Agenda packet — Corona City Council, February 4, 2026 (part 3 of 3)

PREPARED BY: ASHLEY ZARAGOZA, ECONOMIC DEVELOPMENT MANAGER REVIEWED BY: JOEL BELDING, ECONOMIC DEVELOPMENT DIRECTOR ATTACHMENTS:

1. Exhibit 1 – Resolution No. 2026-007

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JAMIER\01000.30010\10319814.1
RESOLUTION NO. 2026-007

RESOLUTION OF THE CITY COUNCIL OF THE CITY OF

CORONA, CALIFORNIA, DECLARING THAT CERTAIN

PARCELS OF REAL PROPERTY LOCATED AT THE

CORONA MALL NORTH (NORTHEAST CORNER OF

MAIN AND SIXTH STREETS) ARE NO LONGER
NECESSARY FOR THE CITY’S USE AND ARE EXEMPT

SURPLUS LAND UNDER THE SURPLUS LAND ACT
WHEREAS, Assembly Bill 1486 went into effect on January 1, 2020 and expanded the Surplus Land Act (Government Code section 54220 et seq.) (“SLA”) requirements for local agencies prior to the disposition and disposal of any surplus land; and WHEREAS, under the SLA, “surplus land” that meets one or more specified conditions, including the development of affordable housing subject to certain regulations, can be designated “exempt surplus land” as defined in Government Code Section 54221(f)(1); and WHEREAS, pursuant to Government Code Section 54222.3, the disposal of the exempt surplus land is not subject to the requirements or procedures of the Surplus Land Act; and
WHEREAS, on February 4, 2026, the City Council of the City of Corona adopted the Downtown Corona Revitalization Plan, a blueprint and cohesive vision for the redevelopment of the downtown Corona area to create a thriving destination for residents and visitors; and
WHEREAS, the City owns 29 individual parcels of real property located at the North Mall (North East Corner of Main and Sixth Streets), with those addresses and Assessor’s Parcel Numbers listed in Exhibit “A” attached hereto and incorporated herein by reference, which parcels consist of commercial land comprising approximately 9.6 acres located within the downtown Corona area, most of which are currently vacant and the remainder of which will be vacant no later than June 30, 2026 (“Subject Property”); and WHEREAS, as described in the Downtown Corona Revitalization Plan and as further directed by the City Council on January 7, 2026, the Subject Property is intended for the development of a mixed-use residential and retail project with an affordable housing component; and
WHEREAS, pursuant to Government Code Section 54221(f)(1)(G), the Subject Property meets the definition of “exempt surplus land” based upon the findings set forth herein.

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

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SECTION 1. Findings. The City Council hereby finds and determines that the above stated recitals are true and correct.

SECTION 2. Exempt Surplus Property Declaration and Findings. The City Council hereby finds and declares that the Subject Property is no longer necessary for the City’s use and is exempt surplus land pursuant to Government Code Section 54221(f)(1)(G) based on the evidence in the record and the following findings:
(A) The Subject Property is more than one (1) acre and less than ten (10) acres in size.
(B) The Subject Property is intended to be developed with retail and restaurant uses and mixed-use residential of not less than three hundred (300) residential units, twenty-five percent (25%) of which would be restricted to lower income households at an affordable sales price for forty-five (45) years pursuant to a covenant or restriction recorded against the Subject Property at the time of sale.
(C) The development of the Subject Property will be subject to an open, competitive solicitation process, with all entities identified in Government Code Section 54222(a) invited to participate.
(D) The Subject Property: (i) is not located within a coastal zone; (ii) is not adjacent to a historical unit of the State Parks System; (iii) is not listed on, or determined by the State Office of Historic Preservation to be eligible for, the National Register of Historic Places; and (iv) is not located within the Lake Tahoe region as defined in Government Code Section 66905.5.

SECTION 3. CEQA. The declaration of the Subject Property as exempt surplus land is exempt from environmental review under the California Environmental Quality Act (“CEQA”) pursuant to CEQA Guidelines section 15061(b)(3), 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 resolution simply declares that the Subject Property is exempt surplus land and there is no possibility that this action will have a significant effect on the environment. Therefore, no environmental analysis is required.

SECTION 4. Effective Date. This Resolution shall take effect immediately upon its adoption by the City Council, and the Clerk of the City shall attest to and certify the vote adopting this Resolution.

PASSED, APPROVED AND ADOPTED this 4
th day of February 2026.

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____________________________________
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 Resolution was regularly passed and adopted by the City Council of the City of Corona, California, at a regular meeting thereof held on the 4 th
day of February 2026 by the
following vote:

AYES:

NOES:

ABSENT:

ABSTAINED:

IN WITNESS WHEREOF, I have hereunto set my hand and affixed the official seal of the City of Corona, California, this 4
th day of February 2026.
___________________________________
City Clerk of the City of Corona, California
[SEAL]

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EXHIBIT “A”

SUBJECT PROPERTY ADDRESSES & APNS

PARCELS COMPRISING SUBJECT PROPERTY

ADDRESS APN
402 Corona Mall 117-143-033
422 Corona Mall 117-143-031
480 S Corona Mall (Parking Lot) 117-143-015
442 Corona Mall 117-143-032
482 Corona Mall 117-143-018
141 W Corona Mall 117-143-009
500 S Corona Mall 117-143-037
508 S Main St 117-143-038
514 S Main St 117-143-039
518 S Main St 117-143-040
113 E 6th St 117-143-002
580 Corona Mall 117-143-024
588 Corona Mall 117-143-025
405 S Corona Mall 117-151-002
425 Corona Mall 117-151-019
415 Corona Mall 117-151-021
405 Corona Mall 117-151-020
487 S Corona Mall 117-151-003
131 Corona Mall 117-151-018
505 Corona Mall 117-151-004
525 S Corona Mall 117-151-005
555 Corona Mall 117-151-006
577 Corona Mall 117-151-015
579 Corona Mall 117-151-016
591 Corona Mall 117-151-007
599 Corona Mall (Parking Lot) 117-151-022
Parcel 117-143-034
Parcel 117-143-035
Parcel 117-143-026

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DATE: 02/04/2026
TO: Honorable Mayor and City Council Members
FROM: City Attorney’s Office, LRM Department
Housing and Homeless Solutions, City Manager’s Office
2026-53

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

ORDINANCE NO. 3426 MAKING MINOR CLARIFYIING AMENDMENTS TO THE

MOBILEHOME PARK RENT STABILIZATION PROVISIONS OF THE CORONA MUNICIPAL CODE (CMC CHAPTER 5.47)
EXECUTIVE SUMMARY:

This staff report asks the City Council to approve the first reading of Ordinance No. 3426 making the following minor clarifying amendments to Chapter 5.47 of Title 5 of the Corona Municipal Code (Mobilehome Park Rent Stabilization): (1) adding a new definition of “Capital Improvement Details” needed to clarify which capital improvements are subject to a mobilehome owners vote; (2) correction of a typographical error in the section discussing when rent suspensions, refunds or decreases will be implemented following a homeowner petition; and (3) clarification regarding the authorized frequency of CPI rent increases.

RECOMMENDED ACTION:

That the City Council introduce by title only and waive full reading for consideration of Ordinance No. 3426, first reading of an ordinance making minor clarifying amendments to the Mobilehome Park Rent Stabilization provisions of the Corona Municipal Code (CMC Chapter 5.47).

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BACKGROUND & HISTORY:

On December 3, 2025, the City Council adopted Ordinance No. 3422 adding Chapter

5.47 to Title 5 of the Corona Municipal Code establishing Mobilehome Park Rent Stabilization provisions (“RSO”). Since then, staff has been working to implement the RSO, including establishing the administrative process and documentation needed, building a website and standard communication process to facilitate submission of required documentation and payment of fees, as well as working with and addressing questions from park owners and mobilehome owners. From such work and discussions, staff has identified three minor amendments which we believe will clarify the RSO to best address questions and more clearly document the City Council’s intent.

ANALYSIS:

RSO Clarification Provisions
The following clarifications are recommended:

1. New Definition Needed to Clarify Capital Improvements Subject to a Vote The park owners raised the issue that it was not abundantly clear that, while all capital improvements are subject to a petition process (including replacements or reconstructions of existing improvements or facilities), only certain replacements or substantial reconstructions require a vote of the mobilehome owners.

They pointed to the following language within the petition process that refers to capital improvement vote ballot materials.
“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.

For the petition process, staff had used this reference to “the information required to be included in the Capital Improvement Vote ballot materials” because we wanted the same information to be included within the petition materials, but did not intend to leave anyone

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with the impression that all capital improvements require a vote of the mobilehome owners. In hindsight, we agree that it can be confusing.

To address this, we created a new definition for “Capital Improvement Details” as follows:
“5.47.020 Definitions.

Capital Improvement Details. The term “Capital Improvement Details” means at least the following information:
(1) Maximum Cost. The estimated maximum cost of the Capital Improvement(s) to be passed through to the Homeowners.
(2) Useful Life. The useful life or average useful life of the Capital Improvement(s) to be used in determining the amortization period for the cost of the Capital Improvement(s).
(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.

The RSO now refers to this new definition in the following sections when we reference the desired information:

Section 5.47.020
Capital Improvement Vote
Section 5.47.140
(A) Petition and petition fee
(I) Amortization of rent increase and interest; line item on billing. (J) Maximum rent increase.

2. Typo in Rent Suspension, Refund or Decrease Through Homeowner Petitions Staff noted that the following obvious typographical error:
“5.47.120 Permissible Rent Increases - regulations.
(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

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Mobilehome Spaces within a Mobilehome Park for which the 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.” This section is describing when a Homeowner Petition will not be accepted for a suspension, refund, or decrease in rent and when such actions will not be implemented.

It is obvious that the intent was not to process or approve such petitions for any mobilehome owner who is in arrears or out of compliance. Accordingly, the proposed ordinance will delete the word “not” from this section.

3. Clarification Regarding Frequency of CPI Rent Increases The intent of Ordinance 3422 was to insure that rent increases would not be implemented more frequently than once during any twelve (12) month period. The issue was even raised and discussed during the City Council meeting on November 19, 2025. Staff was asked the following: if a rent increase was imposed after the effective date of the ordinance (on or about January 2, 2026) and before April 1, 2026 (establishment of the Base Year Rent for most mobilehome owners), could another CPI Rent Increase be imposed as of July 1, 2026 (upon expiration of the 90 day notice period following establishment of the Base Year Rent for most mobilehome owners)? Staff indicated “no” because the intent was to insure that – once Ordinance 3422 became effective - rent increases would not be implemented more frequently than once during any twelve (12) month period.

