments shall be sent. The Department shall: (i) email the notice to the Park Owner for posting pursuant to Section 5.47.100; (ii) email the notice to the Homeowner Park Representative; and (ii) post the notice on the city’s website. All petition materials submitted by a Park Owner, as well as any other DRAFT

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Petition Comments submitted by Homeowners or any other interested parties are public records, may be inspected by any person, and may be copied upon payment of the city’s copying costs. (E) City inspection of Mobilehome Park. By submitting a petition, the Park Owner shall consent that the Department and any employees, representatives or consultants of the city shall be permitted, during reasonable business hours, to visit the Mobilehome Park and examine or confirm any reasonable facts or circumstances related to the petition. (F) Standard for approval; burden of proof.
(1) Standard. The Housing Supervisor shall not approve a rent increase requested as part of a Fair Return Petition, unless the Housing Supervisor determines that the requested Fair Return Rent Increase is reasonably necessary to provide the Park Owner with a fair and reasonable return, based on the following factors:
(i) MNOI or other settled legal standard. The extent to which the Fair Return Rent Increase meets the Maintenance of Net Operating Income ("MNOI") standard, or such other standard identified in the Mobilehome RSO Rules & Regulations which is consistent with then applicable state laws, rules, and regulations, including, but not limited to, settled case law. The MNOI standard provides that a Park Owner has the right to obtain net operating income for the Fair Return Current Year equal to the net operating income for the Fair Return Reference Year adjusted by all or a portion of the percentage increase in the CPI since the Fair Return Reference Year.
(ii) Presumption - Fair Return Reference Year net operating income was reasonable. It shall be presumed that the net operating income received by the Park Owner in the Fair Return Reference Year provided the Park Owner with a fair and reasonable return.
(iii) Rebutting presumption – exceptional expenses. The Park Owner and Homeowners shall be given the opportunity to present evidence to rebut this presumption based on exceptionally high or low expenses in the Fair Return Reference Year in comparison to other years. In such instances, adjustments may be made in calculating operating expenses so the Fair Return Reference Year operating expenses reflect average expenses for the Mobilehome Park over a reasonable period of time.
(iv) Rebutting presumption – exceptional income. The Park Owner and Homeowners shall be given the opportunity to present evidence to rebut this presumption based on exceptionally high or low gross rental income in the Fair Return Reference Year in comparison to other years. In such instances, adjustments may be made in calculating gross income so the Fair Return Reference Year gross rental income reflect average gross rental income for the Mobilehome Park over a reasonable period of time.

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(v) Net other rent increases. Any Fair Return Rent Increase granted under this section will be net of all other permanent rent increases previously approved or certified for the Mobilehome Park that are not yet reflected in the Fair Return Current Year income. (vi) Constitutional standard. Nothing in this chapter shall preclude the Housing Supervisor from granting a Fair Return Rent Increase that is necessary in order to meet state constitutional fair return requirements.
(2) Definitions and detailed standard assessment process. The definitions required to effectuate the standard provided in this section, including, but not limited to, what constitutes exceptional expenses and exceptional income, as well as the detailed process necessary to evaluate a proposed Fair Return Rent Increase against such standard, shall be provided for in the Mobilehome RSO Rules & Regulations. At a minimum, such information shall include the following:
(i) Net operating income. Net operating income shall be determined by subtracting a Mobilehome Park’s reasonable actual operating expenses for a given year from its annualized reasonable gross rental income realized during the same year. (ii) Gross rental income. Gross rental income in the Fair Return Reference Year and the Fair Return Current Year shall be calculated based upon the rents in effect as of the last day of the given year, assuming 100% collection; provided, however, that for Mobilehome Spaces that were not occupied on the last day of the given year, the rent amount shall be presumed to be the most recent rent charged when such space was occupied. (iii) Gross rental income exclusions. At a minimum, gross rental income shall not include: (a) utility charges for sub-metered gas and electricity; (b) charges for water, refuse disposal, sewer service, and other services which are provided and charged to Homeowners solely on a cost pass-through basis and/or are regulated by state or local law; (c) any amount paid for the use and occupancy of a Mobilehome unit (as opposed to amounts paid for the use and occupancy of a Mobilehome Space); (d) charges for laundry services; (e) storage charges; (f) parking charges; (g) security deposits; (h) user fees for services and facilities; (i) Homeowner Share of Administrative Fee; and (j) any other pass-throughs authorized pursuant to this chapter..
(iv) Operating expenses. Operating expenses shall include reasonable costs of operation and maintenance. Reasonableness may be presumed if an expense has increased since the later to occur of the Fair Return Reference Year or the first year in which the expense was incurred by the change in the CPI over the same period of time. Reasonable legal expenses shall be allowed to the extent they are incurred: (a) in connection with successful good faith and legally appropriate attempts to recover rents owing; (b) in connection with successful good faith and legally appropriate unlawful detainer actions; (c) incurred in connection with the normal operation of the Mobilehome Park; and (d) are not incurred in connection with an unsuccessful legal challenge to this chapter or any action taken pursuant to the provisions of this chapter.

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(v) Operating expense exclusions. At a minimum, operating expenses shall not include: (a) charges for water, refuse disposal, sewer service, and other services which are provided and charged to Homeowners solely on a cost pass-through basis; (b) property taxes attributable to an assessment in a year other than the Fair Return Reference Year or Fair Return Current Year; (c) any expenses paid or reimbursed by a Homeowner or any third party; (d) labor performed by the Park Owner in excess of five percent (5%) of gross rental income, unless the Park Owner shows greater services were performed for the sole benefit of the Homeowners; (e) the cost of a capital replacement that is less than a diminimus amount, as provided for in the Mobilehome RSO Rules & Regulations; (f) Capital Improvements and replacements; and (g) coinoperated improvements or other improvements for which a "use fee" or other charge is imposed on Homeowners for their use; (h) mortgage principal, mortgage interest payments or other debt service costs; (i) depreciation; (j) any penalties, fees or interest assessed or awarded for violation of any provision of this chapter or of any other provision of law; and (k) charitable contributions and political contributions and payments to organizations which are substantially devoted to legislative lobbying purposes.
(3) New Monthly Base Rent. A Fair Return Rent Increase shall result in a new Monthly Base Rent for each applicable Mobilehome Space in the Mobilehome Park. (4) Not applicable to Spaces subject to Vacancy Rent Increases. The Fair Return Rent Increase shall not apply to Spaces to which a Vacancy Rent Increase was imposed during the Fair Return Current Year or later.
(5) Burden of proof. The Park Owner shall have the burden to prove the reasonableness of the requested Fair Return Rent Increase by proving that the requested Fair Return Rent Increase is reasonably necessary to provide the Park Owner with a fair and reasonable return, as provided for in this Section 5.47.150(F).
(G) Housing Supervisor determination. Within seventy-five (75) calendar days after the Fair Return Petition was deemed substantially complete and filed with the Department, the Housing Supervisor shall, pursuant to the standard and factors provided for in Section 5.47.150(F), either approve the Park Owner’s requested Fair Return Rent Increase, approve a modified rent increase, or deny the petition in its entirety. The Housing Supervisor shall make their determination in writing, setting forth all relevant factors and findings, including, but not limited to, the new Monthly Base Rent for each applicable Mobilehome Space in the Mobilehome Park. The Department shall: (i) email the determination to the Park Owner for posting pursuant to Section

5.47.100; (ii) email the determination to the Homeowner Park Representative; and (iii) post the determination on the city’s website.
(H) Temporary additional rent adjustment for delayed petition approval. At the same time the Housing Supervisor approves a Fair Return Petition, the Housing Supervisor shall also approve a temporary additional rent adjustment if both of the following are true: (1) the Housing Supervisor was unable to make a decision on the Fair Return Petition within the time limits set forth in this chapter, including any extensions of time consented to by the Petitioner; and DRAFT

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(2) the Housing Supervisor’s inability to make a timely decision was not due to the conduct of the Petitioner, conduct of the Park Owner, or some other cause beyond the Housing Supervisor's reasonable control. The temporary additional rent adjustment shall compensate the Petitioner for the difference between the rent received or paid between the time when an adjustment should have been approved pursuant to the time limits set forth in this chapter and the rent that would have been received or paid if the adjustment had been timely approved. Payment of the temporary additional rent adjustment may be amortized over a reasonable period of time, as determined by the Housing Supervisor, not to exceed six (6) months.
(I) Compliance with Mobilehome Residency Law. The Park Owner must also comply with any applicable requirements of the Mobilehome Residency Law before implementing the Fair Return Rent Increase.
(J) Approved pass-through - petition fee. If the Housing Supervisor either approves the Park Owner’s requested Fair Return Rent Increase or approves a modified rent increase, the Housing Supervisor shall also allow the Park Owner, if requested, to pass through, without interest, up to fifty percent (50%) of the Fair Return Petition Fee to the Homeowners over a twelve (12) month period. If the petition does not result in the Housing Supervisor granting a rent increase, no portion of the petition fee may be passed through to the Homeowners.

5.47.160 Permissible Rent Increases - Vacancy Rent Increases. (A) Vacancy Rent Increase. Notwithstanding any other provision of this chapter, the Park Owner may increase the Monthly Base Rent for a Mobilehome Space without regard to the provisions of this chapter in the event all of the following occur:
(1) Vacancy. A Vacancy, as defined by this chapter, in the Mobilehome Space occurs.
(2) Tenancy voluntarily or lawfully terminated. The Tenancy is terminated voluntarily by the Homeowner or lawfully terminated for just cause pursuant to applicable state law.
(3) Rent does not exceed maximum posted. The Monthly Base Rent does not exceed the maximum amount for the applicable category of Mobilehome Space, as set forth in the notice which was last posted by the Park Owner pursuant to Section 5.47.100(E). (4) Certification of Vacancy Rent Increase. The Housing Supervisor certifies the Vacancy Rent Increase pursuant to this section. (B) Request for certification of Vacancy Rent Increase. A Park Owner desiring to impose a Vacancy Rent Increase shall submit a request for Department certification, on a form approved by the Housing Supervisor. No fee shall be charged for the certification request. The certification request shall specify the address of the Mobilehome Park, the Mobilehome Space number(s) for which the Vacancy Rent Increase is requested, the facts regarding how the Vacancy DRAFT

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occurred and how the Tenancy was terminated, the amount of the proposed Monthly Base Rent, and the proposed effective date of the Vacancy Rent Increase. (C) Completeness of request for certification. A request for Department certification shall be accepted and lodged by the Department, but shall not be filed and the time period for processing the request shall not begin to run until the Housing Supervisor determines that it is substantially complete. The Housing Supervisor shall determine, within three (3) business days after the lodging of a request, whether said request is complete. If the Housing Supervisor determines that the request is not complete, they shall notify the Park Owner in writing and the notice shall state what additional information or corrections are required to complete the request.

Thereafter, if the Park Owner wishes to do so, they may start the process over by submitting a new request for certification with the required information. (D) Certification of Vacancy Rent Increase. The Housing Supervisor shall, within seven (7) calendar days of the date that the request for certification is determined to be substantially complete, certify that the Vacancy Rent Increase does not result in a Monthly Base Rent that exceeds the maximum amount for the applicable category of Space, as set forth in the notice which was last posted by the Park Owner pursuant to Section 5.47.100(E), and prepare a notice stating the following: (i) that the Vacancy Rent Increase has been certified; (ii) the Mobilehome Space number(s) to which the Vacancy Rent Increase is applicable; (iii) the amount of the new Monthly Base Rent; and (iv) the proposed effective date of the Vacancy Rent Increase. The Department shall: (i) email the notice to the Park Owner for posting pursuant to Section 5.47.100; (ii) email the notice to the Homeowner Park Representative; and (iii) post the notice on the city’s website. (E) Compliance with Mobilehome Residency Law. The Park Owner must also comply with any applicable requirements of the Mobilehome Residency Law before implementing the Vacancy Rent Increase.