Staff has since realized that the following section could have been written more clearly to implement this intent of Ordinance 3422, because the term “CPI Rent Increase” is a defined term for something that only happens on or after July 1, 2026 (upon expiration of the 90 day notice period following establishment of the Base Year Rent for most mobilehome owners). Since similar rent increases could be imposed before the Base Year Rent is established, and since the Base Year Rent could be established in other ways (as provided for in its defined term), this section should represent the intent of Ordinance 3422 as follows:
“5.47.130 Permissible Rent Increases – CPI Rent Increases. (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, including less than twelve (12) months since any Monthly Base Rent increase imposed prior to the Base Year Rent.

FINANCIAL IMPACT:

There is no financial impact associated with approval of the recommended action, as the recommended action is clarifying revisions.

ENVIRONMENTAL ANALYSIS:

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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 minor clarifying revisions to the RSO, which will not have a significant effect on the environment. Therefore, no environmental analysis is required.

PREPARED BY: DEAN DERLETH, CITY ATTORNEY/LRM DIRECTOR
REVIEWED BY: JACOB ELLIS, CITY MANAGER
ATTACHMENTS:

1. Exhibit 1 – Ordinance No. 3426 (Redline)

2. Exhibit 2 – Ordinance No. 3426 (Clean)

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DEAND\04000.20001\10320223.1
ORDINANCE NO. 3426

AN ORDINANCE OF THE CITY OF CORONA,

CALIFORNIA, MAKING MINOR CLARIFYING

AMENDMENTS TO THE MOBILEHOME PARK RENT

STABILIZATION PROVISIONS OF THE CORONA
MUNICIPAL CODE (CHAPTER 5.47)
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, on December 3, 2025 the City Council adopted Ordinance No. 3422 adding Chapter 5.47 to Title 8 of the Corona Municipal Code to establish Mobilehome Park Rent Stabilization provisions; and
WHEREAS, the City Council now desires to make minor clarifying changes to Chapter 5.47 to implement its intended purposes.

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

SECTION 1. Section 5.47.020. Section 5.47.020 (Definitions) is amended to add a new definition for “Capital Improvement Details” and to amend the definition of “Capital Improvement Vote” as follows:
“5.47.020 Definitions.
. . . .

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(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.

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.
. . . .”
SECTION 2. Section 5.47.120 (H). Sub-Section (H) (Prior Mobilehome RSO compliance required – Homeowners) of Section 5.47.120 (Permissible Rent Increases - regulations) is amended to read as follows:
“5.47.120 Permissible Rent Increases - regulations.
. . . .

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(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 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.
. . . .”
SECTION 3. Section 5.47.130 (B). Sub-Section (B) (Limitation on frequency of CPI Rent Increase) of Section 5.47.130 (Permissible Rent Increases – CPI Rent Increases) is amended to read as follows:
“5.47.130 Permissible Rent Increases – CPI Rent Increases. . . . .
(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, including less than twelve (12) months since any Monthly Base Rent increase imposed prior to the Base Year Rent.
. . . .”
SECTION 4. Section 5.47.130 (A), (I) & (J). Sub-Section (A) (Petition and petition fee), Sub-Section (I) (Amortization of rent increase and interest; line item on billing) and Sub-Section (J) (Maximum rent increase) of Section 5.47.140 (Permissible Rent Increases – Capital Improvement Rent Increases) are amended to read as follows:
“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 Capital Improvement Detailsinformation 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

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perjury, and supporting documents shall be certified or verified as requested by the Housing Supervisor.
. . . .
(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 DetailsVote 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 DetailsVote materials; or (2) cause the Monthly Base Rent for any Mobilehome Space within the Mobilehome Park to increase by more than ten percent (10%).
. . . .”
SECTION 4. Incorporation of Recitals. The City Council finds and determines that the foregoing Recitals are true and correct and incorporates the Recitals herein.

SECTION 5. 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

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

SECTION 7. 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 8. Liberal Construction. This Ordinance shall be liberally construed to achieve the purposes of this Ordinance and to preserve its validity.

SECTION 9. 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 18th day of February, 2026. _________________________________
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 4th day of February, 2026, and thereafter at a regular meeting held on the 18th day of February, 2026, 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 18th day of February, 2026. ___________________________________
City Clerk of the City of Corona, California
(SEAL)

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ORDINANCE NO. 3426

AN ORDINANCE OF THE CITY OF CORONA,

CALIFORNIA, MAKING MINOR CLARIFYING

AMENDMENTS TO THE MOBILEHOME PARK RENT

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

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(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.

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 the Capital Improvement Details. . . . .”
SECTION 2. Section 5.47.120 (H). Sub-Section (H) (Prior Mobilehome RSO compliance required – Homeowners) of Section 5.47.120 (Permissible Rent Increases - regulations) is amended to read as follows:
“5.47.120 Permissible Rent Increases - regulations.
. . . .
(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 Homeowner is in arrears on their Homeowner Share of Administrative Fee or where the Homeowner is determined to be out of compliance with this chapter.
. . . .”
SECTION 3. Section 5.47.130 (B). Sub-Section (B) (Limitation on frequency of CPI Rent Increase) of Section 5.47.130 (Permissible Rent Increases – CPI Rent Increases) is amended to read as follows:
“5.47.130 Permissible Rent Increases – CPI Rent Increases. . . . .
(B) Limitation on frequency of CPI Rent Increase. A CPI Rent Increase shall not be imposed by a Park Owner for a Mobilehome

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Space more frequently than once during any twelve (12) month period, including less than twelve (12) months since any Monthly Base Rent increase imposed prior to the Base Year Rent.
. . . .”
SECTION 4. Section 5.47.130 (A), (I) & (J). Sub-Section (A) (Petition and petition fee), Sub-Section (I) (Amortization of rent increase and interest; line item on billing) and Sub-Section (J) (Maximum rent increase) of Section 5.47.140 (Permissible Rent Increases – Capital Improvement Rent Increases) are amended to read as follows:
“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 Capital Improvement Details.

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.
. . . .
(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 Details; (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.

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(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 Details; or (2) cause the Monthly Base Rent for any Mobilehome Space within the Mobilehome Park to increase by more than ten percent (10%).
. . . .”
SECTION 4. Incorporation of Recitals. The City Council finds and determines that the foregoing Recitals are true and correct and incorporates the Recitals herein.

SECTION 7. 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 8. Liberal Construction. This Ordinance shall be liberally construed to achieve the purposes of this Ordinance and to preserve its validity.

SECTION 9. 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

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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.

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AYES:

NOES:

ABSTAINED:

ABSENT:

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DATE: 02/04/2026
TO: Honorable Mayor and City Council Members
FROM: Planning and Development Department
2026-48

REQUEST FOR CITY COUNCIL ACTION
SUBJECT:

CONDITIONAL USE PERMIT 2022-0007 TO ALLOW FOR THE ESTABLISHMENT OF

A NEW FOUNDRY USE ON PROPERTY DEVELOPED WITH AN EXISTING INDUSTRIAL OPERATION, LOCATED AT 204 N. SMITH AVENUE IN THE M-2 ZONE (APPLICANT: AAKASH DOSHI FOR ALMEX USA, INC.)
EXECUTIVE SUMMARY:

This staff report asks the City Council to affirm the decision by the Planning and Housing Commission in granting Conditional Use Permit 2022-0007 (CUP2022-0007) to establish a foundry operation within a new 14,095-square-foot, two-story manufacturing building at 204 N. Smith Avenue. The 2.46-acre site is zoned M-2 (General Manufacturing), and is developed with an existing manufacturing and warehousing facility operated by Almex USA, Inc. The foundry would be an expansion of the existing operations.

RECOMMENDED ACTION:

That the City Council:
a. Take no action, thereby affirming the Planning and Housing Commission’s action granting CUP2022-0007, based on the findings contained in the staff report and conditions of approval.

OR
b. Set the item for review at a subsequent meeting.

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BACKGROUND & HISTORY:

The Applicant, Aakash Doshi, representing industrial supplier business Almex USA, Inc., is pursuing a Conditional Use Permit (CUP) to expand daily operations to include a new foundry use within an existing industrial development located at 204 N. Smith Avenue.

The property is zoned M-2 (General Manufacturing), which is intended for most common manufacturing and industrial uses and processes, including the treatment, processing and fabrication of goods from raw materials. A foundry use in the M-2 zone requires approval of a CUP, which is subject to discretionary review by the Planning and Housing Commission. Pursuant to Corona Municipal Code (CMC) Section 17.44.030, a “foundry” is defined as the following:
“The operation of which shall consist solely of the casting of processed ferrous and/or nonferrous metal into temporary or semipermanent, or permanent molds, including casting by injection under low pressures and casting using direct chill technology, subject to the following limitations:
(1) All such operations shall be conducted wholly within a building and meeting the performance standards set forth in Ch. 17.84
(2) Any temporary storage of materials or equipment outside any building in which the use is being conducted shall be screened from view from any and all public rights-of-way.”
The Applicant is also proposing to enclose and convert an existing canopy on the project site into a 14,095-square-foot, two-story building to house the proposed foundry operation. The new building is permitted by right in the M-2 zone and, therefore, is not part of the scope of the CUP. The building was reviewed by city staff through the City’s ministerial Development Plan Review (DPR2022-0027) process in November 2022 and is currently in the plan-check (building permit) stage. Approval will not be issued until the CUP has been approved.

Additionally, the applicant is in the process of obtaining a building permit for the construction of a new 12,057-square-foot solar canopy at the rear (western portion) of the property. The solar canopy is also not part of the scope of the CUP and will be permitted separately.

The applicant’s Site Plan is attached as Exhibit 2, with additional plans included with the Planning and Housing Staff Report packet in Exhibit 3. The new, two-story building and solar canopy are identified as Building C and Canopy D, respectively, on the site plan.

An existing office building (Building A) is located at the front of the property near Smith Avenue, and an existing manufacturing and warehouse building (Building B) is located behind the office building. Table A (below) summarizes the existing and proposed

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structures. Table B provides a breakdown of the floor areas for the new foundry building (Building C).