5.47.170 Homeowner Petition Rent Adustments.
(A) Petition and petition fee. A Homeowner may submit a Homeowner Petition, on a form approved by the Housing Supervisor and accompanied by the Homeowner Petition Rent Adjustment Fee, if the Homeowner believes that a Homeowner Petition Rent Adjustment is reasonable pursuant to the terms of this section. The petition shall include, at a minimum, the name and address of the Mobilehome Park, the Mobilehome Space number(s) for which Homeowner Petition Rent Adjustment is requested, the amount of the requested adjustment, and the facts supporting the requested adjustment. Supporting documentation shall be filed with the petition and the Homeowner shall produce, at the request of the Housing Supervisor, any records, receipts, reports, or other documents that the Housing Supervisor deems necessary to make a determination concerning the petition. The Homeowner Petition shall be made under penalty of perjury, and supporting documents shall be certified or verified as requested by the Housing Supervisor. (B) Time limitation for petition submission. A Homeowner must lodge a Homeowner Petition within two (2) years from the date the Homeowner knew, or reasonably should have known, of the condition(s) upon which the petition is based.

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(C) Limitation on frequency of petitions. No more than one Homeowner Petition may be filed by or on behalf of a Mobilehome Space within a twelve (12) month period. In addition, during the twelve (12) month period following the Housing Supervisor's determination on a Homeowner Petition, the Department will not accept any additional Homeowner Petitions related to the same factual circumstances from other Homeowners residing in the same Mobilehome Park.
(D) Completeness of petition.
(1) Acceptance and lodging. A Homeowner Petition shall be accepted and lodged by the Department, but shall not be filed and the time period for processing the petition shall not begin to run until the Housing Supervisor determines it is substantially complete. (2) Filing after completeness determination. The Housing Supervisor shall determine, within thirty (30) calendar days after the lodging of the petition, whether said petition is complete. If the Housing Supervisor determines that the petition is complete, the Department shall provide the notice required by Section 5.47.170(E) below. If the Housing Supervisor determines that the petition is not complete, they shall notify the Homeowner in writing and the notice shall state what additional information is required to complete the petition. While the Homeowner shall not be required to submit a new petition and begin the process over, they shall be required to submit the additional required information as soon as reasonably practicable. The Housing Supervisor shall then determine, within thirty (30) calendar days after the lodging of the additional required information, whether said petition is complete. Since any claimed adjustment lacking adequate supporting documentation shall not be considered as part of the petition, if the Housing Supervisor determines that the petition lacks adequate supporting documentation for any particular claimed adjustment(s), the Homeowner shall have the choice to either remove such claimed adjustment(s) from the petition or allow the petition to remain incomplete. This process shall continue until the Housing Supervisor determines that the petition is complete or until the time limit in Section 5.47.170(D)(3) expires. Once the Housing Supervisor determines that the petition is complete, if at all, the Department shall provide the notice required by Section

5.47.170(E) below.
(3) Time limit for incomplete petitions. Any Homeowner Petition which has not been substantially completed by the Homeowner, as determined by the Housing Supervisor, within six (6) months of its original lodging with and acceptance by the Department, shall be deemed to be withdrawn by the Homeowner with no refund of all or any portion of the Homeowner Petition Rent Adjustment Fee.
(E) Notice of petition.
(1) Lodging petition. Upon receipt of a Homeowner Petition, the Department shall prepare a notice stating the following: (i) that a petition has been lodged and is being reviewed by the Department for completeness; and (ii) the amount of the adjustment being sought as part of the Homeowner Petition. The Department shall: (i) email the notice to the Park Owner for posting DRAFT

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pursuant to Section 5.47.100; (ii) email the notice to the Homeowner Park Representative; and (ii) post the notice on the city’s website. Homeowners and Park Owners may review the Homeowner Petition in the Department and may also, upon request to the Department, receive a copy of the petition via email at no cost or a hard copy upon payment of the city’s copying costs. (2) Filing petition; notice; comment period. Upon determining that a Homeowner Petition is substantially complete, the Department shall prepare a notice stating the following: (i) that the petition is substantially complete and has been filed; (ii) that the Park Owner and other Homeowners or other interested parties have thirty (30) calendar days from the date of the notice to submit to the Department Petition Comments; and (iii) the mailing and/or email address where such Petition Comments shall be sent. The Department shall: (i) email the notice to the Park Owner for posting pursuant to Section 5.47.100; (ii) email the notice to the Homeowner Park Representative; and (ii) post the notice on the city’s website. All petition materials submitted by a Homeowner, as well as any other Petition Comments submitted by the Park Owner or any other interested parties are public records, may be inspected by any person, and may be copied upon payment of the city’s copying costs.
(F) City inspection of Mobilehome Park. By submitting a Homeowner Petition, the Homeowner shall consent that the Department and any employees, representatives or consultants of the city shall be permitted, during reasonable business hours, to visit the Homeowner’s Mobilehome Space to examine or confirm any reasonable facts or circumstances related to the petition. In addition, the Park Owner shall consent that the Department and any employees, representatives or consultants of the city shall be permitted, during reasonable business hours, to visit the Mobilehome Park to examine or confirm any reasonable facts or circumstances related to the petition.
(G) Standard for approval; burden of proof.
(1) Standard. The Housing Supervisor shall not approve a rent adjustment requested as part of a Homeowner Petition, unless the Housing Supervisor determines that the requested Homeowner Petition Rent Adjustment is reasonable based on the following factors:
(i) Unlawful rent and/or fees or charges. The Park Owner has demanded or received rent, fees, or charges that are in excess of that permitted for a Mobilehome Space under this chapter.
(ii) Failure to maintain habitable premises. The Park Owner has failed to maintain the Mobilehome Park and/or one or more Mobilehome Spaces in a habitable condition in accordance with applicable laws or the Rental Agreement; provided that a Park Owner shall not be liable to a Homeowner for failure to maintain habitable premises if the Homeowner caused the condition that is the subject of the petition. (iii) Decrease in Housing Services. There has been a reduction in Housing Services, without a corresponding reduction in Monthly Base Rent, which may thus be DRAFT

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considered to be Monthly Base Rent in excess of that permitted for a Mobilehome Space under this chapter.
(iv) Supporting factual issues. The Housing Supervisor shall also seek and consider the following factual issues: (a) any increases or decreases in rent or Housing Services since the effective date of this chapter; (b) the pattern of recent rent or housing service increases or decreases; (c) whether the Park Owner has received payment in excess of the maximum allowable rent, fees, or charges permitted by this chapter or has otherwise failed to comply with this chapter; (d) when and how the Housing Services reduction was first identified by the Homeowner; (e) when and how the Park Owner was notified of the alleged Housing Services reduction, either orally or in writing; (f) the Park Owner’s response to such notice; (g) whether Housing Services were reinstated or restored by the Park Owner, and if so, when and how; (h) whether any habitability violations stated by the Homeowner in the petition were improved or corrected, and if so, when and how; and (i) the status of the habitability issues as of the date the petition is filed with the Department.
(2) Burden of proof. The Homeowner shall have the burden to prove the reasonableness of the requested Homeowner Petition Rent Adjustment by proving that the requested adjustment is reasonable, as provided for in this Section 5.47.170(G). (H) Housing Supervisor determination. Within seventy-five (75) calendar days after the Homeowner Petition was deemed substantially complete and filed with the Department, the Housing Supervisor shall, pursuant to the standard and factors provided for in Section 5.47.170(G), either approve the Homeowner’s requested Homeowner Petition Rent Adjustment, approve a modified adjustment, or deny the petition in its entirety. The Housing Supervisor shall make their determination in writing, setting forth all relevant factors and findings, including, but not limited to, one or more of the following, as applicable: (i) a one-time refund of Monthly Base Rent; (ii) a permanent decrease in Monthly Base Rent; (iii) a one-time refund of Capital Improvement Rent Increase; (iv) a permanent decrease in Capital Improvement Rent Increase; or (v) a temporary suspension in Monthly Base Rent. The Department shall: (i) email the determination to the Homeowner; (ii) email the determination to the Park Owner for posting pursuant to Section

5.47.100; (iii) mail the determination to the Homeowner Park Representative; and (iv) post the determination on the city’s website.
(I) Rent adjustment for similarly situated Homeowners. In the event a Homeowner Petition results in a temporary or permanent Homeowner Petition Rent Adjustment for the Homeowner filing the petition, the Park Owner shall make, within 90 days of the Housing Supervisor’s determination, the same Homeowner Petition Rent Adjustment for all other similarly situated Homeowners in the Mobilehome Park.
(J) Compliance with Mobilehome Residency Law. The Park Owner must also comply with any applicable requirements of the Mobilehome Residency Law before implementing the Homeowner Petition Rent Adjustment.

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(K) Petition fee reimbursement. In the event a Homeowner Petition results in a temporary or permanent Homeowner Petition Rent Adjustment, the Department will reimburse the Homeowner the Homeowner Petition Fee submitted pursuant to this section.

5.47.180 Retaliation prohibited.
(A) Eviction. It shall be unlawful for any Park Owner to attempt to or evict a Homeowner where the Park Owner's motive in seeking to recover possession of the Mobilehome Space is:
(1) Retaliation for the Homeowner’s organizing, petitioning government for rent relief, or exercising any right granted under this chapter; or (2) Evasion of the purposes of this chapter.
(B) Retaliation. It shall be unlawful for a Park Owner to retaliate against a Homeowner for the Homeowner’s assertion or exercise of rights under this chapter in any manner, including but not limited to:
(1) Threatening to bring or bringing an action to recover possession of a Mobilehome Space.
(2) Engaging in any form of harassment that causes the Homeowner to quit the Mobilehome Space.
(3) Decreasing Housing Services.
(4) Increasing rent.
(5) Imposing or increasing a security deposit or other charge payable by the Homeowner.

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5.47.190 Appeals.

Any person aggrieved by a decision of the Housing Supervisor under this chapter may appeal such decision pursuant to Chapter 1.09 of this code.

5.47.200 Violations and penalties.
(A) Infraction. Any person violating any of the provisions of this chapter shall be deemed guilty of an infraction, and shall be subject to all applicable penalties or punishments available to the city, including, without limitation, those provided for in Chapter 1.08 of this code. (B) Enforcement. The Department is authorized to take all appropriate steps it deems necessary to enforce this chapter. Except as otherwise provided, enforcement of this chapter is at the sole discretion of the persons authorized to enforce this chapter. Nothing in this chapter shall create a right of action in any person against the city or its agents for damages or to compel public enforcement of this chapter against private parties.
(C) Treble damages. Any Park Owner who demands, accepts, or retains any payment of rent in violation of the provisions of this chapter shall owe to the person(s) from whom such payment is demanded, accepted, or retained damages in the sum of three (3) times the amount by which the payment or payments demanded, accepted, or retained exceed the maximum rent which could lawfully be demanded, accepted or retained pursuant to this chapter. (D) Civil action. The City may institute a civil action to compel compliance with this chapter.
(E) Remedies cumulative. All remedies available to the city as prescribed in this chapter shall be cumulative, and the use of one or more remedies by the city shall not bar the use of any other remedy for the purpose of enforcing the provisions of this chapter.