Table A – Onsite Development
Building/Structure Square Footage (SF) Status
A 1,429 SF Existing
B 26,393 SF Existing
Building C 14,095 SF Under Review via B25-00214
Canopy D 12,057 SF Under Construction via B25-00541
Table B – Proposed Building C Floor Plan (To House Proposed Foundry) Floor Square Footage (SF) Description
First Floor
11,732 SF Manufacturing
557 SF Quality check lab mold room
526 SF Panel room
-- Two melting furnaces and additional
casting/refining systems
Second Floor 525 SF Office space
649 SF Conference room/offices
ANALYSIS:

The proposed project would establish a new foundry use at an existing industrial/ warehousing facility. As stated, the requested CUP is limited to the new use and does not include the Applicant’s additional site development activities (i.e., Building C and solar Canopy D). The following sections discuss the proposed foundry use in greater detail.

Operations
The operation of the foundry will comprise the receiving and storing of aluminum blocks (ingots) within proposed Building C. Industrial equipment will then charge the aluminum with various elements, converting it to a molten state which would then be molded into a cast and transported to Building B to be cut, machined and exported. While the foundry itself would operate exclusively from proposed Building C, other onsite structures include various supporting or accessory uses, including an office (Building A), storage, fabrication, warehousing and assembly (Building B).

The floor plans and building elevations for the existing and proposed structures are provided in Exhibit 3. The plans illustrate an overall “picture’” of the site’s existing and proposed operations and building design.

Access to the project site is currently taken from Smith Avenue at the lot’s easterly extent and would remain the same with the new foundry building. To analyze and mitigate the potential for any internal circulation challenges that may arise from large trucks (used for transporting finished products from the foundry) moving into and throughout the site, a

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Truck Turning exhibit (Exhibit 3) was submitted for review and approved for compliance with applicable standards by the City’s Traffic Engineer.

The facility would include a small staff working across three daily shifts - the first running from 6 AM to 2 PM, the second from 2 PM to 4 PM, and the third from 4 PM onward (Table C below). Shift changeovers would cause brief overlaps, with a maximum of 16 employees onsite simultaneously.

Manufacturing (including the proposed foundry) and warehousing areas are required to be parked at a ratio of 1 space per 500 square feet of floor area (1:500). The project site currently has 39 surface parking spaces; no changes are proposed with establishment of the new foundry use. Pursuant to CMC Section 17.99.070 (B), for industrial lots zoned as M-1, M-2, M-3, or M-4 the Zoning Administrator may “defer” (reduce) required parking where it can be determined that actual demand is less than the minimum number of spaces prescribed by the CMC. While strict application of standards would otherwise result in a requirement to provide 90 parking spaces, Parking Determination PD2023- 0012 (approved in August 2025) determined that the unique staffing, hours and general operation of the Almex facility warranted a deferral of 51 parking spaces, resulting in a requirement to provide only the aforementioned 39 spaces. The Zoning Administrator determined that 39 spaces were sufficient to accommodate the operational needs of the facility, which would have a maximum of 16 employees (plus any unanticipated visitors) onsite at any given time. The site’s parking requirement is summarized in Table D.

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Total 41,600 90* 39**
* Minimum number required per CMC.
** Number required/provided following approval of PD2023-0012 Conditional Use Permit CUP2022-0007 is a request to establish a new foundry, a permitted use within the M-2 Zone with approval of a CUP. Staff has reviewed the proposal and determined that the use complies with the CUP requirements listed in CMC Section 17.44.030 and the findings in Section 17.92.110. The operation of the foundry will be conducted entirely indoors within an enclosed industrial building, a design that will mitigate potential issues such as noise, odors, and emissions, ultimately ensuring minimal impact on the surrounding environment and adjacent properties. There is no proposed outdoor storage of materials or equipment other than mechanical equipment associated with the foundry use. New mechanical equipment is proposed to be located at the westerly portion of the property, behind existing buildings and accordingly will not be visible from Smith Avenue.

The site has adequate parking to accommodate the operations of both existing operations and new foundry use in accordance with City’s parking requirements. Moreover, as the foundry will be situated within an area containing existing industrial development, it will not establish a new or incompatible use to the area, maintaining consistency with surrounding land uses.

Furthermore, the proposed scope of work has been reviewed by the Fire, Public Works, Police and Planning and Development Departments, including therein, the Planning, Development Services and Building Divisions, and found to be in compliance with all applicable development standards listed in the Corona Municipal Code. Pursuant to the analysis herein, findings can accordingly be made to recommend for approval of the CUP request and are listed below.

FINANCIAL IMPACT:

The applicant paid the application processing fees of $7,799.14 to cover the cost of the Conditional Use Permit.

ENVIRONMENTAL ANALYSIS:

To analyze the new foundry’s potential to result in adverse impacts to noise, air quality or greenhouse gases, a study (dated December 21, 2023) was prepared and submitted by consultant firm, Yorke Engineering LLC. The document utilized a variety of industry standard methodologies, including emission estimates, criteria pollutant and noise analyses, and ultimately concluded that operation of the new foundry would not exceed pollution thresholds established by either the South Coast Air Quality Management District (SCAQMD) or the City’s Noise Ordinance (the latter enumerated in CMC Section

17.84.040).

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(Class 32 – Infill Development Projects) in that the project proposes to establish a new foundry use within an existing industrial facility on property less than five acres that will be served by all public utilities and facilities, complies with the Light Industrial General Plan Land Use Designation and M-2 zoning, is not located within an environmentally sensitive area, and is not anticipated to result in significant effects related to traffic, noise, air quality, or water quality. Additionally, none of the six exceptions to exemptions cited under Section 15300.2 are applicable.

PLANNING AND HOUSING COMMISSION ACTION:

At its meeting of January 12, 2026, the Planning and Housing Commission considered the subject matter and took the following action:

Motion was made, seconded (Vernon/Siqueland) and carried unanimously, that the Planning and Housing Commission find the project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 and adopt Resolution No. 2679 GRANTING CUP2022-0007, based on the findings contained in the staff report and conditions of approval. The minutes of the Planning and Housing Commission meeting are included as Exhibit 4.

PREPARED BY: BRENDAN DALDE, ASSOCIATE PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: DANNY CASTRO, INTERIM PLANNING AND DEVELOPMENT

DIRECTOR
ATTACHMENTS:

1. Exhibit 1 – Locational and Zoning Map

2. Exhibit 2 – Site plan for Conditional Use Permit 2022-0007

3. Exhibit 3 – Planning and Housing Commission Staff Report

4. Exhibit 4 – Draft minutes of the Planning and Housing Commission meeting of January 12, 2026

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AERIAL & LOCATIONAL MAP
CZ2022-0004 & GPA2022-0004

PROMENADE AVE NEAR SIXTH
STREET

ZONING LEGEND
C-3: General Commercial
M-1: Light Manufacturing
M-2: General Manufacturing
M-3: Heavy Manufacturing
BP: Business Park of SP01-2
M-2
M-3
M-1
M-3
M-1
M-2
M-2
C-3
BP
CUP2022-0007
204 North Smith Avenue
Zoning Legend:

M-1 - Light Manufacturing
M-2 - General Manufacturing M1 M2
Project Site North Smith Avenue
Commerce Street
North Maple Street
M1 M2 M1 CA91

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DATE: 01/12/2026
TO: Honorable Chair and Commissioners
FROM: Planning and Development Department
2026-24
APPLICATION REQUEST:

CUP2022-0007: Conditional Use Permit to allow for the establishment of a new foundry use on property developed with an existing industrial operation, located at 204 North Smith Avenue in the M-2 zone. (Applicant: Aakash Doshi for Almex USA, Inc., 204 North Smith Avenue, Corona, CA 92880)
RECOMMENDED ACTION:

That the Planning and Housing Commission find the project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 and adopt Resolution No. 2679 GRANTING CUP2022-0007, based on the findings contained in the staff report and conditions of approval.

PROJECT SITE SUMMARY:

Area of Property: 2.46 acres
Existing Zoning: M-2 (General Manufacturing)
Existing General Plan Land Use: LI (Light Industrial)
Existing Development: Industrial
Proposed Development: Industrial
Surrounding Zoning/Land Uses
North: M-2 (General Manufacturing)
East: M-1 (Light Manufacturing)
South: M-1 (Light Manufacturing)
West: M-2 (General Manufacturing)

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BACKGROUND
The Applicant, Aakash Doshi, representing industrial supplier business Almex USA, Inc., is pursuing a Conditional Use Permit (CUP) to expand daily operations to include a new foundry use within an existing industrial development located at 204 N. Smith Avenue.

Pursuant to Corona Municipal Code (CMC) Section 17.44.030, a “foundry” is defined as the following:
“The operation of which shall consist solely of the casting of processed ferrous and/or nonferrous metal into temporary or semipermanent, or permanent molds, including casting by injection under low pressures and casting using direct chill technology, subject to the following limitations:
(1) All such operations shall be conducted wholly within a building and meeting the performance standards set forth in Ch. 17.84
(2) Any temporary storage of materials or equipment outside any building in which the use is being conducted shall be screened from view from any and all public rights-ofway” The Applicant is also proposing to enclose and convert an existing canopy on the project site into a 14,095-square-foot, two-story building to house the proposed foundry operation. The new building is permitted by right in the M-2 zone and, therefore, is not part of the scope of the CUP. The building was reviewed by city staff through the City’s ministerial Development Plan Review (DPR2022-0027) process in November 2022 and is currently in the plan-check (building permit) stage. Approval will not be issued until the CUP has been approved.

The applicant’s plans are attached as Exhibit 3. The new, two-story building and solar canopy are identified as Building C and Canopy D, respectively, on the site plan. An existing office building (Building A) is located at the front of the property near Smith Avenue, and an existing manufacturing and warehouse building (Building B) is located behind the office building. Table A (below) summarizes the existing and proposed structures. Table B provides a breakdown of the floor areas for the new foundry building (Building C).

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PROJECT DESCRIPTION
The proposed project would establish a new foundry use at an existing industrial/ warehousing facility. As stated, the requested CUP is limited to the new use and does not include the Applicant’s additional site development activities (i.e., Building C and solar Canopy D). The following sections discuss the proposed foundry use in greater detail.

The floor plans for the existing and proposed structures are provided as Exhibit 4 to provide the Commission an overall “picture’” of the site’s existing and proposed operations. Building elevations are also included as Exhibit 5 for informational purposes only, as the design of the structures is not subject to the Commission’s review.