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JAMIER\04000.20001\10317783.1
RESOLUTION NO. 2025-110

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

CORONA, CALIFORNIA, ESTABLISHING FEES FOR

ADMINISTRATION OF MOBILEHOME PARK RENT

STABILIZATION PROGRAM
WHEREAS, pursuant to Corona Municipal Code (“CMC”) Sections 5.47.080,

5.47.140, 5.47.150 and 5.47.170 certain fees may be imposed for administration and implementation of Chapter 5.47 pertaining to mobilehome park rent stabilization; and WHEREAS, CMC Sections 5.47.080, 5.47.140, 5.47.150 and 5.47.170 provide that the fees for implementation of Chapter 5.47 shall be established by resolution of the City Council; and
WHEREAS, the City Council desires to establish the fees for implementation of Chapter 5.47.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Corona, California, as follows:

SECTION 1. Fee Schedule. There is hereby established and adopted the following fees for implementation of Chapter 5.47:

Fee Title 2026 Fee Amount 2027 Fee Amount
Mobilehome RSO Administrative Fee $99.00 per mobilehome space per year
$62.16 per mobilehome
space per year
Capital Improvement Petition Fee $10,500 per petition $10,500 per petition Fair Return Petition Fee $25,000 per petition $25,000 per petition Homeowner Petition Fee $100 per petition $100 per petition The above fees shall be included in the City’s annual fee study after 2027 and may be amended by resolution of the City Council.

JAMIER\04000.20001\10317783.1
SECTION 2. Supporting Evidence & Study. The fees established herein are based on all oral and written evidence presented to the City Council, including the Rent Stabilization Ordinance Fee Study dated November 10, 2025 prepared by Willdan Financial Services and the cost detail worksheets prepared in connection therewith. Based upon such evidence, the City Council finds and determines that the fees established by this Resolution do not exceed the estimated reasonable cost of the City’s administration and implementation of CMC Chapter 5.47 and processing of petitions for rent adjustments authorized by CMC Chapter 5.47.

SECTION 3. CEQA Findings. This Resolution is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This Resolution simply adopts fees for the implementation of CMC Chapter 5.47 pertaining to the regulation of rent adjustments within mobilehome parks within the City and there is no possibility that adopting this Resolution will have a significant effect on the environment.

Therefore, no environmental analysis is required.

SECTION 4. Effective Date. The Mayor shall sign this Resolution and the City Clerk shall attest thereto, and this Resolution shall take effect and be in force on the date that Ordinance No. 3422 becomes effective.

PASSED, APPROVED AND ADOPTED this 19th day of November 2025. ____________________________________
Mayor of the City of Corona, California
ATTEST:
_______________________________________________
City Clerk of the City of Corona, California

JAMIER\04000.20001\10317783.1

CERTIFICATION
I, Sylvia Edwards, City Clerk of the City of Corona, California, do hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of Corona, California, at a regular meeting thereof held on the 19th day of November 2025, by the following vote of the Council:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California this 19th day of November 2025. _______________________________________________
City Clerk of the City of Corona, California
(SEAL)

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RESOLUTION NO. 2025-111

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

CORONA, CALIFORNIA, DECLARING ITS INTENT NOT

TO ADOPT RENT STABILIZATION PROVISIONS FOR

ANYTHING OTHER THAN MOBILEHOME PARKS
WHEREAS, pursuant to its police powers provided for in Article XI, Section 7 of the California Constitution, the City Council of the City of Corona (“City”) has adopted Ordinance 3422 adding Chapter 5.47 (Mobilehome Park Rent Stabilization) to the Corona Municipal Code to establish rent stabilization provisions applicable only to the ten (10) mobilehome parks owned by mobilehome park owners operating in the City; and
WHEREAS, as expressly provided for in the Ordinance 3422, the City Council adopted Chapter 5.47 only because of the very unique facts impacting the homeowners in mobilehome parks owned by separate park owners, as opposed to parks owned by the homeowners themselves; and
WHEREAS, such facts include, but are not necessarily limited to: (1) the homeowners in such subject mobilehome parks typically own their mobilehome as personal property and rent the space on which the mobilehome sits from the owner of the mobilehome park; (2) the relative immobility of mobilehomes, the substantial investment involved in the purchase of a mobilehome, and the expense, difficulty, and risk of damage in moving a mobilehome has created a captive market of mobilehome owners and tenants in the City; (3) mobilehome parks provide a significant pool of affordable housing for very low, low, and moderate-income families, senior citizens, and disabled residents in the City; and (4) a Mobilehome Park Rent Stabilization Study dated October 12, 2023 established that the City has a legitimate government interest in adopting a rent stabilization ordinance for mobilehome parks; and WHEREAS, the City Council has not studied or analyzed, or declared any intent to study or analyze, a potential rent stabilization ordinance for single family residences, multifamily apartments or any thing other than mobilehome parks.

NOW, THEREFORE, BE IT RESOLVED by the City Council of the City of Corona, California, as follows:

SECTION 1. Rent Stabilization in Corona - Mobilehome Parks Only. The City Council hereby expressly declares as follows:

1. The City Council’s clear intent is to adopt rent stabilization provisions only for mobilehome parks owned by persons or entities other than the homeowners themselves;

2 DEAND\04000.20001\10317854.1

2. The City has not studied or analyzed a potential rent stabilization ordinance for single family residences, multifamily apartments or anything other than mobilehome parks; and

3. The City has no plans or intent to study or analyze a potential rent stabilization ordinance for single family residences, multifamily apartments or anything other than mobilehome parks.

SECTION 3. CEQA Findings. This Resolution is exempt pursuant to Section 15061(b)(3) of the Guidelines for the California Environmental Quality Act (CEQA), which states that a project is exempt from CEQA if the activity is covered by the general rule that CEQA applies only to projects that have the potential for causing a significant effect on the environment. Where it can be seen with certainty that there is no possibility that the activity in question may have a significant effect on the environment, the activity is not subject to CEQA. This Resolution simply declares the City Council’s intent with respect to rent stabilization, and there is no possibility that adopting this Resolution will have a significant effect on the environment. Therefore, no environmental analysis is required.

SECTION 4. Effective Date. The Mayor shall sign this Resolution and the City Clerk shall attest thereto, and this Resolution shall take effect and be in force on the date that Ordinance No. 3422 becomes effective.