Access to the project site is currently taken from Smith Avenue at the lot’s easterly extent and would be unchanged with establishment of the new foundry. To analyze and mitigate the potential for any internal circulation challenges that may arise from large trucks (used for transporting finished products from the foundry) moving into and throughout the site, a Truck

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Turning Exhibit (Exhibit 6) was submitted for review and approved for compliance with applicable standards by the City’s Traffic Engineer.

Table C – Staffing Profile
Job Profile 1st Shift
(6AM - 2PM)
2nd Shift
(2PM - 4PM)
3rd Shift
(4PM - 12
AM)
Shop floor staff 4 2 7
Engineering/Maintenance 4 0 1
Office staff 4 2 0
Max no. of employees during any shift 12 4 8
Parking
According to the City’s Parking Ordinance (Chapter 17.76 of the CMC), office floor area shall provide parking at a ratio of 1 space per 250 square feet of floor area (1:250). Manufacturing (including the proposed foundry) and warehousing areas are required to be parked at a ratio of 1 space per 500 square feet of floor area (1:500). The project site currently has 39 surface parking spaces; no changes are proposed with establishment of the new foundry use.

Pursuant to CMC Section 17.99.070 (B), for industrial lots zoned as M-1, M-2, M-3, or M-4 the Zoning Administrator may “defer” (reduce) required parking where it can be determined that actual demand is less than the minimum number of spaces prescribed by the CMC.

While strict application of standards would otherwise result in a requirement to provide 90 parking spaces, Parking Determination PD2023-0012 (approved in August 2025) determined that the unique staffing, hours and general operation of the Almex facility warranted a deferral of 51 parking spaces, resulting in a requirement to provide only the aforementioned 39 spaces. The Zoning Administrator determined that 39 spaces were sufficient to accommodate the operational needs of the facility, which would have a maximum of 16 employees (plus any unanticipated visitors) onsite at any given time. The site’s parking requirement is summarized in Table D.

Table D – Parking Summary for 204 N. Smith Avenue
Use Floor Area
(square feet)
CMC Parking
Ratio
Spaces
Required
Spaces
Provided
Office 3,238 1:250 13 ---
Manufacturing/Warehouse 38,362 1:500 77 ---
Total 41,600 90* 39**
* Minimum number required per CMC.
** Number required/provided following approval of PD2023-0012

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ENVIRONMENTAL ANALYSIS
To analyze the new foundry’s potential to result in adverse impacts to noise, air quality or greenhouse gases, a study (dated December 21, 2023) was prepared and submitted by consultant firm, Yorke Engineering LLC. The document utilized a variety of industry standard methodologies, including emission estimates, criteria pollutant and noise analyses, and ultimately concluded that operation of the new foundry would not exceed pollution thresholds established by either the South Coast Air Quality Management District (SCAQMD) or theCity’s Noise Ordinance (the latter enumerated in CMC Section 17.84.040).

Staff has analyzed the proposed project for compliance with requirements of the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines, and determined it to be categorically exempt pursuant to Section 15332 (Class 32 – Infill Development Projects) in that the project proposes to establish a new foundry use within an existing industrial facility on property less than five acres that will be served by all public utilities and facilities, complies with the Light Industrial General Plan Land Use Designation and M-2 zoning, is not located within an environmentally sensitive area, and is not anticipated to result in significant effects related to traffic, noise, air quality, or water quality.

Additionally, none of the six exceptions to exemptions cited under Section 15300.2 are applicable. A Notice of Exemption has been prepared and is attached as Exhibit 9.

FISCAL IMPACT
The Applicant has paid all application processing fees for the project.

PUBLIC NOTICE AND COMMENTS
A 10-day public notice was mailed to all property owners within a 500-foot radius of the project site, as well as advertised in the Sentinel Weekly News and posted at the project site.

As of the preparation of this report, no correspondence has been received from the public concerning the subject project.

STAFF ANALYSIS
Conditional Use Permit CUP2022-0007 is a request to establish a new foundry, a permitted use within the M-2 Zone with approval of a CUP. Staff has reviewed the proposal and determined that the use complies with the CUP requirements listed in CMC Section

17.44.030 and the findings in Section 17.92.110. The operation of the foundry will be conducted entirely indoors within an enclosed industrial building, a design that will mitigate potential issues such as noise, odors, and emissions, ultimately ensuring minimal impact on the surrounding environment and adjacent properties. There is no proposed outdoor storage of materials or equipment other than mechanical equipment associated with the foundry use. New mechanical equipment is proposed to be located at the westerly portion of the property, behind existing buildings and accordingly will not be visible from Smith Avenue.

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FINDINGS OF APPROVAL FOR CUP2022-0007

1. A preliminary exemption assessment has been conducted and shown that the project does not require further environmental assessment as it qualifies for a Class 32 (InFill Development Projects) Categorical Exemption per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines in that the project proposes to establish a new foundry use within an existing industrial facility on property less than five acres that will be served by all public utilities and facilities, complies with the Light Industrial General Plan Land Use Designation and M-2 zoning, is not located within an environmentally sensitive area, and is not anticipated to result in significant effects related to traffic, noise, air quality, or water quality. Additionally, none of the six exceptions to exemptions cited in Guidelines Section 15300.2 are applicable.

2. Pursuant to Section 17.92.110 (a) of the CMC, the proposed use will not be detrimental to public health, safety, convenience and general welfare and will be in harmony with the various elements and objectives of the City’s General Plan for the following reasons:
a. CUP2022-0007 will not be detrimental to public health, safety, convenience and general welfare in that the new foundry use will be located and operate within an enclosed building designed to minimize or eliminate any potential impacts to the immediate area. Furthermore, the proposed scope of work has been reviewed by the Fire, Public Works, Police and Planning and Development Departments, including therein, the Planning, Development Services and Building Divisions, and found to be in compliance with all applicable development standards of the Corona Municipal Code. Following approval of the requested CUP, all proposed physical improvements to the project site - including new buildings, structures and permanent equipment - will be required to apply and be approved for a building permit from the Building Division, a process that will ensure that initial construction and ongoing

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operation of buildings and equipment will not result in effects that are detrimental to public health, safety, convenience and general welfare. b. The Project is subject to the Conditions of Approval enumerated in Exhibit 7, which are necessary and desirable for the purpose of protecting public health, safety, convenience, and general welfare of the public, in accordance with the intent and purpose of the City’s zoning regulations.
c. The project is consistent with the following Goals and Policies of the City’s adopted General Plan:
i. Noise Element Goal N-2: Prevent and mitigate the adverse impacts of excessive ambient noise exposure, including vibration on residents, employees, visitors, and “noise sensitive” land uses. The proposed foundry use would operate within an enclosed building located within an area containing other, similar industrial, manufacturing and warehousing uses and so would not result in any new or comparatively excessive noise impacts to vicinity residential or similar “noise sensitive” uses.
ii. Land Use Element LU-5.1: Require projects to implement appropriate building orientation, setbacks, buffering, privacy, and vehicle access as well as mitigate potential impacts associated with noise and lighting in order to be compatible with adjacent land uses. The proposed foundry use would be located and operate within an enclosed building previously reviewed and found to adhere to all required location, setbacks and other standards of development, and accordingly establishment and operation of the new use would not result in new impacts not previously analyzed and mitigated through the design and permitting processes.
iii. Land Use Element LU-12.4: Encourage the reuse of underutilized, vacant, or obsolete industrial buildings with higher value uses that are consistent with the goals and policies of the General Plan. To accommodate the proposed foundry use, an existing canopy (presently open on all sides) would be fully enclosed, expanded, and refurbished, resulting in a new building that would provide greater value to both the operation of the project site as well as to the broader community in the form of new and more aesthetically pleasing development.

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a. The project’s site plan demonstrates that parking, landscaping, water quality facilities, and access and circulation can be contained entirely on the project site.
b. The proposed project is located in an industrial zoned area comprising similar and/or compatible industrial uses operating from warehouses and manufacturing buildings and, therefore, the proposed foundry use will not be detrimental to existing, surrounding uses.
c. The project has adequate access from Smith Avenue which was constructed in compliance with the City’s “Secondary Street” standards and accordingly is capable of accommodating the anticipated traffic from the proposed project.

Additionally, following approval of the subject CUP, the Applicant will be required to submit construction documents to the Building Division for review and issuance of building permit, a process that will further ensure safety compliance for all new construction.

5. Pursuant to Section 17.92.110 (d) of the CMC, the exercise of the proposed use adheres to all the property development standards of the zone in which said use is permitted by a conditional use permit for the following reasons:
a. The foundry use complies with all applicable development standards as required for industrial development within the M-2 zone. b. The proposed use is consistent with the requirements of CMC Title 17 (Zoning) in that Section 17.44.030 therein allows for foundries as a permitted use with approval of a CUP.

PREPARED BY: BRENDAN DALDE, ASSOCIATE PLANNER
REVIEWED BY: EVAN LANGAN, AICP, SENIOR PLANNER
REVIEWED BY: SANDRA VANIAN, PLANNING MANAGER
SUBMITTED BY: JUSTIN TUCKER, ACTING PLANNING AND DEVELOPMENT DIRECTOR /

ASSISTANT CITY MANAGER

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Exhibits:

1. Resolution No. 2679

2. Locational and Zoning Map

3. Site Plan

4. Floor Plans

5. Elevations

6. Truck Turning Exhibit

7. Conditions of Approval

8. Applicant’s letter, dated January 9, 2025

9. Environmental Documentation
Case Planner: Brendan Dalde - (951) 739-4918

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RESOLUTION NO. 2679
APPLICATION NUMBER: CUP2022-0007

A RESOLUTION OF THE PLANNING AND HOUSING

COMMISSION OF THE CITY OF CORONA,

CALIFORNIA, GRANTING A CONDITIONAL USE

PERMIT TO ALLOW FOR THE ESTABLISHMENT OF A

NEW FOUNDRY USE ON PROPERTY DEVELOPED WITH

AN EXISTING INDUSTRIAL OPERATION LOCATED AT
204 NORTH SMITH AVENUE (APN 118-310-030) IN THE
M-2 ZONE. (AAKASH DOSHI FOR ALMEX USA, INC.)
WHEREAS, the application to the City of Corona, California, for a Conditional Use Permit under the provisions of Chapter 17.92 in the Corona Municipal Code, has been duly submitted to said City's Planning and Housing Commission to allow for the establishment of a new foundry use on property developed with an existing industrial operation located at 204 North Smith Avenue (APN 118-310-030) in the M-2 (General Manufacturing) Zone; and WHEREAS, the Planning and Housing Commission held a noticed public hearing for CUP2022-0007 on January 12, 2026, as required by law; and WHEREAS, the Planning and Housing Commission finds that this project is exempt from the California Environmental Quality Act (CEQA) pursuant to Section 15332 of the State CEQA Guidelines and Section 3.31 of the City of Corona Local Guidelines for Implementing CEQA because there is no possibility that the activity may have a significant effect on the environment; and
WHEREAS, after close of said hearing, the Commission by formal action, found that all the conditions necessary to granting the Conditional Use Permit as set forth in Corona Municipal Code Section 17.92.110 do exist in reference to CUP2022-0007 based on the evidence presented to the Commission during said hearing; and
WHEREAS, the Planning and Housing Commission based its recommendation to approve the CUP2022-0007 on certain conditions of approval and the findings set forth below.

NOW, THEREFORE, THE PLANNING AND HOUSING COMMISSION
OF THE CITY OF CORONA, CALIFORNIA, DOES ORDAIN AS FOLLOWS:

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RESOLUTION NO. 2679
APPLICATION NO. CUP2022-0007
PAGE | 2
SECTION 1. CEQA Findings. As the decision-making body for this CUP2022- 0007, the Planning and Housing Commission has determined that this project does not require further environmental assessment because the project qualifies as an exemption under CEQA per Section 15332 (Class 32 – Infill Development Projects) of the State Guidelines and Section 3.31 of the City of Corona adopted Local Guidelines for implementing CEQA. Additionally, none of the six exceptions to exemptions cited under Section 15300.2 are applicable. There is no evidence presented to the city that the project will have any significant effects on the environment.

SECTION 2. Conditional Use Permit Findings. Pursuant to Corona Municipal Code (“CMC”) Section 17.92.110 and based on the entire record before the Planning and Housing Commission, including all written and oral evidence presented to the Commission, the Commission hereby makes and adopts the following findings:

1. A preliminary exemption assessment has been conducted and shown that the project does not require further environmental assessment as it qualifies for a Class 32 (In-Fill Development Projects) Categorical Exemption per Section 15332 of the State Guidelines for Implementing the California Environmental Quality Act (CEQA) and Section 3.31 of the City’s Local CEQA Guidelines in that the project proposes to establish a new foundry use within an existing industrial facility on property less than five acres that will be served by all public utilities and facilities, complies with the Light Industrial General Plan Land Use Designation and M-2 zoning, is not located within an environmentally sensitive area, and is not anticipated to result in significant effects related to traffic, noise, air quality, or water quality. Additionally, none of the six exceptions to exemptions cited in Guidelines Section 15300.2 are applicable.

2. Pursuant to Section 17.92.110(a) of the CMC, the proposed use at the proposed location will not be detrimental to public health, safety, convenience and general welfare and will be in harmony with the various elements and objectives in the City’s General Plan for the following reasons:
a. CUP2022-0007 will not be detrimental to public health, safety, convenience and general welfare in that the new foundry use will be located and operate within an enclosed building designed to minimize or eliminate any potential impacts to the immediate area. Furthermore, the proposed scope of work has been reviewed by the Fire, Public Works, Police and Planning and Development Department, including therein, the Planning, Development Services and Building Divisions, and found to be in compliance with applicable development standards in the Corona Municipal Code. Following approval of the requested CUP, physical improvements to the project site, including new buildings, structures and permanent equipment, will be required to apply and be approved for a building permit by the Building Division, a process that will ensure the construction and operation of buildings and equipment will not result in effects that are detrimental to public health, safety, convenience and general welfare.

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RESOLUTION NO. 2679
APPLICATION NO. CUP2022-0007
PAGE | 3
b. The project is subject to the Conditions of Approval enumerated in Exhibit 7, which are necessary and desirable for the purpose of protecting public health, safety, convenience, and general welfare of the public, in accordance with the intent and purpose of the City’s zoning regulations.
c. The project is consistent with the following Goals and Policies of the City’s adopted General Plan:
i. Noise Element Goal N-2: Prevent and mitigate the adverse impacts of excessive ambient noise exposure, including vibration on residents, employees, visitors, and “noise sensitive” land uses. The proposed foundry use would operate within an enclosed building located within an area containing other, similar industrial, manufacturing and warehousing uses and so would not result in any new or comparatively excessive noise impacts to vicinity residential or similar “noise sensitive” uses. ii. Land Use Element LU-5.1: Require projects to implement appropriate building orientation, setbacks, buffering, privacy, and vehicle access as well as mitigate potential impacts associated with noise and lighting in order to be compatible with adjacent land uses. The proposed foundry use would be located and operate within an enclosed building previously reviewed and found to adhere to all required location, setbacks and other standards of development, and accordingly establishment and operation of the new use would not result in new impacts not previously analyzed and mitigated through the design and permitting processes.
iii. Land Use Element LU-12.4: Encourage the reuse of underutilized, vacant, or obsolete industrial buildings with higher value uses that are consistent with the goals and policies of the General Plan. To accommodate the proposed foundry use, an existing canopy (presently open on all sides) would be fully enclosed, expanded, and refurbished, resulting in a new building that would provide greater value to both the operation of the project site as well as to the broader community in the form of new and more aesthetically pleasing development.

3. Pursuant to Section 17.92.110(b) of the CMC, the proposed use is not detrimental to the other existing and permitted uses in the general area of the project site, and it relates properly to the surrounding roadways for the following reasons:
a. The project’s site plan demonstrates that parking, landscaping, water quality facilities, and access and circulation can be contained entirely on the project site. b. The proposed project is located in an industrial zoned area comprising similar and/or compatible industrial uses operating from warehouses and manufacturing buildings and, therefore, the proposed foundry use will not be detrimental to existing, surrounding uses.

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RESOLUTION NO. 2679
APPLICATION NO. CUP2022-0007
PAGE | 4
c. The project has adequate access from Smith Avenue which was constructed in compliance with the City’s “Secondary Street” standards and accordingly is capable of accommodating the anticipated traffic from the proposed project.

4. Pursuant to Section 17.92.110(c) of the CMC, reasonable conditions of approval have been imposed on the proposed use to ensure that its establishment and ongoing performance protects public health, safety, and welfare, and to ensure compliance with the M-2 zoning regulations and the City’s Industrial Design Guidelines. Additionally, following approval of the subject CUP, the applicant will be required to submit construction documents to the Building Division for review and issuance of building permit, a process that will further ensure safety compliance for all new construction.

5. Pursuant to Section 17.92.110(d) of the CMC, the exercise of the proposed use adheres to all the property development standards of the zone in which said use is permitted by a conditional use permit for the following reasons:
a. The foundry use complies with all applicable development standards as required for industrial development within the M-2 zone.
b. The proposed use is consistent with the requirements of CMC Title 17 (Zoning) in that Section 17.44.030 therein allows for foundries as a permitted use with approval of a CUP.

SECTION 3. Effective Date. CUP2022-0007 will not become effective until the City Council either takes no action on the report or otherwise makes a decision after a City Council initiated review.

BE IT FURTHER RESOLVED that a copy of this Resolution be delivered to the City Clerk of said City and a copy thereof be sent to the applicant therefore at the address of said applicant as set forth in the application for said Conditional Use Permit.

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AERIAL & LOCATIONAL MAP
CZ2022-0004 & GPA2022-0004

PROMENADE AVE NEAR SIXTH
STREET

M-1 - Light Manufacturing
M-2 - General Manufacturing M1 M2
Project Site North Smith Avenue
Commerce Street
EXHIBIT 2 North Maple Street
M1 M2 M1 CA91

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EXHIBIT 3 Page 426 of 447
EXHIBIT 4 Page 427 of 447

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EXHIBIT 5 Page 430 of 447

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EXHIBIT 6 Page 432 of 447
Details: CUP2022-0007 – Conditional Use Permit to allow for the establishment of a new foundry use on property located at 204 North Smith Avenue (APN 118-310-030), in the M-2 (General Manufacturing) zone. (Applicant: Aakash Doshi, 204 North Smith Avenue, Corona, CA 92880)

LIST OF CONDITIONS

DEPARTMENT CONTACT
BUILDING Anthony Hurley

1. The Project shall be designed to show compliance with the latest adopted edition of the following codes as applicable:

A. California Building Code
B. California Residential Code
C. California Electrical Code
D. California Mechanical Code
E. California Plumbing Code
F. California Energy Code
G. California Fire Code
H. California Green Building Standards Code
I. Including local amendments, and the Corona Municipal Code.

2. Project plans shall show a parking summary to include the following:
a) Number of parking spaces required/provided.
b) Handicap parking spaces required/provided. (CBC 11A or 11B) c) Number of van accessible parking spaces required/provided.

3. Access, sanitary facilities, and parking shall comply with Title 24 Handicap Requirements.

4. Construction activity shall not occur between the hours of 8:00 pm to 7:00 am, Monday thru Saturday and 6:00 pm to 10:00 am on Sundays and Federal Holidays.

5. Roofing material shall be Class A.

6. Exterior walls shall be constructed of the required fire resistance rating in accordance with CBC tables 601 and 705.5.

7. Openings in exterior walls shall be protected in accordance with CBC table 705.8.

8. Provide occupancy separation(s) in the building(s) in accordance with CBC Chapter 5.

9. Provide smoke and heat venting in accordance with CBC section 910.

Project Number: CUP2022-0007
Applied: 10/12/2022 Approved:

Closed: Expired:

Status: RECEIVED
Parent Project:

NEW FOUNDRY USE
Site Address: 204 N SMITH AVE CORONA, CA 92880

AAKASH DOSHI
204 N SMITH AVE CORONA CA, 92878
Description:

Applicant:

CUP2022-0007 1 of 7 (Continued on next page)
Project Conditions
City of Corona

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BUILDING Anthony Hurley

10. 1) Project plans can be submitted electronically online. If hard copy plans are submitted for plan review, the applicant shall submit five (5) complete sets of plans including the following - * Plot Plan * Foundation Plan * Floor Plan * Ceiling and roof framing plan * Electrical Plans (electrical service shall be underground per Corona Municipal Code Section 15.06), including size of main switch, number and size of service entrance conductors, circuit schedule and demand load. * Plumbing and sewer plan, isometric, including underground diagram, water piping diagram, sewer or septic tank location, fixture units, gas piping and vents, heating and air conditioning diagram. * Landscape and Irrigation plans; Submit four (4) complete sets detached from building plans. Landscape Maintenance District plans shall be submitted directly to the Planning and Development Department, Development Services Division. Landscape plans shall be approved prior to the issuance of any Building Permits. 2) If hard copy plans are submitted for plan review, the applicant shall submit two (2) sets of structural calculations, energy conservation calculations and soils reports. Architects/Engineers stamp and wet signature is required prior to submittal of plan check.