PASSED, APPROVED AND ADOPTED this 19th day of November 2025. ____________________________________
Mayor of the City of Corona, California
ATTEST:
_______________________________________________
City Clerk of the City of Corona, California

3 DEAND\04000.20001\10317854.1

CERTIFICATION
I, Sylvia Edwards, City Clerk of the City of Corona, California, do hereby certify that the foregoing Resolution was regularly introduced and adopted by the City Council of the City of Corona, California, at a regular meeting thereof held on the 19th day of November 2025, by the following vote of the Council:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California this 19th day of November 2025. _______________________________________________
City Clerk of the City of Corona, California
(SEAL)

City of Corona, CA
User Fee Study Report
April 2019
Rent Stabilization
Ordinance Fee Study
11/10/2025

1 Rent Stabilization Ordinance Fee Study

TABLE OF CONTENTS
TABLE OF CONTENTS ................................................................................................ 1 User Fee Background ............................................................................................... 2 Background .................................................................................................................................................. 2 California User Fee History .......................................................................................................................... 2 Additional Policy Considerations ................................................................................................................. 3 Study Objective ....................................................................................................... 4 Project Approach and Methodology ........................................................................... 5 Conceptual Approach................................................................................................................................... 5 Fully Burdened Hourly Rates........................................................................................................................ 5 Methodology ................................................................................................................................................ 6 Quality Control/Quality Assurance .............................................................................................................. 6 City Staff Contributions ................................................................................................................................ 6 Corona User Fees ..................................................................................................... 7 Cost Recovery............................................................................................................................................... 7 Subsidization ................................................................................................................................................ 7 Summary ...................................................................................................................................................... 8 Appendix A – Cost Recovery Analysis ......................................................................... 9

2 Rent Stabilization Ordinance Fee Study
User Fee Background
Background
Local governments provide numerous programs and services targeted to specific populations such as home builders, exercise class attendees, or facility renters. To remain solvent, the government must recover the costs associated with providing these. Rather than placing the cost burden on the community as a whole by recovering costs from local taxes, the government charges user fees directly to the residents benefiting from specific programs and services. As cities struggle to maintain levels of service and variability of demand, they have become increasingly aware of subsidies provided by the General Fund and have implemented cost-recovery targets. To the extent that governments use general tax monies to provide individuals with private benefits and not require them to pay the full cost of the service (and, therefore, receive a subsidy), the government is limiting funds that may be available to provide other community-wide benefits. In effect, the government is using community funds to pay for private benefit. Unlike most revenue sources, cities have more control over the level of user fees they charge to recover costs, or the subsidies they can institute.

The Rent Stabilization Ordinance (RSO) is a program where service fees that will be recovering the City’s cost of service that is authorized to be directly imposed as a fee on those who receive the benefit or service from the City in accordance with Proposition 26. As such, the full cost of services can be recovered through fees that reflect the City’s reasonable cost of providing services.

As defined by Proposition 26 (California Constitution Article XIII C, Section 1(e)), any charge imposed by the City is a “tax” requiring approval by voters, unless the City establishes that the charge fits within one of seven exceptions under Proposition 26. As relevant to user fees as the scope of this Study, there are three Proposition 26 exceptions that support the conclusion that the fees may be approved by the City Council without seeking voter approval since the charges do not exceed: (1) the City’s costs of providing a specific benefit to the payor (where the benefit is not provided to those who do not pay the fee); (2) the City’s costs of providing a service or product to the payor (where the service or product is not provided to those who do not pay the fee); and (3) the City’s costs of regulation (limited to: licensing, permitting, investigating, inspecting, auditing, or enforcement). Under Proposition 26, the City bears the burden of proving that the amount of the fee is no more than necessary to cover the reasonable cost of the City’s activity (under one of the exceptions), and that the manner in which those costs are allocated to a payor bears a fair or reasonable relationship to the payor’s burdens on, or benefits received from, the City’s activity.

California User Fee History
Before Proposition 13, California cities had broader authority to recover the cost of their services through taxes instead of fees imposed on individual fee payers. In times of fiscal shortages, cities simply raised property taxes, which funded everything from police and recreation to development-related services.

However, this situation changed with the passage of Proposition 13 in 1978 by which property taxes were limited to 1 percent of a property’s value with subsequent tax increases limited to a 2 percent increase per year, and special taxes were required to obtain approval by two-thirds of the electorate.

Proposition 13 established the era of revenue limitation in California local government. In subsequent years, the state saw a series of additional limitations to local government revenues. Proposition 4 (1979)

3 Rent Stabilization Ordinance Fee Study
established appropriation limits for local government; and Proposition 218 (1996) established additional limitations on assessments and property related fees (such as water and sewer rates). Compounding this limitation, the State of California took a series of actions in the 1990's and 2000's to improve the State's fiscal situation-at the expense of local governments. As an example, in 2004-05, the Educational Revenue Augmentation Funds ("ERAF") take-away of property taxes and the reduction of Vehicle License Fees have severely reduced local tax revenues. Then, as summarized above, on November 2, 2010, California voters approved Proposition 26, the "Stop Hidden Taxes Initiative," which further constrained the definition of a “fee” that is authorized to be approved by the City Council without voter approval. The fees analyzed as part of this study fell under categories one through three consisting of charges for specific benefits, government service, or regulatory services.

Additional Policy Considerations
The recent trend for municipalities is to update their fee schedules to reflect the actual costs of certain public services primarily benefitting users. User Fees recover costs associated with the provision of specific services benefiting the user, thereby reducing the use of General Fund monies for such purposes.

In addition to collecting the direct cost of labor and materials associated with processing and administering user services, it is common for local governments to recover support costs. Support costs are those costs relating to a local government's central service departments that are properly allocable to the local government's operating departments. Central services support cost allocations were incorporated using the resulting indirect overhead percentages determined through the City of Corona Cost Allocation Plan.