11. Upon tenant improvement plan check submittal there may be additional Building Department requirements.

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

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

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

15. An approved Construction Waste Management Plan and Recycling Worksheets shall be kept on site and maintained by the applicant, and made available for inspection by City representatives at all times in accordance with the California Green Building Standards Code. Documentation which demonstrates compliance with the minimum recycling of waste materials required by CAL Green shall be provided to the building inspector prior to issuance of Certificate of Occupancy or Final Approval.

16. All fees, including but not limited to, occupancy fees, property development tax, and school fees must be paid in full prior to issuance of building permits. Any development impact fees that apply to the project must be paid in full prior to NIC or CofO issuance.

17. Trash enclosure shall be located on a code-compliant accessible path of travel for employees.

18. Provide permanent rooftop address and illuminated building addressing per the Corona Fire Department addressing standards.

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

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

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

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

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

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

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

FIRE Xente Baker

1. A Knox Padlock shall be provided for gate(s) in this project. To apply for a Knox product visit https://www.knoxbox.com/

2. The applicant shall adhere to the fire lane guidelines. Site access shall be maintained at all times.

3. All projects shall comply with the City of Corona Fire Department Site Construction Standard. A copy of which is available at the coronaca.gov. Projects shall have approved all weather access capable of supporting 70,000 lbs. GVW, and fire hydrants providing the required fire flow tested and accepted prior to combustible construction.

CUP2022-0007 2 of 7 (Continued on next page)
Project Conditions
City of Corona

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FIRE Xente Baker

4. Required fire code permits will be applied for and processed prior to final inspection and/or certificate of occupancy, Fire code permit application and all other guidelines are available at coronaca.gov.

PLANNING

1. This permit hereby allowed is conditional upon the privileges being utilized by the securing of the first permit thereof, or compliance with all conditions on the granting of this conditional use permit within two (2) years after the effective date thereof, and if they are not utilized, or construction work is not begun within said time and carried on diligently to completion, this authorization shall become void, and any privilege or permit granted shall be deemed to have lapsed.

2. To the fullest extent permitted by law, the applicant shall defend, indemnify and hold the City of Corona and its directors, officials, officers, employees, volunteers and agents free and harmless from any and all claims, demands, causes of action, proceedings, costs, expenses, liabilities, losses, damages or injuries of any kind, in law or equity, in any manner arising out of, pertaining to, or incident to any attack against or attempt to challenge, set aside, void or annul any approval, decision or other action of the City of Corona, whether such approval, decision or other action was by its City Council, Planning and Housing Commission or other board, director, official, officer, employee, volunteer or agent. To the extent that Government Code Section 66474.9 applies, the City will promptly notify the applicant of any claim, action or proceeding made known to the City to which Government Code Section 66474.9 applies and the City will fully cooperate in the defense. The Applicant's obligations hereunder shall include, without limitation, the payment of any and all damages, consultant and expert fees, and attorney's fees and other related costs and expenses. The City shall have the right to retain such legal counsel as the City deems necessary and appropriate.

3. Nothing herein shall be construed to require City to defend any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action. If at any time Applicant chooses not to defend (or continue to defend) any attack against or attempt to challenge, set aside, void or annul any such City approval, decision or other action, the City may choose, in its sole discretion, to defend or not defend any such action. In the event that the City decides not to defend or continue the defense, Applicant shall be obligated to reimburse City for any and all costs, fees, penalties or damages associated with dismissing the action or proceeding. If at any time both the Applicant and the City choose not to defend (or continue to defend) any action noted herein, all subject City approvals, decisions or other actions shall be null and void. The Applicant shall be required to enter into any reimbursement agreement deemed necessary by the City to effectuate the terms of this condition.

4. The project shall comply with all applicable requirements of the Corona Municipal Code (CMC) and ordinances, including the payment of all required fees.

5. The Conditional Use Permit (CUP2022-0007) is limited to the approval of the establishment of the foundry use as evaluated.

Any future expansion or intensification of the foundry use beyond what was reviewed and approved under this CUP shall require consultation with the Planning Division prior to implementation. The Planning Division shall determine whether the proposed expansion or intensification constitutes a minor or major modification to the CUP, in accordance with applicable municipal procedures.

PUBLIC WORKS

1. The Public Works, Planning and Development, and Utilities Department Conditions of Approval for the subject application shall be completed at no cost to any government agency. All questions regarding the intent of the Conditions of Approval shall be referred to the Planning and Development Department, Development Services Division. Should a conflict arise between City of Corona standards and design criteria and any other standards and design criteria, City of Corona standards and design criteria shall prevail.

2. The developer shall comply with the State of California Subdivision Map Act and all applicable City ordinances and resolutions.

3. Prior to issuance of grading permit, the applicant shall demonstrate to the satisfaction of the City Engineer that the proposed project will not unreasonably interfere with the use of any easement holder of the property.

4. All improvement and grading plans shall be drawn on twenty-four (24) inch by thirty-six (36) inch Mylar and signed by a registered civil engineer or other registered/licensed professional as required.

5. The submitted site plan shall correctly show all existing easements, traveled ways, and drainage courses. Any omission or misrepresentation of these documents may require said site plan to be resubmitted for further consideration.

CUP2022-0007 3 of 7 (Continued on next page)
Project Conditions
City of Corona

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PUBLIC WORKS

6. In the event that off-site right-of-way or easements are required for the City of Corona master plan facilities to comply with these conditions of approval, the developer is required to secure such right-of-way or easements at no cost to the City.

7. All existing and new utilities adjacent to and on-site shall be placed underground in accordance with City of Corona ordinances.

8. Prior to issuance of a Certificate of Occupancy or building final, the developer shall cause the engineer of record to submit project base line work for all layers in AutoCAD DXF format on Compact Disc (CD) to the Planning and Development Department, Development Services Division. If the required files are unavailable, the developer shall pay a scanning fee to cover the cost of scanning the as-built plans.

9. The developer shall monitor, supervise and control all construction and construction related activities to prevent them from causing a public nuisance including, but not limited to, insuring strict adherence to the following:
a) Removal of dirt, debris or other construction material deposited on any public street no later than the end of each working day.
b) Construction operations, including building related activities and deliveries, shall be restricted to Monday through Saturday from 7:00 a.m. to 8:00 p.m., excluding holidays, and from 10:00 a.m. to 6:00 p.m. on Sundays and holidays, in accordance with City Municipal Code 15.04.060, unless otherwise extended or shortened by the City Engineer or Building Official. c) The construction site shall accommodate the parking of all motor vehicles used by persons working at or providing deliveries to the site.

Violation of any condition or restriction or prohibition set forth in these conditions shall subject the owner, applicant, developer or contractor(s) to remedies as noted in the City Municipal Code. In addition, the City Engineer or Building Official may suspend all construction related activities for violation of any condition, restriction or prohibition set forth in these conditions until such time as it has been determined that all operations and activities are in conformance with these conditions.

10. Prior to issuance of a building permit, the developer shall finish the construction or post security guaranteeing the construction of all public improvements. Said improvements shall include, but are not limited to, the following:
a) All street facilities along Smith Avenue.
b) All required grading, including erosion control.
c) All required sewer and water facilities.
d) A dedicated landscape water meter and service shall be required for proposed landscaped area equal to or greater than 2,500 square feet.
e) All under grounding of overhead utilities, except for cables greater than 32k volts.

11. All the grading design criteria shall be per City of Corona standards, Corona Municipal Code Title 15 Chapter 15.36 and City Council Ordinance Number 2568, unless otherwise approved by the City Engineer.

12. Prior to approval of grading plans, the applicant shall submit two (2) copies of a soils and geologic report prepared by a Registered Engineer to the Planning and Development Department, Development Services Division. The report shall address the soil's stability and geological conditions of the site. If applicable, the report shall also address: deep seated and surficial stability of existing natural slopes; modified natural slopes which are subject to fuel zones; manufactured slopes and stability along proposed daylight lines; minimum required setbacks from structures; locations and length of proposed bench drains, sub-drains or french drains; and any other applicable data necessary to adequately analyze the proposed development.

13. Prior to approval of grading plans, erosion control plans and notes shall be submitted and approved by the Planning and Development Department, Development Services Division.

14. Prior to approval of grading plans, the applicant shall obtain a General Construction Activity Storm Water Permit from the State Water Resources Control Board in compliance with National Pollutant Discharge Elimination System (NPDES) requirements.

Proof of filing a Notice of Intent (NOI) will be required by the City. The WDID # shall be displayed on the title sheet of the grading plans.

15. Prior to approval of grading plans, the applicant shall comply with the Federal Clean Water Act and shall prepare a Storm Water Pollution Prevention Plan (SWPPP). The SWPPP shall be available at the project site for review.

16. Prior to the issuance of a grading permit the developer shall submit recorded slope easements or written letters of permission from adjacent landowners in all areas where grading is proposed to take place outside of the project boundaries.

CUP2022-0007 4 of 7 (Continued on next page)
Project Conditions
City of Corona

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PUBLIC WORKS

17. Prior to issuance of building permits, the developer shall cause the civil engineer of record and soils engineer of record for the approved grading plans to submit pad certifications and compaction test reports for the subject lots where building permits are requested.

18. Prior to release of grading security, the developer shall cause the civil engineer of record for the approved grading plans to submit a set of as-built grading plans with respect to Water Quality Control facilities.

19. All City of Corona NPDES permit requirements for NPDES and Water Quality Management Plans (WQMP) shall be met per Corona Municipal Code Title 13 Chapter 13.27 and City Council Ordinance Numbers 2291 and 2828 unless otherwise approved by the City Engineer.

20. Prior to the issuance of a grading permit, a Final WQMP, prepared in conformance with the current guidance document at the time of these Conditions of Approval, shall be submitted to the Planning and Development Department, Development Services Division for approval. Upon its final approval, the applicant shall submit one copy on a CD-ROM in PDF format.

21. Prior to the issuance of the first Certificate of Occupancy or building final, the applicant shall record Covenants, Conditions and Restrictions (CC&R's) or enter into an acceptable maintenance agreement with the City to inform future property owners to implement the approved WQMP.

22. Prior to issuance of the first Certificate of Occupancy or building final, the applicant shall provide proof of notification to the future occupants of all non-structural BMPs and educational and training requirements for said BMPs as directed in the approved WQMP.

23. Prior to issuance of Certificate of Occupancy or building final, the applicant shall ensure all structural post construction BMPs identified in the approved project specific Final WQMP are constructed and operational.

24. All the drainage design criteria shall be per City of Corona standards and the Riverside County Flood Control and Water Conservation District standards unless otherwise approved by the City Engineer.

25. Prior to approval of any improvement plans, the applicant shall submit a detailed site specific hydrology study. Said study shall include the existing, interim and the ultimate proposed hydrologic conditions including key elevations, drainage patterns and proposed locations and sizes of all existing and proposed drainage devices. The hydrology study shall present a full breakdown of all the runoff generated on-site.

26. Prior to approval of grading plans, the grading plans submitted by the applicant shall address the following: The project drainage design shall be designed to accept and properly convey all on- and off-site drainage flowing on or through the site. The project drainage system design shall protect downstream properties from any damage caused by alteration of drainage patterns such as concentration or diversion of flow. The lot shall drain toward an approved water quality or drainage facility.

Once onsite drainage has been treated it may continue into an approved public drainage facility or diverted through undersidewalk parkway drains.

27. Street design criteria and cross sections shall be per City of Corona standards, approved Specific Plan design guidelines and the State of California Department of Transportation Highway Design Manual unless otherwise approved by the City Engineer.

28. Prior to issuance of a building permit, the applicant shall offer for dedication all required street rights-of-way to meet secondary arterial street standards along Smith Avenue. Said dedication shall continue in force until the City accepts or abandons such offers. All dedications shall be free of all encumbrances and approved by the City Engineer.

29. Prior to approval of improvement plans, the improvement plans submitted by the applicant shall include the following:
a) Under grounding of existing and proposed utility lines. b) All other public improvements shall conform to City of Corona standards. c) Missing or deficient sidewalk improvements shall be constructed along project frontage unless otherwise approved by City Engineer.

30. Prior to approval of improvement plans, the improvement plans shall show all the streets to be improved to half width plus ten (10) additional feet and to the nearest lane line unless otherwise approved by the City Engineer. At the discretion of the applicant, the existing pavement maybe cored to confirm adequate section and R values during the design process and any findings shall be incorporated into the project design. Therefore improvements may include full pavement reconstruction, grind and overlay, or slurry seal. All striping shall be replaced in kind.

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Project Conditions
City of Corona

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PUBLIC WORKS

31. Prior to release of public improvement security, the developer shall cause the civil engineer of record for the approved improvement plans to submit a set of as-built plans for review and approval by the Planning and Development Department, Development Services Division.

32. Prior to acceptance of improvements, the City Engineer may determine that aggregate slurry, as defined in the Standard Specifications for Public Works Construction, may be required one year after acceptance of street(s) by the City if the condition of the street(s) warrant its application. All striping shall be replaced in kind. The applicant is the sole responsible party for the maintenance of all the improvements until said acceptance takes place.

33. Prior to building permit issuance the applicant shall provide all of the necessary documents and fees needed to annex this project into a City of Corona Community Facilities District (CFD) 2016-3 (Maintenance Services). All assessable parcels therein shall be subject to annual CFD charges (special taxes or assessments). The developer shall be responsible for all costs incurred during annexation into the CFDs.

34. Prior to the issuance of a Certificate of Occupancy or building final inspection, any damage to existing landscape easement areas due to project construction shall be repaired or replaced by the developer, or developer's successors in interest, at no cost to the City of Corona.

35. Prior to issuance of a building permit and/or issuance of a Certificate of Occupancy, the applicant shall pay all development fees, including but not limited to Development Impact Fees (DIF) per City Municipal Code 16.23 and Transportation Uniform Mitigation Fees (TUMF) per City Municipal Code 16.21. Said fees shall be collected at the rate in effect at the time of fee collection as specified by the current City Council fee resolutions and ordinances.

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

37. Prior to issuance of any building permits, a domestic water and fire flow system shall be approved by the Utilities Department and constructed by the developer, to the satisfaction of the Utilities Director and Fire Chief.

38. Prior to improvement plans approval, the applicant shall ensure that all water meters, fire hydrants or other water appurtenances shall not be located within a drive aisle or path of travel.

39. Prior to issuance of any building permits, the developer shall pay all water and sewer fees, including but not limited to connection fees, wastewater treatment fees, sewer capacity fees and all other appropriate water and sewer fees.

40. Prior to building permit issuance, the applicant shall construct or guarantee the construction of all required public improvements including but not limited to, the potable water line, sewer line, potable water services, sewer laterals, double detector check assemblies and reduced pressure principle assemblies within the public right of way and-or easements.

41. The applicant shall dedicate easements for all public water, reclaimed water, sewer and electric facilities needed to serve the project in accordance the Utilities Department standards. The minimum easement width shall be 20 feet for one utility and 30 feet for more than one public utility facility. All public water and sewer facilities shall be provided a minimum 20 foot wide paved access road unless otherwise approved by the Utilities Director. Structures and trees shall not be constructed or installed within a public utility easement.

42. Prior to building permit issuance, the applicant shall construct or guarantee the construction of a private fire system with double detector check assemblies at all public fire services to the satisfaction of the Utilities Department and Fire Chief.

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

44. Static pressures exceeding 80 psi require an individual pressure regulator.

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Project Conditions
City of Corona

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PUBLIC WORKS

45. Reclaimed water shall be used for any construction activity, unless otherwise approved by the Utilities Director or their designee. Prior to obtaining a reclaimed construction meter from the City, a Reclaimed Water Application shall be submitted for the contractor to receive certification to handle reclaimed water. 7 of 7
Project Conditions
City of Corona

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PETTIT
ENGINEERING  ARCHITECTURE  CONSTRUCTION MANAGEMENT
TEL: 951/736-8161  1787 POMONA RD, STE D, CORONA, CA 92878  FAX: 951/736-9879 January 9, 2025
City of Corona
Planning Department
400 S. Vicentia Ave.

Corona, CA 92880
REFERENCE: DPR & Major CUP Application
(DPR2022-0027 & CUP2022-007)
For Almex USA, Inc.
204 N. Smith Ave.

Corona, CA 92878
Letter of Compliance
The purpose of this letter is to demonstrate that Almex USA, Inc meets all the criteria necessary for a Conditional Use Permit (Major) per the City of Corona’s code requirements and is not detrimental to the public health, safety and general welfare and in fact remains consistent and well balanced with its present surroundings.

The existing site is zoned M-2, Light Industrial, and the land use is GI (General Industrial). The site has three structures on it. Building A is a small 1,429 square foot office building adjacent to Smith Ave. Building B is a large 27,000 square foot steel frame building near the middle of the property. The use of Building B is manufacturing and warehouse. Canopy C is a 9,000 square foot steel canopy at the back of the site and its use is manufacturing. The site is composed of asphalt and concrete paving. There is heavy landscaping at the front, in the parking lot area and landscaping along the sides and rear of the property. There are 38 parking spaces at the back of the building complex, 12 parallel parking spaces north of Building B and 28 parking spaces in the front for a total of 78 parking spaces. The site is west of Smith Ave and in close proximity of Commerce Way. Access to the site is provided from Smith Ave. The site is located north of the 91 freeway and overpass and south of the Corona Airport.

Along the front of the property there are existing mature big trees that visually screen out the buildings. Building A (Office) is hidden behind the trees. Building A is approximately 17’-0” high with stucco finish and grey asphalt shingle roof. The walls are light blue/grey and the wood eaves are blue/grey. Building B is 36’-0” high with metal panel walls with stucco finish. The color of the walls are light blue/grey, the parapet cap is blue/grey, the bottom of the front wall is splitface block painted blue/grey color with a red accent strip running along the front in between the split-face block and metal wall panels. Canopy C is 36’-0” high with three open sides. The south end has a corrugated wall with drywall on the interior. The color of the corrugated wall is offwhite. A 10’-0” corrugated metal fascia is above the three open areas. The corrugated fascia is also off-white color. The existing property is narrow and long and sits in between other properties. The only clear view is of Building B from the driveway entrance.

The new work will consist of the following: Building A will remain office use. Building B will remain manufacturing and warehouse use. Canopy C will get a 4,500 square foot addition and the entire structure will be enclosed with new walls. Canopy C will be converted into Building C.

It will house new equipment and a two-story 2,508 square foot office block. Building C will receive and store aluminum ingots, charge aluminum into the furnace door, melt aluminum and add alloying elements such as Copper, Zinc, Magnesium, purify molten alloy by degassing with Argon and 0.5% chlorine (no untreated chlorine will be emitted, electronically controlled by mass flow meter), filter the molten aluminum, cast the aluminum via city permitted DC Casting

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PETTIT
ENGINEERING  ARCHITECTURE  CONSTRUCTION MANAGEMENT
TEL: 951/736-8161  1787 POMONA RD, STE D, CORONA, CA 92878  FAX: 951/736-9879 process (listed in city’s permissible uses), move away the cast ingots to Building B for annealing heat treatment. In Building B, the ingots in will be cut, machined and shipped out. A casting pit will be located inside the new addition of Building C. It consists of one 12’-0”x19’-0” rectangular pit 30’-0” down and one 5’-0” diameter shaft another 30’-0” down. The shaft pit will be used for housing a hydraulic cylinder which is used to move the solidified metal in the vertical direct chill casting process (commonly referred to as D.C. Casting ). Additionally, Almex proposes a new steel solar panel canopy (Canopy D) at the very rear of the property. This new solar canopy will be 12,057 square feet, roof sloping east to west, 46’-1” high at high end and 37’-6” at low end. It will consist of a 216 kw solar system on roof mounted panels. The canopy will be used for parking and storing some raw materials. This new solar canopy will match the materials, look and color of Building C. And finally, a new cooling tower and baghouse are proposed on the rear parking lot; in between Building C and Canopy D. Parking will be reduced to 39 stalls, but the maximum employees present on the heaviest shift is 20. So, parking will not be an issue.