This plan was developed prior to the fee study to determine the burden placed upon central services by the operating departments in order to allocate a proportionate share of central service cost.

Since the RSO is a new program with new processes and procedures, it is recommended that staff evaluate the performance of the fees after the first two years to determine if any changes to the cost inputs and assumptions used within the analysis remain reasonable, and to make modifications to the methodology and subsequent fees as necessary.

As labor effort and costs associated with the provision of services fluctuate over time, a significant element in the development of any fee schedule is that it has the flexibility to remain current. It is not recommended that the City include an inflationary factor in the resolution adopting the fee schedule until the City has data regarding the actual cost incurred over a period of time and better knowledge of how the program costs change from year to year. Once the program needs are better understood, then the use of an annual inflator would be recommended to represent the increase in operation costs from year to year in between a reanalysis of the study inputs every 5 years (starting after the initial two year evaluation).

4 Rent Stabilization Ordinance Fee Study
Study Objective
As the City of Corona seeks to efficiently manage limited resources and adequately respond to increased service demands, it needs a variety of tools. These tools provide assurance that the City has the best information and the best resources available to make sound decisions, fairly and legitimately set fees, maintain compliance with state law and local policies, and meet the needs of the City administration and its constituency. Given the limitations on raising revenue in local government, the City recognizes that a User Fee Study is a very cost-effective way to understand the total cost of services and identify potential fee deficiencies. Essentially, a User Fee is a payment for a requested service provided by a local government that primarily benefits an individual or group.

The total cost of each service included in this analysis is based on the full cost of providing City services within one of the Proposition 26 exceptions, including direct salaries and benefits of City staff, direct departmental costs, and indirect costs from central service support. This study determines the full cost recovery fee for the City to provide each service; however, each fee is set at the City’s discretion, up to 100% of the total cost, as specified in this report.

The principal goal of the study was to help the City determine the full cost of RSO services that the City will be providing. In addition, Willdan established a series of additional objectives including:
 Developing a rational basis for setting fees
 Identifying the subsidy amount, if applicable, of each fee in the model  Ensuring compliance with State law
 Developing an updatable and comprehensive list of fees  Maintaining accordance with City policies and goals
The study results will help the City better understand its true costs of providing services and may serve as a basis for making informed policy decisions regarding the most appropriate fees, if any, to collect from individuals and organizations that require individualized services from the City.

5 Rent Stabilization Ordinance Fee Study
Project Approach and Methodology
Conceptual Approach
The basic concept of a User Fee Study is to determine the “reasonable cost” of each service provided by the City for which it charges a user fee. The full cost of providing a service may not necessarily become the City’s fee, but it serves as the objective basis as to the maximum amount that may be collected.

The standard fee limitation established in California law is that the fee may not exceed the “estimated, reasonable and proportionate cost” of providing the service to the person paying the fee. In order to maintain compliance with the letter and spirit of this standard, every component of the fee study process included a related review. The use of budget figures, time estimates, and improvement valuation clearly indicates reliance upon estimates for some data.

Fully Burdened Hourly Rates
The total cost of each service included in this analysis is primarily based on the Fully Burdened Hourly Rates (FBHRs) that were determined for City personnel directly involved in providing services. The FBHRs include not only personnel salary and benefits, but also any costs that are reasonably ascribable to personnel. The cost elements that are included in the calculation of fully burdened rates are:
 Salaries & benefits of personnel involved
 Operating costs applicable to fee operations
 Departmental support, supervision, and administration overhead  Indirect City-wide overhead costs calculated through the Cost Allocation Plan The FBHRs are then used in conjunction with time estimates, when appropriate, to calculate a fee’s cost based on the personnel and the amount of their time that is involved in providing each service.

6 Rent Stabilization Ordinance Fee Study
Methodology
The methodology of analysis for calculating fees used in this report was the:

Case Study Method (Standard Unit Cost Build-Up Approach): This approach estimates the actual labor and material costs associated with providing a unit of service to a single user. This analysis is suitable when City staff time requirements do not vary dramatically for a service, or for special projects where the time and cost requirements are easy to identify at the project’s outset. Further, the method is effective in instances when a staff member from one department assists on an application, service or permit for another department on an as-needed basis. Costs are estimated based upon interviews with City staff regarding the time typically spent on tasks, a review of available records, and a time and materials analysis.

Program Cost Approach: In instances where cost and efforts are expended to provide service to a group or pool of participants, a program cost approach was used to determine the share of reasonable cost that should be borne by each participant. The determination of the cost pool utilizes the case study method but also includes an added step of dividing that cost over the user group to determine each participants share.

Quality Control/Quality Assurance
All study components are interrelated, thus flawed data at any step in the process will cause the ultimate results to be inconsistent and unsound. The elements of our Quality Control process for User Fee calculations include:
 Involvement of knowledgeable City staff
 Clear instructions and guidance to City staff
 Discussions regarding Reasonable application and validation of inputs  Cross-checking and verification of calculations
City Staff Contributions
As part of the study process, Willdan received tremendous support and cooperation from City staff, who contributed and reviewed a variety of components to the study, including:
 Budget and other cost data
 Staffing structures
 Fee and service structures, organization, and descriptions  Direct and indirect work hours (billable/non-billable)  Time estimates to complete work tasks
 Review of draft results and other documentation
A User Fee Study requires significant involvement of the managers and line staff from the departments— on top of their existing workloads and competing priorities. The contributions from City staff were critical to this study. We would like to express our appreciation to the City and its staff for their assistance, professionalism, positive attitudes, helpful suggestions, responsiveness, and overall cooperation.

7 Rent Stabilization Ordinance Fee Study
Corona User Fees
Cost Recovery
The cost recovery model is presented in detail in Appendix A. Full cost recovery is determined by summing the estimated amount of time each position (in increments of minutes or hours) spends to render a service.

Time estimates for each service rendered were predominately determined through a time and materials survey conducted for the RSO program. The resulting cost recovery amount represents the total cost of providing each service.

It is important to note that the time and materials survey used to determine the amount of time each employee spends assisting in the provision of the services listed on the fee schedule is essential in identifying the total cost of providing each service. Specifically, in providing services, a number of employees are often involved in various aspects of the process, spending anywhere from a few minutes to several hours on the service. In addition, shared service types have been distributed by a percentage share across the facility group types based on an estimation of the level of effort that should be borne by each group. Both the time estimates as well as the share of cost burden per facility group type should be evaluated on a periodic basis to ensure that the estimates are reasonable and result in reasonable fees.

The primary goal of this study was to identify the cost of City services, to provide information to help the City make informed decisions regarding the actual fee levels and charges. The responsibility to determine the final fee levels is a complicated and nuanced task. City staff must consider many issues in formulating recommendations, and the City Council must consider those same issues and more in making the final decisions.

City staff assumes the responsibility to develop specific fee level recommendations to present to the City Council. Unfortunately, there are no hard and fast rules to guide the City, since many of the considerations are based on the unique characteristics of the City of Corona, and administrative and political discretion.

However, in setting the level of full cost recovery for each fee, one should consider whether the service solely benefits one end user or the general community.

Subsidization
Recalling the definition of a user fee helps guide decisions regarding subsidization. The general standard is that, as long as the costs of the fee fit within one of the Proposition 26 exceptions, individuals (or groups) who receive a wholly private benefit should pay 100% of the full cost of the services. In contrast, services that are simply public benefit should be funded entirely by the general fund’s tax dollars. Unfortunately, for the decision makers, many services fall into the range between these two extremes.

Further complicating the decision, opponents of fees often assert that the activities subject to the fees provide economic, cultural, “quality of life,” or other community benefits that exceed the costs to the City.

While It is recommended the City consider such factors during its deliberations regarding appropriate fee levels, under California law up to the full cost identified in the study can be charged as detailed in the study since the services are providing a compliance need to fulfill the requirements of the RSO.

8 Rent Stabilization Ordinance Fee Study
It is also important for the City and public to understand that subsidies must be covered by another revenue source, such as the General Fund. Therefore, the general taxpayer would potentially help to fund private benefit services, which can reduce the City’s ability to fund general benefit activities without access to those general unobligated funds used to subsidies RSO services.

Summary
If the City’s principal goal of this study were to maximize revenues from user fees, Willdan would recommend setting user fees at 100% of the full cost identified in this study. However, we understand that revenue enhancement is not the only goal of a cost of service study, and sometimes full-cost recovery is not needed, desired, or appropriate. Other City and departmental goals, City Council priorities, policy initiatives, past experience, implementation issues, and other internal and external factors may influence staff recommendations and City Council decisions. In this case, the proper identification of the full cost of RSO services and creation of a reasonable and comprehensive fee schedule was the primary objective of this study. City staff has reviewed the full costs and identified the recommended fee levels for consideration by City Council. The attached appendices exhibit these unit fees individually.

The preceding section provides the background for each department or division and the results of this study’s analysis of their fees. For the full list of each fee’s analysis, refer to Appendix A of this report.

9 Rent Stabilization Ordinance Fee Study
Appendix A – Cost Recovery Analysis
The following tables provide the results of the analysis, the resulting full cost recovery amount for each fee, and recommended fees. Each fee listed has a corresponding split between park owners and homeowners to share in the cost recovery burden. The first table shows a summary of the cost per service, the suggested total fee for each service and the anticipated revenue and expenditure shortfall due to subsidization. The tables on the following pages detail the cost calculation for each fee as well as the recommended split in fee share for park owners and homeowners.

All services and fees analyzes as part of this study fall under one or multiple categories one through three of the exceptions defined in Proposition 26. As such a cost analysis was performed to calculate the estimated reasonable full cost of each service, and suggested fees are recommended at or below those amounts. Estimated reasonable full costs were calculated based on projected City expenditures and time estimates.

Mobilehome Park Rent Stabilization Program
# Service Name Unit
Full Cost -
Year 1
Suggested Total
Fee - Year 1
Full Cost -
Year 2
Suggested Total
Fee - Year 2
1 Capital Improvement Petition Fee* each $10,503.34 $10,500.00 $10,503.34 $10,500.00 2 Fair Return Petition Fee* each $25,478.34 $25,000.00 $25,478.34 $25,000.00 3 Homeowner Petition Fee** each $6,115.21 $100.00 $6,115.21 $100.00 4 Mobilehome RSO Administration Fee annual $99.00 $99.00 $62.16 $62.16 5 Administrative Citations each N/A Per Ordinance N/A Per Ordinance 6 Appeals each Variable Actual Cost Variable Actual Cost * Homeowner portion of fee is only paid if petition is successful ** Fee will be reimbursed if petition is successful

27368 Via Industria, Suite 200
Temecula, California 92590-4856
800.755.6864 | Fax: 888.326.6864
951.587.3500 | Fax: 951.587.3510
www.willdan.com

A N D K - P O P

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NOV. 12TH
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Corona Public Library
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Frances Aldama Martinez
Community Room

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6º - 8º GRADO
12 de nov.
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En el Salón Comunitario Frances
Aldama Martinez
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En cumplimiento con la Ley de Estadounidenses con
Discapacidades (ADA), si necesita asistencia especial para participar en esta sesión, por favor contacte al coordinador de ADA al (951) 736-2266.

In compliance with the Americans with Disabilities Act, if you need special assistance to participate in this session, please contact the ADA coordinator at (951) 736-2266.

Corona Public Library
650 S. Main St.
951-736-2384
www.CoronaCA.gov/Library
November 13th
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Frances Aldama Martinez Community Room

En cumplimiento con la Ley para Estadounidenses con
Discapacidades (ADA, sigla en inglés), si necesita asistencia especial para participar en este evento, comuníquese con el Coordinador de la ADA al (951) 736-2266.

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SALÓN COMUNITARIO FRANCES ALDAMA MARTÍNEZ