The new Canopy D is located in the far rear of the site and will not be visible from the front street. You might get a glance from the intersection of Business Center Dr and Commerce Way (back side). And another glance driving south on Smith Ave coming from the railroad tracks.

The material movement in the plant will happen with the help of electric forklifts and overhead cranes.

The raw materials of the process which are aluminum ingots, alloying elements and turn around scrap, will enter the inventory after they have been received and weighed on the weight scale (movable) which is kept and located in the back yard.

The material will be picked up from its respective inventory area in batch of less than 1,000 lbs (an absolute max) and will be charged in the melter for melting and alloying. Once the charge is cast by the Direct Chill Casting process (D.C. Casting), the material will be placed in the Homogenization furnace for annealing. Once the annealing is over and the metal cools, the billets will be scalped and cut to finished length and a skid bundle is prepared for forklift transport.

A prepared skid will be called a ‘finished inventory stage’ of the material. Each skid will be weighed and stamped. In the final shipment the material skid will be loaded on to an open bed or closed side walls truck or into a container. These vehicles will leave the plant site from the front side (N Smith Ave) with shipping documents which will consist of: BOLading, Quality and Weight Cert, Carbon value cert and Packing Slip.

No new equipment is planned beyond the complete list of equipment along with the photographs that were already presented.

Fluids Spill Prevention and Collection:
1) Hydraulic Fluid: the HPU is equipped with full volume self-containing perimeter tray built integral all around the hydraulic power unit.
2) Lubricating Oil (Peanut Oil) : The 55 Gallon capacity main storage drum of the lubricating oil is equipped with self-containment and will provide for 100% confinement of the oil should the drum leak. The usage of the oil via lubricating line is of the order of only 0.002 cubic inches per 20 seconds per line (total 12 lines) and its leak is automatically monitored by process pressure sensors which give alarms. Total Daily usage of the lubrication oil is less than 0.5 gallons. 3) Argon, Chlorine and Nitrogen Gas: The inert and halogen gas lines are fully equipped with multiple sensors and leak detectors sensitive to measure 0.3 ppm of gas concentration in any air stream and automatically shutting off all the flow control valves and pressure regulators. The actual Chlorine usage of the plant will be less than 100 cc (under 0.025 gallons) per day and all of the chlorine used is guaranteed to be stoichiometrically consumed in the product to form salts thus preventing the release of any free chlorine to the atmosphere. 4) Cutting Fluids: No wet cutting fluids are planned. All are dry lubricants.

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PETTIT
ENGINEERING  ARCHITECTURE  CONSTRUCTION MANAGEMENT
TEL: 951/736-8161  1787 POMONA RD, STE D, CORONA, CA 92878  FAX: 951/736-9879 At the rear of the property (west end) there is an existing swale/drainage system that will remain unaltered. The new proposed work will not alter the existing drainage system. The new solar panel canopy (Canopy D) will not have a critical impact in the existing swale. A preliminary WQMP will not be needed.

The distances between the equipment and other structures are shown on the CUP plans.

Most of the properties surrounding the site are also zoned M1 and M2 (Light Manufacturing and Light Industrial) and the land use is GI (General Industrial). The property to the north is a commercial building (Specialty Towing) and a large parking lot. The property to the west is a manufacturing building (Amerisource Bergen). The properties to the south are commercial and manufacturing buildings (The WheelSmith, Dansereua, Accurate Machine & Tool, Jitney Company, Essential Flavors & Fragrances and KPD). The properties to the east are manufacturing buildings (WestRock and Brass Craft).

The building use of manufacturing will remain the same as the previous tenant. The proposed manufacturing/casting of aluminum billets which points to a “foundry” use is the purpose of the CUP (Major) application. The surrounding area is zoned industrial-manufacturing, thus making the proposed “foundry” use fit into the immediate community harmoniously without conflict with the zoning ordinances as well as the characteristics of the City “fabric”.

Almex USA, Inc is sincerely willing to cooperate with the City in order to obtain a Conditional Use Permit (Major). If you require any additional information, please feel free to contact me at (951) 736-8161. Thank you.

Sincerely,
Ralph Cervantes
Ralph Cervantes
Lead Project Designer

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Notice of Exemption FORM “A”

NOTICE OF EXEMPTION
Name: City of Corona
Address: 400 S. Vicentia Ave. Corona,
CA 92882
TO:
☐ Office of Land Use and Climate Innovation
P. O. Box 3044, Room 113
Sacramento, CA 95812-3044
Submitted online via:
https://ceqasubmit.lci.ca.gov/
FROM:
(Public
Agency)
Telephone: 951-739-4918
☒ Clerk of the Board of Supervisors
or
County Clerk (Include County name)
Address: P.O. Box 751, Riverside, CA 92502-
0751
Submitted via email:

[email protected]

1. Project Title: Conditional Use Permit – CUP2022-0007

2. Project Applicant: Aakash Doshi, 204 North Smith Avenue, Corona, CA 92880

3. Project Location – Identify street address and cross streets or attach a map showing project site
(preferably a USGS 15’ or 7 1/2’ topographical map
identified by quadrangle name):
204 North Smith Avenue, Corona, CA 92880 (APN118-
310-030)

4. (a) Project Location – City: Click to enter City (b) Project Location – County: Riverside

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

CUP2022-0007: Conditional Use Permit for the
establishment of a new foundry use (Almex USA, INC.).

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

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

Aakash Doshi, 204 North Smith Avenue, Corona, CA
92880

8. Exempt status: (check one)
(a) ☐ Ministerial project. (Pub. Resources Code § 21080(b)(1); State CEQA Guidelines § 15268)

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Notice of Exemption FORM “A”
(b) ☐ Not a project.
(c) ☐ Emergency Project. (Pub. Resources Code § 21080(b)(4); State CEQA Guidelines § 15269(b),(c))
(d) ☒ Categorical Exemption.

State type and section number:

Categorical Exemption per Section 15332 (Class 32 - InFill Development) (e) ☐ Declared Emergency. (Pub. Resources Code § 21080(b)(3); State CEQA Guidelines § 15269(a))
(f) ☐ Statutory Exemption.

State Code section number:
(g) ☐ Other. Explanation:

9. Reason why project was exempt: The project proposes to establish a new foundry use within an existing industrial facility on property less than five acres that will be served by all public utilities and facilities, complies with the Light Industrial General Plan Land Use Designation and M-2 zoning, is not located within an
environmentally sensitive area, and is not anticipated to result in significant effects related to traffic, noise, air quality, or water quality. Additionally, none of the six exceptions to exemptions cited under Section 15300.2 are applicable.

10. Lead Agency Contact Person:

Telephone: Brendan Dalde, Associate Planner
(951) 739-4918

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

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

13. Was a public hearing held by the Lead Agency to consider the exemption? Yes ☒ No ☐ If yes, the date of the public hearing was: January 12, 2026 ________________________________
Signature Date: Click to enter date
__________________________________
Name Title: Click to enter title
☒ Signed by Lead Agency ☐ Signed by Applicant
Date Received for Filing: Click to enter date
(Clerk Stamp Here)
Authority cited: Sections 21083 and 21110, Public Resources Code.

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

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DRAFT MINUTES - January 12, 2026
City of Corona - Planning & Housing Commission Page 1
City of Corona
Planning & Housing Commission Minutes
Monday, January 12, 2026, 6:00 p.m.

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

1. PLEDGE OF ALLEGIANCE
Vice Chair Siqueland led the Pledge of Allegiance.

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

2.1 RECOGNITION - Sarah Longwell
Chair Alexander presented Commissioner Longwell with a recognition certificate for her service as Chair of the Planning and Housing Commission for the year 2025.

3. MEETING MINUTES

3.1 MINUTES - December 8, 2025
These Minutes were approved without public comment.

Moved by: Sarah Longwell
Seconded by: Marie Vernon
Aye (5): Sarah Longwell, Karen Alexander, Craig Siqueland, Matt Woody, and Marie Vernon
Motion APPROVED (5 to 0)

4. COMMUNICATIONS FROM THE PUBLIC
Keven Gomez, resident, addressed the Commission regarding the City's redevelopment of the North Mall; he described an alternative plan, which he also submitted in writing.

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

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DRAFT MINUTES - January 12, 2026
City of Corona - Planning & Housing Commission Page 2
Moved by: Craig Siqueland
Seconded by: Matt Woody
Aye (5): Sarah Longwell, Karen Alexander, Craig Siqueland, Matt Woody, and Marie Vernon
Motion APPROVED (5 to 0)

5.1 GPCD2025-0011
That the Planning and Housing Commission adopt Resolution No. 2680 determining that the proposed dedication of a maintenance easement is consistent with the City’s General Plan.

6. PUBLIC HEARINGS

6.1 CUP2022-0007
Brendan Dalde, Associate Planner, reviewed the staff report and exhibits for CUP2022-0007.

Commissioners had questions regarding the applicant's existing site operations, and staff provided answers.

Chair Alexander opened and closed the public hearing, with no speaker cards.

Commissioner Vernon had a final inquiry regarding jobs created by the approval of this project.

Chair Alexander reopened the public hearing to allow George Carlos, General Manager at the Almex facility, to address the question of job creation.

Chair Alexander closed the public hearing and moved for a vote.

Moved by: Marie Vernon
Seconded by: Craig Siqueland
That the Planning and Housing Commission find the project exempt from the California Environmental Quality Act (CEQA) pursuant to CEQA Guidelines Section 15332 and adopt Resolution No. 2679 GRANTING CUP2022-0007, based on the findings contained in the staff report and conditions of approval.

Aye (5): Sarah Longwell, Karen Alexander, Craig Siqueland, Matt Woody, and Marie Vernon
Motion APPROVED (5 to 0)

7. WRITTEN COMMUNICATIONS
None.

8. ADMINISTRATIVE REPORTS
None.

9. COMMISSIONERS' REPORTS AND COMMENTS

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DRAFT MINUTES - January 12, 2026
City of Corona - Planning & Housing Commission Page 3
Chair Alexander was welcomed in her role as Chair.

10. FUTURE AGENDA ITEMS
The next meeting of the Planning and Housing Commission was noted.

11. ADJOURNMENT
Chair Alexander adjourned the meeting at 6:23 p.m. to the Planning and Housing Commission meeting of Monday, January 26, 2026, commencing at 6:00 p.m. in the City Hall Council Chambers.

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Corona City CouncilFebruary 4, 2026

Corona City Council
February 4, 2026